Zoning Commission takes proposed action on Donahoe PUD for 4201 Garrison Street; moves project forward with conditions

A divided-panel Planned Unit Development (PUD) application to redevelop a parking lot at 4201 Garrison Street NW advanced toward final approval on proposed action, the Zoning Commission said July 2025. The commission voted 5-0-0 to take proposed action on case no. 24-12, Harrison Wisconsin Owner LLC, authorizing a related map amendment to rezone portions of Square 1666 (Lots 809 and 810) to the RA-3 zone to permit a new apartment building.

The project would replace a surface parking lot that contains a 705-foot television tower and build a roughly 126-unit, all-electric residential building with 82 parking spaces and 42 bicycle parking spaces. The applicant has committed to provide 33% of units as affordable: 13 units through Inclusionary Zoning (IZ) at 50–60% of median family income (MFI) and 29 additional units at or below 80% MFI through the District’s HANTA program, plus two three-bedroom IZ units at lower MFI levels. Architect Sarah Alexander described the design as “a series of smaller, more sensitively scaled buildings that knit together” to step the massing down toward adjacent single-family homes.

Why it matters: The Office of Planning (OP), the Office of the Attorney General (OAG) and the District Department of Transportation (DDOT) all filed supportive reports; ANC 3E voted unanimously to support the application and signed a memorandum of understanding with the applicant. OP found the FAR and height proposed are consistent with Comprehensive Plan and the Wisconsin Avenue Development Framework when viewed through the PUD balancing test. OAG said the scale of the affordable housing proffer “significantly outweighs the PUD’s requested development incentives.” DDOT recommended approval subject to two public-space conditions the applicant accepted.

Key benefits and commitments - Affordable housing: The applicant committed to 42 of 126 units (33%) affordable at a mix of 50%, 60% and 80% MFI levels (13 IZ units at 50–60% MFI; 29 HANTA units at 80% MFI or below). OAG and OP highlighted this as a central public benefit for Rock Creek West, which has produced fewer affordable units than other planning areas. - Tower removal: The applicant reaffirmed a commitment to remove the 705-foot television tower that currently occupies the site; the developer said removal would occur prior to or early in construction because the tower footings lie on the development footprint. - Design and neighborhood transition: The applicant’s architect presented a building in four pavilions with setbacks and façade modulation intended to step height away from residences on 40th Street and Harrison Street. The proposed building’s formal height-measuring point is 50 feet, 3 inches from the midpoint of the 40th Street frontage; the applicant also described penthouse setbacks and a limited mechanical/penthouse envelope set back from adjacent houses. - Public-space and sustainability commitments: The applicant agreed to DDOT’s conditions including implementation of a Transportation Demand Management plan (with two minor revisions requested by DDOT) and specific public-space improvements (curb extensions and a speed hump on 40th Street). The team committed to LEED Silver as a minimum and signaled intent to pursue higher certification if feasible; OP asked for more detailed sustainability documentation before final action.

Concerns raised by neighbors and commissioners - Height and shadows: Several nearby residents and neighbors’ groups said the perceived building height is taller than the 50-foot measurement used by the applicant and requested a detailed shadow study. Neighbors said the building reads as significantly taller from the lowest-exposed grade and requested clearer demonstration of how massing and penthouse setbacks will mitigate shadow impacts. The applicant said it had prepared shadow materials and would submit additional studies for the record; at the hearing the architect said winter afternoon shadow impacts would be limited and occur after about 3 p.m. - Notice and outreach: One adjacent household said they did not receive mailed notice; the applicant said mailed notice lists were drawn from the Office of Tax and Revenue and postings were placed on the property; the Office of Zoning record includes a 200-foot mailing list and posted notice. The applicant described an 18-month outreach program and a signed MOU with ANC 3E. - Parking and residential permit eligibility: Neighbors questioned whether building residents would use neighborhood permit parking. The applicant told the commission the building’s on-site supply (about 0.65–0.7 spaces per unit) was intended to reduce spillover and that no voluntary restriction on residential permit eligibility had been requested by the ANC. - Use of HANTA and IZ: Community groups asked for clarity on how IZ units and HANTA-proffered units interact and urged more units at lower income tiers. The applicant said IZ units are counted toward the overall 33% HANTA commitment and highlighted the two family-sized units at the 50% and 60% MFI levels.

Commission action and next steps The commission voted 5-0-0 to take proposed action on the PUD and related map amendment. Commissioner Imamura made the motion and Commissioner Stidham seconded. The vote and accompanying remarks directed the applicant to file additional documentation into the record: (1) the applicant’s post-hearing submission/BAFO and any outstanding sustainability detail by July 21; and (2) ANC responses or supplemental materials by July 28. The commission indicated it would consider the case for final action at a subsequent hearing (first September meeting cycle was suggested).

Voices from the hearing - Christine Sheikkin, Holland & Knight, representing the applicant: “We are here today to present an application for property located at 4201 Garrison Street.” - Chad Donahoe, Donahoe Companies (applicant/owner): “One third of all units in the project are going to be designated at various levels of affordability.” - Sarah Alexander, project architect: “We paid a lot of attention to the neighborhood and the surrounding area when we were designing this building.” - Brandice Elliott, Office of Planning (presenting OP analysis): The PUD “uses that zoning flexibility to deliver long term public benefits, most notably by dedicating 33% of the residential units to affordable housing.” - Alexandra Kane, Office of the Attorney General: “OAG is very pleased to be in support of the PUD.” - Eric Osborne (DDOT): “DDOT is supportive of the applicant’s PUD application…we recommended approval with two conditions.” - Tom Quinn, ANC 3E: “ANC 3E enthusiastically supports this project.” - Jake Van Leer, nearby resident: “The proposed structure is very tall…from the lowest exposed point to the highest exposed point of the building, that’s how tall this building is.”

What’s next: The applicant will file requested supplemental materials (BAFO, sustainability details, shadow studies and clarifications about outreach) and the ANC may file any response. The commission will hold the record open for those filings and expects to revisit the case for final action after reviewing the supplemental submissions.

Notes: This article summarizes testimony, agency reports and statements made on the public record during the virtual public hearing on case no. 24-12. Quotations are attributed to speakers who appeared on the record at the hearing as listed in the transcript.