Zoning Commission approves rezoning for Emory United Methodist Church site to RA‑4 with IZ Plus

The D.C. Zoning Commission on a 4‑0‑1 vote took proposed action to approve a map amendment to rezone the property at 1459 Columbia Road NW (Square 2672, Lot 17) from RA‑2 to RA‑4 with an IZ Plus designation. Vice Chair Robert Miller moved the proposed action and Commissioner Michelle Wright seconded; Commissioners Miller, Wright, Chair Anthony Hood and Commissioner Stidham voted yes; Commissioner Imamura was absent and did not vote. The commission instructed staff to refer the case to the National Capital Planning Commission for a 30‑day comment period and requested a draft order from the applicant within two weeks.

The site is owned by Emory United Methodist Church and the applicant team said the rezoning would allow substantial additional housing — including a larger affordable component — while allowing reuse of the existing church building. "No one lives on the site now, so there would be no displacement," Brandice Elliott, the applicant's land use planning witness, told the commission during the applicant presentation. The Office of Planning recommended approval after evaluating the proposal through the District's racial equity tool, and District Department of Transportation filed a report of no objection. ANC 1A provided a letter of support dated Dec. 11, 2024.

Why it matters: The applicant and its planning witness argued the RA‑4 zoning increases capacity and affordability compared with RA‑2. Brandice Elliott told the commission the site's Future Land Use Map designation of medium‑density residential supports mid‑rise apartments and that RA‑4, combined with inclusionary zoning, aligns with that designation. The applicant presented estimates that RA‑2 would yield roughly 42,000 square feet of housing with about 5,000 square feet of affordable space, while RA‑4 would increase total development capacity to about 81,000 square feet and increase affordable space to about 16,000 square feet.

Applicant presentation and outreach: The application team included attorney Kyra Freeman, Brandice Elliott as the proffered land use expert, and Joseph Daniels, lead pastor of Emory United Methodist Church. Daniels described the congregation's prior affordable housing work, including the Beacon Center, a 99‑unit fully affordable project in Ward 4 that the applicant said cost about $60 million. Freeman told the commission the map amendment is limited to zoning (a map amendment) and is not a project approval.

Analyses and testimony: Office of Planning senior staff Shepherd Beeman testified that OP recommends approval of the map amendment from RA‑2 to RA‑4 subject to IZ Plus requirements for future development, concluding the change would be consistent with the Comprehensive Plan maps and relevant policies and could facilitate new affordable housing near transit. DDOT filed a report of no objection. The applicant also submitted multiple letters of support (the presentation referenced 14 individual/organizational letters) and an ANC 1A letter supporting the rezoning.

Commission discussion and concerns: Commissioners praised the applicant's outreach and the analysis showing compatibility with the Future Land Use Map and generalized policy map. Commissioners asked few technical questions; no members of the public signed up to testify for or against the application during the hearing. The commission noted that reuse of the existing church structure is part of the applicant's approach and that RA‑4 carries higher height and density limits than RA‑2 (presentation slides cited a height increase from roughly 50 to 90 feet and FAR moving from about 2.16 to as much as 4.2 with inclusionary zoning). The commission asked for and received confirmation that no current residents would be displaced by a map amendment because the site contains church uses rather than housing.

Formal action and next steps: Vice Chair Miller moved the commission take proposed action to approve Zoning Commission Case No. 24‑14 (Emory United Methodist Church) to rezone Square 2672, Lot 17 (1459 Columbia Road NW) from RA‑2 to RA‑4 with an IZ Plus designation as recommended by OP. Commissioner Wright seconded. The roll call vote was four in favor, none opposed, with one member not voting (4‑0‑1). The commission will refer the proposed action to the National Capital Planning Commission for a 30‑day review and asked the applicant to provide a draft order within two weeks; the record otherwise was closed.

Background detail from the applicant: Brandice Elliott summarized the applicant's racial equity and Comprehensive Plan analysis, noting that RA‑4 is compatible with the site's medium‑density designation and transit access (the property is a short walk to Columbia Heights Metro and on a major bus corridor). The applicant said RA‑4 enables substantially more housing and a larger IZ‑required affordable component than RA‑2, and that preservation/reuse of the existing church would limit building bulk and preserve neighborhood character.

What the commission did not decide: The commission's action was a proposed map amendment only; it does not approve or deny any specific development or building permit. Future development on the site will be subject to IZ Plus and other regulatory review at the time a project is filed. The commission did not receive any letters in formal opposition and no witnesses testified in opposition during the hearing.

The commission scheduled its next meeting via the same virtual platforms in June; the applicant and staff will proceed with the NCPC referral and drafting the proposed order as directed by the commission.