Zoning commission approves Wesley Theological Seminary text amendments, requires minimum off-site IZ set‑aside in Ward 3

The Zoning Commission voted 5-0 to take final action on zoning case 24-09, approving text amendments to permit Wesley Theological Seminary to proceed with university housing while establishing an enforceable off‑site Inclusionary Zoning (IZ) requirement to be provided in Ward 3, the commission announced at its public meeting.

Vice Chair Miller, who presented the motion, told colleagues the changes are intended to let Wesley "move forward with its plans to provide student housing, university housing, both Wesley students, faculty, and staff, and but mostly immediately adjacent American University faculty and staff," while also advancing Comprehensive Plan goals for affordable housing in Ward 3. Miller said the commission would require at least the minimum IZ set‑aside (8% in Ward 3, or 10% for certain ownership units) and remove language that would permit the commission to explicitly decrease that minimum during further processing. "They will have to meet a minimum the minimum amount of IZ or greater," Miller said.

The commission's adopted approach allows Wesley to meet the required affordable housing off‑site in Ward 3, including by making a financial contribution to a Ward 3 housing provider to produce the required units. Miller summarized the public record: the commission received opposition letters and post‑hearing filings, including submissions from ANC 3E, the Committee of 100 and local neighborhood groups. He noted the Office of Planning and the commission reserved the ability at further processing to determine the precise level of the off‑site set‑aside above the minimum, based on project impacts and mitigation needs.

Commissioners said the change was intended to balance competing aims: preserve Wesley's campus and permit university housing while ensuring new affordable units are produced in Ward 3. Commissioner Wright said he agreed with taking out the discretion to decrease the amount, and Commissioner Stidham and others said they supported the requirement that any off‑site IZ be produced in Ward 3. The commission's legal staff was cited during deliberations to dismiss spot‑zoning claims raised in public filings.

Office of Zoning staff recorded that a notice of proposed rulemaking was published on Jan. 7, 2025 and multiple exhibits and public comments were received (exhibits 65–71 in the record), including a supplemental ANC 3E report. The National Capital Planning Commission (NCPC) submitted a staff report finding the text amendments would not be inconsistent with the National Capital Planning Commission's policies; that report is in the record at exhibit 66.

The commission directed that the campus plan further processing will be the forum to specify the final level and mechanism of the off‑site IZ set‑aside (minimum or greater), and it removed explicit language in the adopted text that would have allowed the commission to decrease the IZ minimum during further processing. The final order records the commission's action and requires the applicant to meet the adopted conditions.

The decision does not specify an exact number of affordable units to be produced; the adopted text sets the floor at the IZ minimum (the record cites an 8% off‑site minimum for Ward 3 and references other IZ requirements for ownership units) and preserves the commission's ability to require a greater amount at further processing. The commission's order was adopted by roll call: Commissioner Miller (yes), Commissioner Imamura (yes), Commissioner Hood (yes), Commissioner Wright (yes), Commissioner Stidham (yes).

The commission closed deliberations and asked staff to prepare the final order reflecting the agreed text changes and the removal of the explicit discretion to decrease the minimum IZ requirement. Future further processing of Wesley's campus plan will provide an opportunity for the public and ANCs to comment on the precise mitigation, unit counts, and whether any financial contribution to a Ward 3 housing provider will be used to meet the minimum or an increased requirement.

The action affects how the seminary may meet affordable housing obligations tied to a campus plan for university housing and clarifies the Zoning Commission's approach to off‑site IZ in Ward 3 going forward.