Zoning commission approves ‘The Heritage’ men’s shelter PUD at 1201 New York Ave NE; vote 5-0 for proposed action

The Zoning Commission of the District of Columbia voted 5-0 on Sept. 29 to take proposed action on case 24-24, a consolidated planned unit development and related map amendment to allow construction of The Heritage, a purpose-built men’s shelter at 1201 New York Avenue NE. The District Department of Human Services (DHS) will operate the facility once it is built and the Department of General Services (DGS) is managing planning and construction.

The Heritage is designed to replace the existing, decades-old men’s shelter at 1355 New York Avenue NE and to expand on-site services. Acting DHS Director Rachel Pierre said, “The Heritage, as the building will be known, will provide critically needed emergency shelter for men experiencing homelessness in the district.” The project was the subject of a lengthy presentation from the applicant team and prompted questions about design, tree protection, transportation and long-term operations.

Why it matters: The proposal is part of the city’s Homeward DC strategy and would replace an aging facility that DHS officials said limits service delivery. The commission’s proposed action moves the project into the regulatory review period, including a 30-day period for National Capital Planning Commission (NCPC) comment and follow-up filings required before final approval.

Project scope and programming: The Heritage is proposed as a purpose-built shelter with about 407 permanent beds and capacity to provide an extra 80–100 overnight hypothermia cots during winter. DHS and project designers described five program tracks under one roof: a low-barrier shelter (about 180 beds), a work-program dorm (50 beds), a senior program (about 52 beds), a medical respite program (average stays of 4–6 weeks) and flexible community dorm space (approximately 94 beds). Projected on-site staffing is roughly 35 full-time employees plus security across three shifts.

Design and site details: Architect Suman Sorg said the building is organized as two wings connected by a three-story atrium, with the East Wing rising to roughly 83 feet and the West Wing to about 61 feet. Sorg said the design limits room size to support safety and community, describing a requirement that there be “no more than 10 beds per room and no more than 50 beds per floor.” The team said the building footprint will avoid most of an existing forest conservation area to the west; the construction area will be on the east side of the parcel. The design includes a protected “heritage” tree in a central courtyard and multiple rooftop green features and a net-zero energy target using solar and a geothermal field.

Zoning relief and public benefits: The applicant requested three areas of flexibility: (1) parking compact-space relief to allow 41 compact staff parking spaces (the applicant said this is one fewer than originally shown, due to an added landscape island required by Subtitle C §715); (2) loading-dock dimensional relief for a single berth smaller than the standard in Subtitle C §905.2; and (3) penthouse setback relief for rooftop access and maintenance structures. The presentation listed community and environmental benefits, including replacement of the outdated shelter, interior program spaces for on-site services, expanded landscaping, and the project’s consistency with the Comprehensive Plan and the Ivy City small-area goals.

Agency reports and conditions: The Office of Planning recommended approval, finding the project consistent with the Comprehensive Plan when viewed through the district’s racial-equity tools. District Department of Transportation staff said DDOT “is supportive of the applicant’s PUD application” and recommended approval on the condition that the applicant implement the submitted transportation demand management (TDM) plan. Noah Hagen of DDOT told the commission the agency would continue to work with the applicant on public-space improvements such as curb extensions, widened sidewalks and short-term bicycle parking.

Community response and ANC support: The applicant said it had presented multiple times to ANC 5D and that ANC support was recorded in May 2025. ANC representation in the hearing included Chair Salvador Guzman and Commissioner Sabrina Rose (ANC 5D), who testified in support of the project. Commissioner Rose said she and neighborhood organizers had participated in outreach and welcomed the project’s programming and landscape elements. A nearby resident, Reginald Chacchini of Corcoran Street, testified in opposition, praising the replacement of the old shelter but urging the city to address short-term neighborhood problems now — including people in distress in public spaces — and to ensure better maintenance and on-the-ground coordination. Chacchini said, “In the past week alone, we’ve dealt with people passed out on front porches on our street,” and asked for stronger, ongoing communication with DHS and DGS.

Timeline, outstanding items and commission direction: DGS told the commission it intends to seek building permits in 2026 and aim for opening in 2028, subject to required easements and federal review. The applicant said it has finalized a declaration of covenants with the National Park Service and is preparing a plat for the District surveyor as part of the transfer and forest-conservation adjustment. DGS reported the on-site animal shelter that will be demolished to make room for The Heritage will relocate to a site at DC Village and is under construction with anticipated delivery by the end of the year.

Action taken: Commissioner Imamura moved to take proposed action on case 24-24; the motion was seconded and carried in a roll-call vote of Hood (yes), Miller (yes), Imamura (yes), Wright (yes) and Stidham (yes). The commission’s public record shows the vote as 5-0-0. The commission set procedural deadlines: the applicant will submit a draft zoning order by Oct. 20, 2025; the commission set an applicant supplemental filing date of Oct. 13, 2025, to respond to letters received in the record. NCPC will have its ordinary review period during the proposed-action interval, and DDOT’s condition regarding the TDM plan should be included in the order.

What remains unresolved: The timing and final form of the property transfer, final plat approval by the surveyor and NCPC comment are pending. The applicant asked for and the commission accepted several pieces of late-filed record material during the hearing and agreed to allow the applicant to supplement the record. Neighbors asked for clearer contact points for immediate concerns; DHS said its chief of staff would be a primary contact for community escalations and that the agency will continue community walks and ANC outreach.

The Heritage’s design, programming and staffing aim to replace an older shelter with a facility that integrates 24/7 housing, medical and case-management services on-site. The project proceeds now to the next regulatory steps after the commission’s proposed-action vote.