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Zoning commission takes proposed action to rezone Northwest 1 Phase 3, including IZ Plus and replacement housing
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Summary
The D.C. Zoning Commission voted 4–0–1 on Dec. 15 to take proposed action to rezone 1010 North Capitol St. NW from MU‑4 to MU‑9A with an IZ Plus designation to enable Phase 3 of the Northwest 1 redevelopment, which the applicant says would add about 180–233 units including 74 deeply affordable replacement units.
The D.C. Zoning Commission on Dec. 15 took proposed action to rezone 1010 North Capitol St. NW (Square 621, Lot 860) from MU‑4 to MU‑9A, including an IZ Plus designation, to enable the third and final phase of the Northwest 1 redevelopment. The motion, made by Commissioner Imamura and seconded by Vice Chair Miller, passed on a roll-call vote recorded as 4 yes, 0 no, 1 not present; Commissioner Stidham was absent.
The move would permit higher-density mixed‑use residential development on the applicant’s 25,450‑square‑foot site two blocks north of Union Station. Applicant counsel Lawrence Farris said the rezoning would facilitate a 10‑story building that could accommodate roughly 180–233 units and potential ground‑floor retail. "We are very pleased to be presenting to you today for the requested zoning map amendment to facilitate the third and final phase of the Northwest 1 redevelopment," Farris told the commission.
Why it matters: city and agency support and replacement commitments The application ties into a long-running redevelopment plan for the former Temple Courts site that the District selected a development team to pursue in 2020. The Office of Planning recommended approval and urged application of IZ Plus; DDOT filed a report stating it has no objection; and the Office of the Attorney General (OAG) testified in support. "We strongly recommend that the zoning commission approve this proposed map amendment," OAG representative Noelle Worst told the commission.
Developer statements and replacement housing MRP Realty’s senior development manager Zainab Abbewari described community outreach coordinated through Housing Opportunities Unlimited (HOU) and DMPED, and said HOU contacted former Temple Courts households. She told the commission that 38 returning households have already taken units in earlier phases and that under the Phase 3 commitments 74 units would be dedicated as replacement housing at 30% MFI. "HOU has been involved on the project from the beginning... they reached out to every single one of them," Abbewari said.
Policy, technical review and equity analysis Land-use expert Shane Dettman summarized the legal standard for a map amendment and argued the rezoning is consistent with the Comprehensive Plan, the Future Land Use Map (FLUM) and the Northwest 1 small area plan. He described MU‑9A as permitting up to about 7.8 FAR with inclusionary zoning and noted the zone’s base height (90 feet) and IZ bonus (about 10 feet). Dettman also reviewed the commission’s racial equity indicators and concluded the rezoning would not cause direct displacement and would advance housing and access objectives.
ANC and public record The applicant noted a letter of ANC support is in the record (Exhibit 19). Vice Chair Miller read into the record a letter dated Nov. 7, 2025 that he said records an ANC vote in support. The hearing record showed no individuals or organizations present to testify in opposition.
Vote and next steps The commission took proposed action (not final adoption) to approve the MU‑9A map amendment with IZ Plus. Commissioners asked the applicant to supply a draft summary order and to work with Office of Zoning Legal Division staff on final wording. Chair Anthony Hood closed the hearing and noted the commission will meet Dec. 18 as previously announced.
What the record shows and limits on conclusions The commission’s action this evening was to take proposed action; final action will follow the standard rulemaking/summary‑order process and any required filing deadlines. Specific project-level details (final unit counts, exact floor plans, financing, and the final list of replacement households) depend on subsequent project filings and the land‑disposition agreement terms.
Ending With the vote recorded 4–0–1, commissioners expressed broad support for completing the long‑running Northwest 1 redevelopment and for measures intended to facilitate return rights and replacement units for former Temple Courts residents. The applicant will prepare a draft order for OZLD and the case will proceed to the next administrative steps.
