The District of Columbia Zoning Commission voted 5–0 on Jan. 8 to take preliminary action on a map amendment to rezone 5045 Hannah Place SE from R-2 to MU-4, a change the applicant said would allow redevelopment and additional affordable housing.

Ed Villard, the property owner and applicant, told the commission he has owned the corner lot since 2018 and that the existing four-unit building has failing galvanized plumbing. “All tenants are in support of the proposal,” Villard said, and he said “all tenants will be provided with upfront payments that cover the difference in rent at a comparable apartment building during the construction period.” Villard said he plans to pursue a vertically expanded, residential-only project and is not seeking district subsidies.

Office of Planning analyst Joshua Mitchell recommended approval, saying the site’s future land use and generalized policy map designations are consistent with MU-4 and that, given recent housing targets, OP does not recommend applying IZ-plus standards. “The office of planning recommends the approval of the proposed map amendment and that it not be subject to IZ plus standards,” Mitchell said.

Neighbors and commissioners focused on whether the rezoning could permit commercial activity on the quiet, family-oriented Hannah Place. Villard said two neighbors asked him to prevent commercial uses and that he offered to record a private covenant on the property to bar retail and commercial uses. Commissioners noted that a private covenant is enforceable between private parties and lasts in perpetuity, and that the commission does not control private covenants; legal counsel confirmed the commission cannot unilaterally impose or revoke such a covenant.

Jamila Daniels, a Marshall Heights resident who lives across from the site, testified in opposition because she worried rezoning would enable commercial activity on the block. After Villard described his covenant offer and tenant-relocation assurances, Daniels said she gained clarity and indicated she would withdraw her opposition. “When we on to Hannah Place, it's a very quiet residential street,” Daniels said, adding she was concerned neighbors were not aware of how zoning would affect commercial uses.

Commissioners also questioned project scale and affordability. Villard said technical review suggested a maximum of about 13 units could be achievable on the site but that he had not settled on AMI levels; he reiterated the project would be privately financed and that he expects to set AMI targets that make the building “affordable.” Commissioners praised the applicant’s tenant-relocation plan and recommended continued engagement with ANC 7E to clarify the ANC letter, which staff had flagged for lacking evidence of a quorum vote.

Commissioner Wright moved to take preliminary action on the map amendment (case referenced in the hearing as 25DashO4); the motion was seconded and passed on a roll-call vote of five in favor, none opposed and no abstentions. The commission asked the applicant to prepare a draft order, referred the case to the National Capital Planning Commission for a 30-day comment period, and indicated final action would be scheduled for Feb. 12. Staff also noted the filing and ANC record-keeping issues and asked the applicant to continue outreach to the ANC.

The commission’s preliminary approval does not authorize construction; it advances the rezoning through NCPC review and the commission’s final action. The applicant must submit a draft order and any additional materials requested by staff before the next scheduled steps.