Zoning Commission approves PUD modification to convert Judiciary Plaza office to about 500 apartments

The District of Columbia Zoning Commission on March 23, 2026 voted 5-0 to approve a planned-unit development modification that will convert a large office building at 455 5th Street NW (Judiciary Plaza) into roughly 500 residential units, including 39 inclusionary zoning (IZ) units set at 60% of median family income.

Chair Anthony Hood opened the virtual hearing and read the case as Z.C. No. 78-17A, noting the commission would follow the hearing order set out in the regulations. The applicant team — represented by Lee Templan of Goulston and Stores and Peter Armstrong of the Georgetown Company — described the proposal as an office-to-residential conversion intended to revitalize an underused downtown asset.

“[W]e are excited to share an exciting office to residential conversion and a vision for the redevelopment of this part of Judiciary Square,” Peter Armstrong said, summarizing the project’s goal to bring residents and economic activity to downtown.

Design and public benefits

Architect Megan Mitchell (Eric Colbear Associates) explained key design moves: carving four light courts into the long 400-by-115-foot structure to improve daylight and air, preserving the existing structural grid to limit demolition, adding terraces and balconies (an estimated roughly 30% of units have some private outdoor space), and using a metal-panel transition to blend new elements with the building’s precast façade. Mitchell said the team coordinated closely with the Commission of Fine Arts and the Historic Preservation Office on materials and streetscape treatments.

Transportation, loading and TDM

Ashley Orur of Grove Slate presented the transportation review and said the study, scoped and reviewed by the District Department of Transportation (DOT), concluded the development would not have a detrimental impact on the surrounding network. The applicant agreed to DOT’s requested conditions, which include implementing the proposed Transportation Demand Management (TDM) and loading management plans, contributing to a DOT mitigation fund, installing a micromobility corral, maintaining 24/7 access to bike storage, and coordinating reporting with goDCgo.

“As you heard in the applicant’s presentation, they’ve agreed to these conditions … and with those included in the zoning order, DOT has no objection to the approval of this PUD application,” Eric Osber of the District Department of Transportation told the commission.

Office of Planning and ANC support

Crystal Myers of the Office of Planning recommended approval, noting the site’s corrected MU‑9B zoning designation and concluding that “on balance, this project would not be inconsistent with the comprehensive plan.” The Office of Planning report and DOT report were entered into the record (Exhibits 27 and 28). Vice Chair Miller read letters from ANC 2C and adjacent ANC 6E stating unanimous support for the application and urging the developer to explore increasing the share of affordable units.

Affordability and project economics

Commissioners probed the applicant on inclusionary zoning and feasibility. The applicant said the lender-controlled asset and the economics of conversion shaped what the team could commit to; after negotiation with the Office of Planning and the lender, the project commits to 39 IZ units at 60% MFI (one of which will be at 50% MFI due to a penthouse allocation). Peter Armstrong described that result as a compromise that enabled the 500-unit project to proceed while delivering a guaranteed IZ set-aside.

Commissioners’ comments and questions

Commissioners broadly praised the design approach for carving courts into a deep office floor plate, noted the value of added terraces and street-level landscaping, and pressed for technical detail on courtyard depths, privacy strategies for lower-level units, material transitions, and sustainability targets. The team said it is targeting LEED Silver and is evaluating all‑electric appliances and other efficiency measures.

Final action and next steps

After discussion, Commissioner Morris moved that the commission take final action to approve Z.C. Case No. 78-17A; the motion received a second and a roll-call vote recorded five yes votes (Commissioners Imamora, Sidum, Hood, Miller, and Wright). The commission approved final action 5-0-0. The applicants were instructed to submit a draft summary order within two weeks.

The hearing record includes the applicant’s exhibits, the Office of Planning and DOT reports, ANC letters, and expert testimony; the commission’s approval is conditioned on inclusion of DOT’s requested revisions to the TDM and loading plans in the zoning order and the applicant’s ongoing coordination with DOT during the public‑space permitting process.

The hearing was adjourned. The commission also announced a separate closed session planned for March 26, 2026 to receive legal advice on several cases.