Opinion ID: 2075958
Heading Depth: 1
Heading Rank: 8

Heading: Contributing to the Housing Stock without Rezoning.

Text: The issue of Fourways' ability to erect its proposed building as a matter-of-right was presented to the Commission by Petitioners. Walter J. Cohen, Deputy Administrator of the Department of Public Works, concluded that Fourways could build a 35-unit apartment building on the site as a matter-of-right, if it used the entire site. However, in order to use the entire site, Fourways would have to demolish the Fraser Mansion, a historic landmark. The Commission responded to this issue in Finding 23 of Z.C. Order No. 555. Noting the restrictions placed upon development of the property by the status of its existing structure as an historic landmark and the need for obtaining HPRB approval of any building plans, the Commission concluded that the proposed zoning district with the covenant would contribute to the housing stock, and at the same time not have the adverse effect upon the surrounding community which could result from a less restrictive zone category. Petitioners contended that this finding was unresponsive, because it addressed the result from a less restrictive zone category, i.e., Fourways' original application for commercial zoning, rather than the result from building on the property's existing zone category. On remand, we ordered the Commission to clarify this finding and, in Z.C. Order No. 555-A, the Commission found that Lot 60 is currently developed by the 1.1 FAR of the Fraser Mansion. From this finding the Commission concluded that [t]he residential use that is proposed is a permitted use in the R-5-B District, but the 1.8 FAR that applies in the R-5-B zone would not allow a significant increase in the development of Lot 60. The R-5-C zone FAR is 3.5. The additional FAR permitted under R-5-C zoning is appropriate to provide for a reasonable level of residential development. Id. at 4. Based on this finding, we are now satisfied that the Commission's conclusion that Fourways could not attain a reasonable level of residential development as of right under Lot 60's current zoning is supported by the record. Under its current zoning, Lot 60 has a 1.8 FAR limit, of which 1.1 FAR is taken up by the Fraser Mansion, a national historic landmark. Thus, unless the Fraser Mansion were torn downwhich is not a realistic option given its statusFourways is left with .7 FAR under current zoning. We see no basis for overruling the Commission's conclusion that .7 FAR is not enough to permit a reasonable level of residential development, especially in view of the landmark status of the building now on the property and the strictures of gaining HPRB approval for any development on the site.