Opinion ID: 2208658
Heading Depth: 3
Heading Rank: 1

Heading: The Addition Is Consistent with the Policy of Avoiding Unreasonable Campus Expansion into Improved Low-Density Districts

Text: In Draude I the petitioner argued that the Addition constituted an unreasonable expansion into an improved low-density neighborhood because it would generate unacceptably high levels of traffic. He further maintained that the BZA's finding on traffic impacts was not based on substantial evidence in the record. We accepted these assertions, stating, We agree that the BZA did not adequately justify its traffic finding.... 527 A.2d at 1250. On remand, however, the BZA received further evidence on this subject. Thereafter, in its final decision, the BZA found (1) that existing levels of traffic would not change as a result of the Addition (BZA FF ¶ 60); (2) that the distribution of traffic would be favorable because the location is convenient to a subway stop (one block away), as well as a major city bus route, and staff would be centralized, thereby creating carpooling opportunities (BZA FF ¶¶ 16, 61); (3) that after other medical facilities were consolidated in the Addition, rush-hour traffic would increase by only eighty-four vehicles, which would not change the operational levels of service on I Street, 22nd Street, and Pennsylvania Avenue (BZA FF ¶ 62); (4) that vehicles entering the Addition's parking garage on I Street would present no safety problems or significant traffic congestion (BZA FF ¶¶ 63, 64); [24] (5) that the Addition would not increase the number of university students (BZA FF ¶ 65); (6) that it would have a negligible impact on the adjacent street system (BZA FF ¶ 67); (7) that it would have adequate loading facilities (BZA FF ¶ 80); and (8) that it would not have an adverse impact on parking (BZA FF ¶¶ 54, 75). One of the Board's conclusions of law was that the Addition will not have an adverse impact on the traffic, because the levels of service will not be adversely affected and will remain in the current favorable condition. BZA CL ¶ 8. The BZA made these findings after considering written submissions and testimony by representatives of the Office of Planning and after hearing the testimony of John Callow, GWU's traffic consultant. Mr. Callow spoke at length, produced exhibits, and was subject to thorough cross-examination. The BZA's detailed findings, supported by ample evidence in the record, convince us that it faithfully followed our instructions in Draude I. The BZA also addressed other issues that might perhaps indicate unreasonable expansion. For example, the Board made a factual finding that a trash compactor would be located adjacent to the loading dock (BZA FF ¶ 81). [25] The BZA also found that the Addition had been designed to minimize any noise impact on the Condominium, stating that [t]he Addition is not a noise intensive use and does [not] create objectionable noise conditions (BZA CL ¶ 10). Finally, it noted that landscaping would be coordinated with GWU's overall campus landscape plan and would not conflict with the District's requirements for types, sizes, and locations of plant material (BZA FF ¶ 41). Even the roof covering the garage ramp would be landscaped (BZA FF ¶ 52).