zoning proposal for accessory dwelling units in R-4 neighborhoods, like Bloomingdale

I posted this Greater Greater Washington blog post which didn't provide very much info -- and left me confused regarding the DC Office of Planning's latest zoning proposal regarding accessory dwelling units in R-4 zoned neighborhoods, like Bloomingdale.

     

I asked DC Office of Planning for clarification.  You can see the reply below.

                          

My questions are in italics; the responses from DC OP then follow.

Currently, accessory dwelling units in garages and carriage houses in R-4 are not permitted without some flavor of zoning exception or variance, yes?  

Accessory apartments are not permitted in the R-4 zone; however, two principal dwelling units are permitted by right in the R-4 zone.  The current regulations require that both dwelling units be located in the principal structure.  We are proposing in ZRR that the two dwelling units may both be located in the principal structure or one dwelling unit each may be located within the principal structure and an accessory structure.    

OP has proposed conditions that must be met for a dwelling unit to be located in an accessory building:

                           

a)                  The accessory building proposed for residential use must be in existence as of January 1, 2013;

b)                  Any addition to or expansion of an accessory building after January 1, 2013 for residential purposes would require special exception approval;

c)                   The dwelling unit in the accessory building must have access from a dedicated and improved right of way;

d)                  The dwelling use in the accessory building must be coterminous with the access; and

e)                  The permanent access shall be provided by either or both of the following:

1.                   A ten foot wide easement extending from the accessory building to a public street through a side yard recorded in the land records of the District of Columbia; or

2.                   Through an improved public alley with a minimum width of twenty-four feet that connects to a public street.   

Would there be a distinction between one-story buildings (garages) and multiple-story accessory buildings (carriage houses)?  Or am I reading this incorrectly?  

    

OP is not proposing to distinguish between garages and carriage houses.  Through ZRR we are proposing certain requirements, or development standards, for new accessory buildings.  The development standards include a maximum building area of the greater of 30% of the required rear setback area or 450 square feet; a maximum building height of twenty feet and a maximum of two stories; no required side setback; and no required rear setback, except where abutting an alley, in which case the accessory building must be set back at least twelve feet from the center line of the alley.     

    

If you have any additional questions, please let us know.  Thank you, Elisa 

       

Elisa Vitale, AICP │ Development Review Specialist │ DC Office of Planning

1100 4^th Street SW, Suite E650 │ Washington, DC 20024

(p) 202-442-8813 │ (f) 202-442-7638 │ (e) elisa.vitale@dc.gov

www.planning.dc.gov │ www.op-inions.com