Submission Guidelines

Submission Process Overview

NCPC’s Submission Guidelines are critical to the Commission’s ability to carry out its congressionally mandated planning and review authorities. The purpose of this document is to describe the submission process and specific requirements for each stage of review. NCPC has also developed several resource guides that are related to the plan review process and explain particular topics in more detail. These are available on NCPC’s website and include the following:

NCPC’s Mission and Authorities
Intergovernmental Referral for Projects/Master Plans
National Environmental Policy Act
National Historic Preservation Act
Capper Cramton Lands
Private Contributor Policy
Foreign Missions

Stormwater Management
Flooding
Transportation Management Plans
Public Process
Classified Materials Policy
Coordinating Committee

The submission process serves as NCPC’s basic planning tool for projects that the Commission reviews and approves. Agencies that are subject to plan and project review must submit development proposals in accordance with the Submission Guideline process. While there are unique requirements for individual project types, the review process generally follows four basic steps. Each step is designed to provide NCPC staff and the Commission with increasingly detailed information as the project and any related National Environmental Policy Act (NEPA) and National Historic Preservation Act (NHPA) Section 106 analyses progress. Understanding NCPC’s submission process and completing timely submissions are important to avoiding costly delays and revisions later in the project’s design.

Applicant schedules and attends Pre-Submission Briefing with NCPC staff.

Applicant recieves feedback from NCPC staff to guide project formulation and submission process.

Commission provides input into project alternatives, and the general consistency of the alternatives with NCPC policies.

NEPA: Scoping process initiated
Sec. 106: Consultation initiated

Commission reviews the project for consistency with NCPC plans and policies and planning principles.

NEPA: Draft environmental document issued
Sec. 106: Assessment of Effects issued

Commission confirms the design details developed since Preliminary Review.

NEPA: Decision document complete
Sec. 106: Consultation complete

Additional Reviews

Coordinating Committee: Project located in Washington, DC are reviewed by Coordinating Committee prior to Commission review. The Coordinating Committee reviews projects during Concept, Preliminary, and Final Reviews.

Referral to Intergovernmental Review: Master plans and projects that do not fall within an approved Master Plan are referred to the appropriate federal, state, and local agency for review. Intergovernmental review occurs during Preliminary Review.

Project Types

The specific submission and review process depends on the type of project. The process does not change whether NCPC has an approval or advisory review of a project (the underlying ownership of land and the project's location largely determine NCPC's authority for review of projects). The term "project" is broad and refers to the many types of submissions that NCPC reviews: building and site improvements, parks and open space acquisition/disposition/improvements, site acquisition, commemorative works, master plans, transfers of jurisdiction, and foreign missions. This Page includes the submission guidelines for all project types with the exception of zoning referrals from the District of Columbia, which are referred to NCPC by the District of Columbia Zoning Commission.

Building, Site, and Park Projects

The most common project types submitted to NCPC for review include:

Building and Site Improvements: These projects include 1) building construction or renovation, with or without site improvements, 2) site improvements such as grading, landscaping, and street and road construction or improvements, and 3) perimeter security.
Park and Open Space Acquisition/Disposition/Improvements: These are projects to acquire, dispose, develop, or improve parks and open spaces. Examples of parks and open space include natural areas, parks, trails, greenbelts and greenways, community gardens, cemeteries, schoolyards, playgrounds, public seating areas, public plazas, and vacant lots. This also includes Capper-Cramton projects, which are projects on park land purchased through the Capper-Cramton Act.
Site Acquisition: These projects are commitments for the acquisition of land paid for fully or in-part with federal or District funds (regardless of development) in the National Capital Region (NCR).

Master Plans

NCPC requires master plans for campus developments or military installations with more than one principal building. Approved master plans are required prior to the development of individual building and site projects. The Planning Act requires that NCPC use master plans as a guide for reviewing development on campuses/institutions. New and major modifications to master plans are subject to intergovernmental referral, meaning they are transmitted to local and state government agencies for input. Master plans generally follow the same stages of review as other projects discussed in these guidelines with the exception that master plans are not submitted for Concept Review (just Draft and Final). However, the information required for master plans is different from what is required for specific projects due to the scope and long-term nature of master planning. Therefore, NCPC has developed separate submission guidelines specifically for master plans.

Commemorative Works

These projects extend to any statue, monument, sculpture, memorial, plaque, inscription, or other structure or landscape feature, including a garden or memorial grove, designed to perpetuate in a temporary or permanent manner the memory of an individual, group, event, or other significant element of American history. The Commemorative Work is constructed on lands and properties administered by the National Park Service and the General Services Administration in the District of Columbia and the environs. The term does not include any such item which is located within the interior of a structure or a structure which is primarily used for other purposes.

Antennas

These projects include 1) antennas and antenna support structures (such as towers, monopoles, and equipment shelters), whether federally owned or leased, on federal property); 2) antennas moved or relocated to another location on a federal facility; and 3) any change to a previously approved antenna that affects the public health or welfare, the skyline or scenic character of the nation's capital, or is contrary to the intent of the Commission's guidelines on antennas.

Transfers of Jurisdiction

These projects include transfers of jurisdiction of federally owned property within Washington, DC between federal agencies, federal agencies and the District government, and/or between District government agencies. Notwithstanding the transfer of jurisdiction, the land remains federally owned, and the transfer only affects the government entity with custody and control over the federal land.

Foreign Missions

These projects include applications for foreign mission development or modifications to an existing foreign mission at the International Chancery Center or Foreign Mission Center.

Building, Site, and Park Projects

Introduction

Building, site, and park projects are the types of projects most often submitted to NCPC for review. While there are several types of projects in this category, the submission process and guidelines are the same. The projects include:

Building and Site Improvements: These projects include 1) building construction or renovation, with or without site improvements, 2) site improvements such as grading, landscaping, and street and road construction or improvements, 3) perimeter security.
Parks and Open Space Acquisition/Disposition/Improvements: These are projects to acquire, dispose, develop, or improve parks and open spaces. Examples of parks and open space include natural areas, parks, trails, greenbelts and greenways, community gardens, cemeteries, schoolyards, playgrounds, public seating areas, public plazas, and vacant lots. This also includes Capper-Cramton projects which are projects on park land purchased through the Capper-Cramton Act.
Site Acquisition: These projects are commitments for the acquisition of land paid for fully or in part with federal or District funds (regardless of development) in the National Capital Region (NCR). Location and program submissions must precede commitments for the acquisition of land to be paid for in whole or in part from Federal or District funds.

Capper-Cramton Act

Pre-Submission Briefing

Pre-Submission Briefings provide NCPC staff and the applicant an opportunity to informally discuss the proposed project, identify potential issues and establish coordination for the planning/environmental/historic preservation review stages prior to Commission review.

During the Pre-Submission Briefing, NCPC staff and applicants should discuss the following:

Determine if the project requires Commission review or if the project meets one of the exceptions discussed in the Exceptions and Project Changes section.
Determine which review stages are necessary.
Address the security classification level for the project.
Identify unique or complex issues applicable to the project.
Discuss whether the project involves confidential, or for official use only, information.
Determine plans and policies applicable to the project.
Establish a submission schedule.
Identify if additional information is needed in the submission.
Identify other agency reviews and approvals.
Determine NEPA/Section 106 implications (if applicable).

Applicants should contact the Director of the Urban Design and Plan Review Division, or the assigned NCPC staff member, if known, by phone or email, to request a briefing.

Pre-Submission Briefing Highlights
Required?	Yes. At the discretion of NCPC staff, Pre-Submission Briefings may be conducted via phone or email for small and less complex projects. For particularly large, complex, or long-term projects, additional consultations may be necessary.
Timing	Briefings occur early in project development (e.g., 0-15 percent design development ), prior to the initiation of NEPA/Section 106, substantial design, or location decisions.
Submission Content	Applicants are not required to submit any information to NCPC staff prior to Pre-Submission Briefings. However, applicants should be prepared to discuss the subject matter identified above. Any information that can be shared in advance will better prepare NCPC staff for the briefing.

Concept Review

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Concept Review is required for: Commemorative works; Complex projects. For all other projects, NCPC staff reserves the right to require Concept Review.

Concept Review enables the Commission to provide input into the range of project alternatives considered, and the general consistency of the alternatives with NCPC policies (e.g., the general location, type of development, land use, etc.). This stage of review is important to identify potential issues as early in the project development process as feasible and prior to the expenditure of substantial funds for more detailed project design.

Concept Review is required for commemorative works, and complex projects. For all other projects, NCPC staff reserves the right to require Concept Review. NCPC Staff will require Concept Review for these types of complex planning and development projects:

Projects involving the acquisition of land;
Projects where there are concerns related to the potential suitability of a proposed site;
Projects where several alternatives are under consideration;
Projects expected to have significant historic resource or environmental impacts;
Projects that are expected to have substantial offsite effects;
Projects affecting multiple jurisdictions; and
Projects where community concern or controversy is anticipated.

Any applicant may also request Concept Review to solicit the Commission’s input or other stakeholder input prior to preparation of the Preliminary Review submission. Concept Review includes a staff presentation of the project to the Commission and an opportunity for the Commission to provide comments to the applicant. During Concept Review, the Commission generally focuses their review on the following:

Is the plan or project consistent with the Comprehensive Plan's Federal Elements and other NCPC policies and plans?
Is the plan or project appropriate for the site, given the site context?
If more than one alternative is under consideration, are there meaningful differences (or preferences) from NCPC's perspective?
Are there particularly unique and/or complex issues?
Are there relevant stakeholders that should be involved?

Concept Review Highlights
Required?	Concept review is required for complex projects. NCPC staff will discuss whether Concept review is required at the Pre-Submission Briefing.
Timing	Concept Review occurs at the early stages of environmental review and public coordination for the project (e.g., 10-15 percent design development). Concept Review should precede commitments for the acquisition of land to be paid for in whole or in part from federal or District funds.
Application Form	The application form is required.
NEPA	At Concept Review the NEPA Public Scoping process shall have been initiated by the Federal Agency applicant or NCPC for a Non-federal Agency applicant. Alternatively, if the Federal Agency applicant or NCPC is contemplating the use of a CATEX, the initiation of the Public Scoping Process may be deferred until the final decision on use of a CATEX is made.
NHPA Section 106	If the applicant has a Section 106 responsibility, the applicant should have initiated the Section 106 consultation process. No other Section 106 documents are due at this time. If only NCPC has a Section 106 responsibility, NCPC will work with the applicant to initiate the consultation process.
Project Report	Required. Click the "Report Requirements" button for what is required in the report. If the information is not available, please describe why and whether it is forthcoming.

Note: All documents should be accessible and adhere to Section 508 of the Rehabilitation Act of 1973, as amended in 1998 (29 U.S.C. § 794 (d)).

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Preliminary Review

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NCPC's Preliminary Review aligns most closely with the U.S. Commission of Fine Arts' Concept Review.

At Preliminary Review, the Commission will take an approval action on the submission and may provide comments, requests, or recommendations that the applicant should address for the Commission’s Final Review.

Preliminary Review is required for all projects and generally is the most extensive review stage. It is the best opportunity for the Commission to provide feedback on a project developed to a reasonable degree of certainty (25-35 percent design development), but prior to the point where project decisions or direction are permanently set. During Preliminary Review, the Commission focuses their review on questions and issues such as:

Is the proposed project consistent with the Comprehensive Plan's Federal Elements and other Commission plans including elements of massing, placement, parking, building heights, and site design?
Is the plan or project appropriate for the site, given the site context? Does it preserve natural areas?
How do the site's various elements relate to one another?
What are the streetscape and/or landscape strategies?
Does the proposed design address flooding and/or stormwater concerns?
Does the project address sustainability goals and objectives?
If the project is an open space plan, what is the planned programming (passive, active, natural)? Is the project linked to larger open space networks?
How will the project affect views/viewsheds?
How will site access, circulation, and linkages be achieved? Does the project support alternative modes of transportation?
What is the parking strategy and what parking ratio is proposed?
What is the architectural strategy (fenestration, materials, transparency)?
If more than one alternative is under consideration, what is the applicant's preferred alternative?
Who are the relevant stakeholders for the project and what are their interests?

Intergovernmental Referrals

Certain projects submitted to NCPC for review will also be transmitted by NCPC to other local and state government agencies for input. Projects that are referred for intergovernmental review include:

Master plans (new plans and major modifications)
U.S. Postal Service projects in the NCR
Any project on installations/campuses that are not included within the most current master plan approved by NCPC.

Projects on installations/campuses where there is no approved master plan require an intergovernmental review and extended review time of 30-60 days. Master plans require an extended review time of 90 days.

Preliminary Review Highlights
Timing	Preliminary review occurs after tentative design decisions have been made but well before detailed design work begins (e.g., 25-35 percent design development). Preliminary Review should be completed prior to the issuance of design build contracts.
Application Form	The application form is required.
NEPA	If the applicant has a NEPA responsibility, submit the draft NEPA document (Environmental Assessment (EA)/Environmental Impact Statement (EIS)) or the selection of a Categorical Exclusion (CATEX) applicable to the project (if not already selected during Concept Review). If only NCPC has a NEPA responsibility, NCPC will work with the applicant to develop this information.
NHPA Section 106	If the applicant has a Section 106 responsibility, include the Assessment of Effects for the Section 106 if relevant or documentation of the consultation process. If only NCPC has a Section 106 responsibility, NCPC will work with the applicant to develop this information.
TMP	A Transportation Management Plan (TMP) is required for any project that will increase employment on a work site to 500 or more employees (existing and new). TMPs are strongly encouraged for projects that will increase employment to 100 or more employees. If a TMP is required, a draft is due at Preliminary Review.
Project Report	Required. Click the "Report Requirements" button for what is required in the report. If the information is not available, please describe why and whether it is forthcoming.

Note: All documents should be accessible and adhere to Section 508 of the Rehabilitation Act of 1973, as amended in 1998 (29 U.S.C. § 794 (d)).

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Final Review

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Final Review approval expires after five years.

The purpose of the Final Review is for the Commission to confirm the design details developed since Preliminary Review and understand how the applicants have responded to the Commission's previous comments. Final Review completes NCPC’s review of a project.

During Final Review, the Commission generally focuses their review on questions and issues like:

Were the comments provided during Preliminary Review adequately addressed?
What does the landscaping plan include?
How has the applicant addressed applicable Stormwater Management Permit requirements?
What are the streetscape, lighting, signage, and perimeter security design details?
Does the site plan address the project's relationship to open spaces and adjacent uses?
What is the site's final circulation and parking plan?
Is the applicant confident that the site layout and design is not going to substantially change?

Commission Final Approvals

Applicants may not lawfully deviate from final plans approved by the Commission when the Commission has an approval authority. Therefore, applicants are urged to resolve all outstanding planning and design issues with affected agencies and organizations prior to the submission for Final Review. Final Review approval expires after five years. If the applicant has not started construction during this time, they must resubmit the project. If substantial changes must be made to approved final plans after the Commission has taken action, applicants are required to submit revised plans for Commission review and action.

Final Review highlights
Timing	Final Review occurs when the applicant has made all design decisions have been made (including building and landscaping materials) and prior to advertisement and award of construction contracts (e.g., 50-70 percent design development).
Application Form	The application form is required.
NEPA	Provide a copy of the final NEPA documentation (Categorical Exclusion determination, Environmental Assessment or Environmental Impact Statement) and the related Finding of No Significant Impact or Record of Decision. Refer to NCPC’s NEPA regulations for more information. Note: the MOA for Section 106 must be signed before a FONSI/ROD is issued. If only NCPC has a NEPA requirement, NCPC will work with the applicant to complete the final NEPA documentation.
NHPA	If National Historic Preservation Act (NHPA) Section 106 consultation is required for the project, provide final executed documentation (e.g., Statement of Effects, Memorandum of Agreement or Programmatic Agreement).
TMP	A Transportation Management Plan (TMP) is required for any project that will increase employment on a work site to 500 or more employees (existing and new). TMPs are strongly encouraged for projects that will increase employment to 100 or more employees.
Project Report	Required. Click the "Report Requirements" button for what is required in the report. If the information is not available, please explain why.

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Master Plans

Introduction

A master plan is a comprehensive development proposal for federal installations or campuses on which more than one building, structure, or activity is located or is proposed to be located. Master plans consider mission needs and anticipate new or changing activities, workforce and visitor projections, and facility conditions, typically over a 20 year planning horizon. They consider complex planning issues related to accommodating future changes in urban design, perimeter security, landscape, visual and cultural resources, stormwater management, flood protection, transportation, and sustainability. NCPC, the sponsoring agency, and local planning departments use master plans to understand future building and site development projects and potential impacts on and off-site.

Overview of the Submission Process

Master plans should be regularly updated and reviewed by the Commission before an agency designs and funds future development. A master plan should be a "living" document that helps guide a federal campus/installation's transition from its current condition into the future. It should address how the proposed plan will serve the agency mission, meet local and federal planning goals, address changes in number of employees, and protect the natural and built environment. Applicants should use the following guidance to ensure that a final master plan has been developed in a collaborative, effective manner with federal and local stakeholders. Unlike the submission guideline process for individual projects, there are typically only two stages for the review of master plans. These include Draft Review, and Final Review. In rare cases, staff may request a Concept Review in addition to Draft and Final when a master plan is unusually complex or controversial.

There is also some flexibility with regard to submission requirements for master plans. NCPC's Executive Director may extend, modify, or waive a requirement pertaining to the scope and content of a master plan on sites when certain requirements cannot be met because of the unique characteristics or quality of the affected federal property. In this circumstance, the Executive Director shall provide notice to potentially affected public agencies and, if appropriate, provide opportunity for consultation.

Master Plan Updates and Amendments

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Applicants benefit by maintaining up-to-date, Commission-approved master plans since projects that are included in the master plans do not undergo referral to local/state agencies, which adds 60 days to a project's review process.

Agencies are required to review master plans at least every five years to ensure they accurately reflect anticipated changes to the campus/installation. Applicant agencies should advise the Commission of the results of such reviews, and provide the Commission a proposed schedule to update a master plan if the applicant has determined an update is deemed necessary. Up-to-date master plans, which have fully completed NCPC's review process, provide several benefits to applicants:

Serve as valuable planning tool for applicants, NCPC, and state and local jurisdictions
Allow applicant agencies to forego the 60-day referral process to state and local agencies for individual projects prior to NCPC's regular 35-day review period;
Result in favorable assessments of projects in NCPC's Federal Capital Improvement Program, which is used by the Office of Management and Budget to prepare the President's annual budget;
Reduce the amount of information needed to review specific projects since the more contextual information is already included in the up-to-date master plan for the federal property.

The process outlined above may also apply to master plan modifications; however, a modification may only require an abbreviated process compared to a complete update of the master plan, depending on the nature of the change, scale, and its anticipated environmental impacts. The two factors that would likely warrant a modification include:

A major change in the character or intensity of an existing or proposed use on the campus; or
A change within the campus that creates off-site impacts.

Master Plan Intergovernmental Referrals

NCPC refers all master plans for an intergovernmental review to affected local planning agencies and regional and state clearinghouses for review. This intergovernmental review process for master plans typically requires 90 days. If an affected stakeholder identifies an issue of concern, NCPC staff will engage all parties, including the applicant, to resolve the issue.

Pre-Submission Briefing

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Although not required, planning staff from the local host jurisdiction should be consulted at an early phase of development, either separately or at the initial Briefing with NCPC staff.

Pre-Submission Briefings provide NCPC with information about the facility and any anticipated changes in development and activities. They also facilitate early identification of issues and concerns and establishes coordination for later development stages. Briefings are informal and should be scheduled as early in the master planning process as possible. The following topics are typically discussed at the briefing:

The NCPC review process
Agency mission and campus/installation mission
Existing campus/installation conditions
Planning constraints/opportunities
Existing workforce/visitor characteristics
Relevant agency policies/goals
Future campus plans/projects
Anticipated change in campus population
Anticipated transportation, environmental and historic preservation impacts
Coordination with local jurisdictions

Pre-Submission Briefing Highlights
Required?	A Pre-Submission Briefing is required for all Master Plans.
Timing	The Pre-Submission Briefing should occur before the draft master plan is developed when the applicant is considering the needs of the agency over the next 20 years; the anticipated growth of the campus/installation; and the location of different uses.
Submission Content	Applicants are not required to submit any information to NCPC staff prior to Pre-Submission Briefings. However, applicants should be prepared to discuss the topics identified above. Any information that can be shared in advance will better prepare NCPC staff for the briefing.

Draft Master Plan Review

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Design and location decisions may be relatively finalized at this point as reflected in the "preferred" development scenario of the NEPA analysis.

Draft Review offers the Commission the opportunity to critique and evaluate the plan in detail. The Commission will provide comments and recommendations on the draft, intended to help guide the applicant agency in the development of the final plan. The applicant should develop general massing for future buildings and a general landscape plan from the "preferred" alternative in the NEPA analysis to allow meaningful Commission comment. The submission should highlight how future development will attain federal and local goals, objectives, and policies, with metrics/performance measures, if possible. During Draft Review, the Commission will analyze the Master Plan based on the following questions:

Are the master plan's assumptions valid?
What is the land ownership; are there any acquisition, transfer, or disposition needs?
What are the general program needs; proposed uses, and number of employees?
What is the campus's general form and architecture?
Are the scale, bulk, and height of buildings appropriate given the site and surrounding context?
Is there a good understanding of site circulation, and linkages to the context?
Are historic and environmental elements or issues informing the design?
Are prominent views/viewsheds identified and addressed in the design?
Have general stormwater/sustainability strategies been described?
What is the transportation network and how does it link to the master plan?
What is the parking strategy and proposed ratio?
Does the proposed master plan create off-site impacts and are these mitigated?

Draft Review Highlights
Required?	Review of a draft master plan is required.
Timing	The applicant should submit the draft master plan approximately mid-way through the development process.
Application Form	The application form is required.
NEPA	If applicable, a copy of the draft NEPA document (Environmental Assessment (EA)/Environmental Impact Statement (EIS)) is required.
NHPA	A copy of the Assessment of Effects for the Section 106 consultation process is required.
TMP	A transportation management plan (TMP) is required for all master plan updates. A draft of the TMP is due for the draft master plan submission.
Draft Master Plan	A draft master plan is required. Click the "Report Requirements" button for what is required in the report.

Note: All documents should be accessible and adhere to Section 508 of the Rehabilitation Act of 1973, as amended in 1998 (29 U.S.C. § 794 (d)).

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Final Master Plan Review

The purpose of Final Review is for NCPC to review any changes based on previous Commission comments and any developments since the Draft Review. Following the Commission's final review, the master plan will be used as a planning tool as part of NCPC's review process for future projects. Typically, the Final Master Plan will include proposed building sites and development envelopes, along with design standards/policies, which will ensure that future development is coordinated in its design.

During Final Review, the Commission will ask the following questions:

Has the applicant addressed previous Commission comments?
Are there any unresolved issues with the final plan?
Are there any off-site impacts?
What is the phasing of the Master Plan?
Is the Transportation Management Plan complete?
Are the Landscape/Stormwater Plans complete?

Final Review Highlights
Required?	Review of a final master plan is required.
Timing	The timing of the Final Review should coincide with the adoption of a NEPA document (Environmental Assessment (EA)/Environmental Impact Statement (EIS)) and the conclusion of the Section 106 consultation process.
Application Form	The Application Form is required.
NEPA	Provide a copy of the final NEPA documentation (Categorical Exclusion determination, Environmental Assessment or Environmental Impact Statement) and the related Finding of No Significant Impact or Record of Decision. Refer to NCPC’s NEPA regulations for more information. Note: the MOA for Section 106 must be signed before a FONSI/ROD is issued.
NHPA Section 106	A copy of the final executed documentation (Statement of Effects or Memorandum of Agreement or Programmatic Agreement) for the Section 106 Process is required.
TMP	A final Transportation Management Plan is required.
Project Report	A final master plan is required. Click the "Report Requirements" button for what is required in the report.

Note: All documents should be accessible and adhere to Section 508 of the Rehabilitation Act of 1973, as amended in 1998 (29 U.S.C. § 794 (d)).

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Commemorative Works

Introduction

The Commemorative Works Act (CWA) of 1986 (40 U.S.C. §§8901 et seq.) governs the process for establishing commemorative works on National Park Service (NPS) and General Services Administration (GSA) lands in Washington, DC and the environs. There are over 113 commemorative works on federal land in the National Capital Region (NCR), representing a number of themes, from military events to presidents. Congress authorizes each new work subject by separate law, usually in response to a request by a committed citizens group organized to honor an event or individual. The law authorizes the group to become the memorial sponsor and establish the memorial. Only Congress—not federal agencies—authorizes new commemorative works on NPS and GSA land.

The CWA assigns responsibility for approving and coordinating design, issuing construction permits, and conducting long-term maintenance to the Secretary of the Interior or the Administrator of General Services, and review and approval roles to NCPC, the National Capital Memorial Advisory Commission (NCMAC), and the U.S. Commission of Fine Arts (CFA). In general, NCPC’s review focuses on site planning and development implications whereas CFA’s review focuses on the aesthetic and design aspects of the commemorative work. When a memorial is proposed for federal land outside of the CWA process, such as the U.S. Air Force Memorial or the National 9/11 Pentagon Memorial, it follows the same review process for Building, Site, and Park Projects.

Submission Process

While the larger review process for commemorative works involves NCMAC and CFA, the purpose of these guidelines is to describe NCPC's review process and the related submission guidelines. The submission guidelines for commemorative works share similarities with the guidelines for a typical project review; however, the overall process differs in that there are two main decision points: site selection and site design. NCPC is responsible for reviewing both. GSA or NPS will serve as the applicant depending on whether the commemorative work is on GSA or NPS land. NCPC's review process for commemorative works includes five steps:

Pre-Submission Briefing with staff
Concept Review of Site Selection
Concept Review of Commemorative Design
Preliminary Review of Site Selection and Commemorative Design
NCPC Final Review of Site Selection and Commemorative Design

Pre-Submission Briefing

The Pre-Submission Briefing provides NCPC staff, the commemoration sponsor, and GSA or NPS, with an opportunity to informally discuss the site options and initial program, and identify potential issues and concerns early in project development. The Pre-Submission Briefing is also an opportunity to discuss anticipated environmental and historic preservation requirements, coordination with the Commission, and the project report submissions. Pre-Submission Briefings are informal and are required for all projects. GSA or NPS should contact the Director of the Urban Design and Plan Review Division, or the assigned NCPC staff member, if known, by phone or email, to request a briefing. For particularly large and/or complex commemorative works projects, multiple briefings may be necessary.

During the Pre-Submission Briefing, NCPC staff, the commemoration sponsor, and NPS and/or GSA should discuss the following:

Initial site options and program.
Unique or complex issues applicable to the project.
Plans and policies applicable to the project.
Submission schedule.
Standard submission materials and any additional information needed.
NEPA/Section 106 processes.

Pre-Submission Briefing Highlights
Required?	A Pre-Submission Briefing is required.
Timing	Briefings occur early in project development prior to site selection, design development, and the initiation of the National Environmental Policy Act (NEPA)/National Historic Preservation Act Section 106 (NHPA Section 106).
Submission Content	Applicants are not required to submit any information to NCPC staff prior to Pre-Submission Briefings. However, applicants should be prepared to discuss the subject matter identified above. Any information shared in advance will better prepare NCPC staff for the briefing.

Concept Review

Concept Review enables the Commission to provide input into the range of proposed sires and potential design concepts and analyze the general consistency of the alternative sites with NCPC policies. During this stage of review it is important to identify potential issues as early in the project development process as feasible and prior to the expenditure of substantial funds for more detailed project design. There are two concept reviews for memorial submissions.

Site Selection

The first Concept Review is for Site Selection. During this review the Commission will review the alternative sites and identify any major issues of concern (e.g. site suitability and any conflicts with plans and policies for the area). During Concept Review of Site Selection, the Commission focusses their review on questions such as:

How do the alternative sites comply with the decision criteria outlined in the CWA?
What are alternative site’s existing features and natural conditions?
What are the opportunities and challenges of a commemorative work at each site?
What is the tentative program for the commemorative work?
What are the surrounding land uses?
What are the transportation options for each site?

Commemorative Design

The purpose of Concept Review of Commemorative Design is to ensure that the Commission understands the general design direction at any particular site before approving the preferred site. At this stage in the process, the memorial sponsor has narrowed its selection to one or more preferred sites and has developed at least one and preferably multiple design alternatives. During Concept Review of Commemorative Design, the Commission focusses their review on questions and issues such as:

How do the alternative designs comply with the decision criteria in the CWA?
What are the individual elements of the proposed program?
Which site better accommodates the proposed program?
What are the opportunities and challenges of the proposed program at each site?
Does the program need to change for each alternative to work?

Concept Review Highlights
Required?	Concept Review of Site Selection is required.
Timing	Concept Review of Site Selection occurs early in the environmental and historic preservation review, well before making substantive design and location decisions.
Application Form	The application form is required.
NEPA	GSA or NPS should have initiated the public scoping process (which is focused on site selection at this stage).
NHPA	GSA or NPS should have initiated the consultation process for Section 106.
Project Report	A project report (which will include a site selection analysis) is required. Click the buttons below for what is required in the report. If the information is not available, please describe why and whether it is forthcoming.
Additional Requirements	In some instances, NCPC may require additional information/work such as models, durability testing, etc.

Note: All documents should be accessible and adhere to Section 508 of the Rehabilitation Act of 1973, as amended in 1998 (29 U.S.C. § 794 (d)).

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Preliminary Review of Site and Design

The purpose of Preliminary Review of Site Selection and Commemorative Design is for NCPC to review the commemorative work project for consistency with the CWA criteria and Commission plans and policies including elements of massing, placement, parking, building heights, and site design. The Commission reviews and approves Preliminary Review submissions and often provides comments, requests, or recommendations to be addressed in the Final Review and approval. At this stage the Commission gives preliminary approval of the preferred site and proposed design.

The Preliminary Review is required for all projects and generally is the most extensive stage of review because the Commission can provide feedback on a project that has been developed to a reasonable degree of certainty, but also prior to the point where project decisions or direction are set. During Preliminary Review, the Commission focuses their review on questions and issues such as:

How does the preferred site and design meet the CWA criteria?
What is the preferred site and how does the proposed program work within the site?
Is the plan or project appropriate for the site, given the site context? What is the overall footprint (building height and bulk, site elements)?
How do the site’s various elements relate to one another (e.g., open spaces, buildings, and adjacent development)?
What is the landscaping design strategy?
Is the project consistent with the Comprehensive Plan’s Federal Elements, the Memorials and Museums Master Plan, and other NCPC plans?
Does the proposed design address flooding and/or stormwater concerns?
How will the project affect views/viewsheds?
Does the commemorative work include placemaking elements or strategies?
How will visitors access the site? Does the site selection support alternative modes of transportation?
How will site circulation and linkages be constructed?

Preliminary Review Highlights
Required?	Preliminary Review of Site Selection and Commemorative Design is required.
Timing	Preliminary Review occurs when a preferred site has been identified and after tentative design decisions have been made but well before detailed design work begins (e.g., 25-35 percent complete development).
Application Form	The application form is required.
NEPA	At the time of Preliminary Review, applicant agencies (or NCPC if acting as the lead agency) must have issued or published a draft NEPA document (EA/Draft EIS), and initiated the required public comment period. Provide the draft NEPA document (EA or Draft EIS) with the submission.
NHPA	The applicant agency (or NCPC if acting as the lead agency) also must have issued its Assessment of Effects for the National Historic Preservation Act Section 106 (Section 106) consultation process. Provide the Assessment of Effects with the submission.
Project Report	The project report is required.

Note: All documents should be accessible and adhere to Section 508 of the Rehabilitation Act of 1973, as amended in 1998 (29 U.S.C. § 794 (d)).

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Final Review of Site and Design

The purpose of the Final Review is for the Commission to confirm the design details developed since Preliminary Review and understand how GSA or NPS have responded to comments at the Preliminary Review.

During Final Review, the Commission generally focuses their review on questions and issues like:

Does the final site selection and commemorative work design meet the CWA decision criteria?
Has the applicant adequately addressed the Commission’s previous comments?
Does the commemorative work meet accessibility requirements?
What pedestrian and bicycle amenities will be provided?
What does the landscaping plan include?
Has the applicant addressed applicable stormwater management requirements?
What are the streetscape, lighting, signage, and security design details?
Does the site plan address the project’s relationship to open spaces and adjacent uses?
What is the site’s final circulation and parking plan?
Is the applicant confident that the site layout and design is not going to substantially change?

Final Review Highlights
Required?	Final Review is required.
Timing	Final Review occurs when design decisions have been made (including building and landscaping materials) and prior to advertisement and award of construction contracts (e.g., 50-70 percent design development).
NEPA	Provide a copy of the final NEPA documentation (Categorical Exclusion determination, Environmental Assessment or Environmental Impact Statement) and the related Finding of No Significant Impact or Record of Decision. Refer to NCPC’s NEPA regulations for more information. Note: the MOA for Section 106 must be signed before a FONSI/ROD is issued.
NHPA	Provide a copy of the final executed documentation (e.g. Statement of Effects, memorandum of Agreement or Programmatic Agreement).
Application Form	The application form is required.
Project Report	The project report is required.

Note: All documents should be accessible and adhere to Section 508 of the Rehabilitation Act of 1973, as amended in 1998 (29 U.S.C. § 794 (d)).

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Antennas

Introduction

Prior to the installation of any antenna(s) on federal property in the National Capital Region (NCR), federal agencies shall submit installation proposals to the Commission for approval. NCPC has an approval authority for antenna projects in Washington, DC and an advisory authority for antenna projects in the NCR (outside of Washington, DC).

Antennas and their support structures may adversely impact the:

Landscape, skyline, and scenic character of the nation's capital;
General appearance of federal facilities in the NCR;
Health and welfare of federal employees, visitors, and residents of the nation's capital.

To minimize the visual impacts of such facilities and to protect the health and welfare of the public from potential adverse biological effects resulting from radiofrequency (RF) radiation from transmitting antennas, the Commission developed criteria to guide antenna installations. Federal agencies in the NCR should use the criteria when preparing a submission for an antenna installation.

Commission approval of an installation is normally limited to five years. This time period may be increased to ten years at the Commission’s discretion where the proposed antenna(s) will not have an adverse impact on the monumental core and surrounding lands, designated historic buildings and districts, or nearby residential areas. The Commission must also be satisfied that the wireless telecommunication technology proposed is not likely to be replaced in the next ten years by new technology that could either reduce the visibility or RF radiation levels of the proposed equipment.

The Commission reviews:

All antennas and support structures (such as towers, monopoles, and equipment shelters), whether federally owned or leased, on federal property with the exception of those listed as exceptions;
Existing antennas that are moved or relocated to another location on a federal facility;
Changes to a previously approved antenna that affects the public health or welfare, the skyline or scenic character of the nation's capital, or are contrary to the intent of these guidelines.

Antenna Project Policies

All proposals for the installation of antennas and their support structures on federal property shall be consistent with the applicable policies contained in the Federal Elements of the Comprehensive Plan for the National Capital. Policies specific to antenna installations can be found in the Federal Environment Element (Section M) and the Parks & Open Space Element. Furthermore, all antennas and support structures erected within the District of Columbia shall be consistent with provisions of the Height of Buildings Act of 1910. In addition to the policies listed above, antenna installations must meet criteria related to visibility, safety, location/setting, and materials listed in the Antenna Installation Criteria.

Antenna on Federal Property

Commercial telecommunications service providers planning to locate facilities on federal land or buildings must first seek the approval of the federal agency with jurisdiction. That federal agency will evaluate the proposal based on applicable criteria, and will assess the effects of the proposal pursuant to the National Environmental Policy Act (NEPA) and the National Historic Preservation Act (NHPA). If the federal agency determines that the proposal meets applicable criteria, they shall submit the proposal to the Commission for review, prior to signing a lease or permitting the installation of the telecommunications facility.

Submission Process

The submission process for antenna projects generally follows the same process for site and building plans with the exception that there is rarely a Concept Review. Depending on the scale and impacts of the project, NCPC staff might decide whether both Preliminary and Final Reviews into a single review. In some instances, the Commission may delegate review to the Executive Director. In accordance with P.L.106113 and NCPC's project submission guidelines, the Commission will take final action on each proposed telecommunication facility no later than 120 days after receiving a complete project submission from the federal submitting agency.

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Pre-Submission Briefing

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Pre-Submission Briefings, which occur prior to Commission review, provide NCPC staff and the applicant an opportunity to informally discuss the proposed project, identify potential issues, and establish coordination for planning/environmental/historic preservation review stages.

Pre-Submission Briefings, which occur prior to Commission review, provide NCPC staff and the applicant an opportunity to informally discuss the proposed project, identify potential issues and establish coordination for planning/environmental/historic preservation review stages. During the Pre-Submission Briefing, NCPC staff and applicants should discuss the following:

Determine if the project requires Commission review.
Determine which review stages are necessary.
Identify whether the project meets the antenna criteria and the policies in the Comprehensive Plan.
Establish a submission schedule.
Identify if additional information is needed in the submission.
Determine NEPA/Section 106 implications (if applicable).

Pre-Submission Briefing Highlights
Required?	A Pre-Submission Briefing is required for antenna submission.
Timing	Briefings occur early in project development (e.g., 0-15 percent design development), prior to the initiation of NEPA/Section 106, substantial design, or location decisions.
Submission Content	Applicants are not required to submit any information to NCPC staff prior to Pre-Submission Briefings. However, applicants should be prepared to discuss the subject matter identified above. Any information that can be shared in advance will better prepare NCPC staff for the briefing.

Preliminary Review

The following information should be submitted with each antenna installation proposal at Preliminary Review, unless it is determined through the Commission’s early consultation process that such information is not needed.

Preliminary Review Highlights
Required?	Preliminary Review is required. Staff may decide to combine Preliminary and Final Review for antenna projects.
Timing	Preliminary review occurs after tentative design decisions have been made but well before detailed design work begins (e.g., 25-35 percent design development).
Application Form	The application form is required.
NEPA	If the applicant has a NEPA responsibility, submit the draft NEPA document (Environmental Assessment (EA)/Environmental Impact Statement (EIS)) or the selection of a Categorical Exclusion (CATEX) applicable to the project. If only NCPC has a NEPA responsibility, NCPC will work with the applicant to develop this information.
NHPA Section 106	If the applicant has a Section 106 responsibility, include the Assessment of Effects for the Section 106 if relevant or documentation of the consultation process. If only NCPC has a Section 106 responsibility, NCPC will work with the applicant to develop this information.
Project Report	Required. Click the "Report Requirements" button for what is required in the report. If the information is not available, please describe why and whether it is forthcoming.

Note: All documents should be accessible and adhere to Section 508 of the Rehabilitation Act of 1973, as amended in 1998 (29 U.S.C. § 794 (d)).

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Final Review

The purpose of Final Review is for NCPC to review any changes based on previous Commission comments. While most antenna submissions are processed in one review stage (combined Preliminary and Final Review), occasionally the Commission will ask the applicant to make refinements.

Renewal of Antenna Approvals

Approved antennas still needed beyond the approval period must be resubmitted for renewal. Federal agencies should submit requests for renewals several months prior to the antenna’s approval expiration. Any antenna that does not receive reapproval by the Commission should be removed as soon as possible after the expiration of the Commission's approval period. Antennas no longer needed should be removed immediately and the sponsoring agency should notify NCPC in a letter that the antenna has been removed.

Each request for renewal should include the following information, unless it is determined through the Pre-Submission Briefing that such information is not needed:

A certification by the sponsoring agency or the telecommunication service provider that the proposed transmitting antenna complies with the RF radiation guidelines adopted by the Federal Communications Commission and applicable health and safety regulations adopted by the Occupational Safety and Health Administration.
A copy of the previous Commission approval.
A statement that:
- All conditions of the original approval are, and continue to be, satisfied.
- The original installation is structurally sound and continues to meet all of the submission requirements.
- Technological advances or operational changes have not offered any alternatives that permit the elimination of the antenna, or the reduction in its size to minimize visual impacts, or reduction in RF radiation to minimize its health and safety effects to humans.

Final Review Highlights
Required?	Final Review is required. Staff will determine whether the submission will be reviewed as a combined Preliminary and Final Review.
Timing	The Section 106 review process shall be complete prior to submitting the final proposal to the Commission for review. The NEPA process must be complete prior to submitting the final proposal to the Commission for review.
Application Form	The application form is required.
NEPA	Provide a copy of the final NEPA documentation (Categorical Exclusion determination, Environmental Assessment or Environmental Impact Statement) and the related Finding of No Significant Impact or Record of Decision. Refer to NCPC’s NEPA regulations for more information. Note: the MOA for Section 106 must be signed before a FONSI/ROD is issued.
NHPA Section 106	The final executed documentation (e.g. Statement of Effects, Memorandum of Agreement or Programmatic Agreement) is required.
Project Report	A project report is required.

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Transfers of Jurisdiction

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Typically, when a transfer of jurisdiction is a component of a larger development proposal, NCPC recommends that most applicable NCPC and other reviews and approvals, including preliminary and final approvals, zoning changes, PUD approvals, alley closures, etc. be complete/acted upon before any action is taken on a transfer.

In Washington, DC federal land is either under the custody of a federal agency or a District agency. This means a specific agency has jurisdiction over the property and is responsible for the property's care and maintenance. A transfer of jurisdiction occurs where one agency retains the underlying property ownership, but transfers the maintenance and care of the property of another agency, sometime for a set length of time. For example, within the boundaries of the portion of the District planned by Pierre L'Enfant (L'Enfant City) and Georgetown, the streets are owned by the federal government. However, the federal government has transferred jurisdiction of these streets to the District Department of Transportation who is responsible for their maintenance and care. It is not unusual for jurisdiction to be transferred between two federal agencies, between a federal and a District agency, or between two District agencies. NCPC has review and approval authority for all transfers of jurisdiction for land owned by the U.S. and District governments within Washington, DC.

Overview of the Submission Process

The submission process for transfers of jurisdiction generally consists of only one submission to the Commission, approval of the transfer of jurisdiction. Applicants should use the following guidance for their submission.

Submission Highlights
Required?	The submission of all transfers of jurisdiction within Washington, D.C. is required.
Application Form	The application form is required.
NEPA	Provide a copy of the final NEPA documentation (Categorical Exclusion determination, Environmental Assessment or Environmental Impact Statement) and the related Finding of No Significant Impact or Record of Decision. Refer to NCPC’s NEPA regulations for more information. Note: the MOA for Section 106 must be signed before a FONSI/ROD is issued.
NHPA Section 106	The final executed documentation (e.g. Statement of Effects, Memorandum of Agreement or Programmatic Agreement) is required.
Project Report	The project report should provide an overview of the transfer of jurisdiction and address the requirements.

Note: All documents should be accessible and adhere to Section 508 of the Rehabilitation Act of 1973, as amended in 1998 (29 U.S.C. § 794 (d)).

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Foreign Missions

Introduction

There are approximately 185 countries that have foreign missions in Washington, DC. Foreign missions are facilities that house diplomatic functions such as the offices where the mission is conducted, and the residence of the ambassador. Collectively, these functions comprise an embassy and may be located together. Individually, the offices are referred to as chanceries and may be located apart from the ambassador residence.

NCPC reviews chanceries within two locations in the District: the International Chancery Center and the Foreign Missions Center – both of which are on federal land. Foreign missions on private land are regulated by the procedures of the Foreign Missions Act of 1982.

International Chancery Center

In 1968, the International Center Act established a 47-acre enclave in the Van Ness neighborhood known as the International Chancery Center (ICC), where foreign missions lease land from the U.S. government. The ICC is a purpose-built community designed to balance the federal government’s need to accommodate foreign mission facilities while addressing the concerns of citizens about the location and operation of foreign missions in Washington. NCPC reviews these projects for consistency with the Development Controls for the Chancery Section of the International Center in the District of Columbia.

Foreign Missions Center

The Foreign Missions Center (FMC) is located on the northwestern portion of the former Walter Reed Army Medical Center and forms a campus with designated lots assigned to foreign missions with the expressed purpose of building chanceries, in a manner similar to the ICC. A master plan for the center was also developed which provides foreign missions suitable development sites. NCPC reviews individual site developments at the FMC under the six criteria found in the Foreign Missions Act.

Foreign Missions on Private Property

Foreign missions may also be established on private property. The Foreign Missions Act of 1982 establishes procedures and criteria governing the location, replacement, or expansion of chanceries in the District of Columbia and identified areas where foreign missions may locate with or without regulatory review, and areas where foreign missions may locate subject to disapproval by the Foreign Missions Board of Zoning Adjustment (FMBZA). Projects located on private property are not submitted to NCPC for review.

Overview of the Submission Process

The submission guidelines for chanceries at the ICC and the FMC are similar to the guidelines for Building, Site, and Park Projects discussed in previous sections. Typically, they include building and site Improvements, such as building construction or renovation, and/or site improvements such as grading, landscaping, and street and road construction or improvements. The main difference is that NCPC reviews chanceries at the ICC in accordance to specific development controls established for the ICC and chanceries at the FMC in accordance with the six criteria listed in the Foreign Missions Act.

Pre-Submission Briefing

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Pre-Submission Briefings are required for all projects. At the discretion of staff, Pre-Submission Briefings may be conducted via phone or email for small and less complex projects. For particularly large, complex, or long-term projects, additional consultations may be necessary.

Pre-Submission Briefings, which occur prior to Commission review, provide NCPC staff and the applicant an opportunity to informally discuss the proposed project, identify potential issues and establish coordination for planning/environmental/historic preservation review stages.

During the Pre-Submission Briefing, NCPC staff and applicants should discuss the following:

Determine if the project requires Commission review.
Determine which review stages are necessary.
Identify unique or complex issues applicable to the project.
Discuss whether the project involves confidential, or for official use only, information.
Determine plans and policies applicable to the project.
Establish a submission schedule.
Identify if additional information is needed in the submission.
Identify other agency approvals required.
Determine National Environmental Policy Act (NEPA)/National Historic Preservation Act (NHPA) Section 106 implications (if applicable).

Applicants should contact the Director of the Urban Design and Plan Review Division, or the assigned NCPC staff member, if known, by phone or email, to request a briefing.

Pre-Submission Briefing Highlights
Required?	Yes. At the discretion of NCPC staff, Pre-Submission Briefings may be conducted via phone or email for small and less complex projects. For particularly large, complex, or long-term projects, additional consultations may be necessary.
Timing	Briefings occur early in project development (e.g., 0-15 percent design development), prior to the initiation of NEPA/Section 106, substantial design, or location decisions.
Submission Content	Applicants are not required to submit any information to NCPC staff prior to Pre-Submission Briefings. However, applicants should be prepared to discuss the subject matter identified above. Any information that can be shared in advance will better prepare NCPC staff for the briefing.

Concept Review

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Concept review may be recommended for complex projects. NCPC staff will discuss whether Concept review is necessary at the Pre-Submission Briefing.

Concept Review enables the Commission to provide input into the range of project alternatives considered, and the general consistency of the alternatives with the appropriate master plan, development controls, or other criteria where applicable. This stage of review is important to identify potential issues as early in the project development process as feasible and prior to the expenditure of substantial funds for more detailed project design.

NCPC staff may recommend a Concept Review for these types of complex planning and development projects:

Projects where there are concerns related to the potential suitability of a proposed site;
Projects where several alternatives are under consideration;
Projects expected to have significant historic resource or environmental impacts;
Projects that are expected to have substantial offsite effects;
Projects where community concern or controversy is anticipated.

Is the plan or project appropriate for the site, given the site’s context?
Is the plan or project consistent with the appropriate master plan, development controls, or other criteria, where applicable?
If more than one alternative is under consideration, are there meaningful differences (or preferences) from NCPC’s perspective?
Are there particularly unique and/or complex issues?
Are there relevant stakeholders that should be involved?

Concept Review Highlights
Required?	Concept review may be recommended for complex projects. NCPC staff will discuss whether Concept review is necessary at the Pre-Submission Briefing.
Timing	Concept Review occurs at the early stages of environmental review and public coordination for the project (e.g., 10-25 percent design development).
Application Form	The application form is required.
NEPA	Indicate whether the applicant will apply a Categorical Exclusion or perform an Environmental Assessment (EA) or Environmental Impact Statement (EIS). The applicant must have initiated the public scoping process if it is pursuing an EA or EIS.
NHPA Section 106	The applicant must have initiated the consultation process.
Project Report	Required. Click the "Report Requirements" button for what is required in the report. If the information is not available, please describe why and whether it is forthcoming.

Note: All documents should be accessible and adhere to Section 508 of the Rehabilitation Act of 1973, as amended in 1998 (29 U.S.C. § 794 (d)).

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Preliminary Review

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Preliminary Review is required for all projects.

At Preliminary Review, the Commission will review the submission and may provide comments, requests, or recommendations that the applicant should address for the Commission’s Final Review. Preliminary Review is required for all projects and generally is the most extensive review stage. It is the best opportunity for the Commission to provide feedback on a project developed to a reasonable degree of certainty (25-35 percent design development), but prior to the point where project decisions or direction are permanently set. During Preliminary Review, the Commission focuses their review on questions and issues such as:

Is the proposed project consistent with the applicable development controls for the ICC or the master plan at the FMC?
Is the plan or project appropriate for the site, given the site context? Does it preserve natural areas?
How do the site’s various elements relate to one another?
What are the streetscape and/or landscape strategies?
Does the proposed design address flooding and/or stormwater concerns?
Does the project address sustainability goals and objectives?
How will the project affect views/viewsheds?
How will site access, circulation, and linkages be achieved? Does the project support alternative modes of transportation?
What is the parking strategy and what parking ratio is proposed?
What is the architectural strategy (fenestration, materials, transparency)?
If more than one alternative is under consideration, what is the applicant’s preferred alternative?
Who are the relevant stakeholders for the project and what are their interests?

Preliminary Review Highlights
Required?	Preliminary Review is required for all projects. NCPC staff may decide to combine Preliminary and Final Review for less complex projects.
Timing	Unless the applicant is applying a Categorical Exclusion (CATEX), provide the draft NEPA document - Environmental Assessment (EA)/Environmental Impact Statement (EIS).
Application Form	The application form is required.
NEPA	Provide a copy of the final NEPA documentation (Categorical Exclusion determination, Environmental Assessment or Environmental Impact Statement) and the related Finding of No Significant Impact or Record of Decision. Refer to NCPC’s NEPA regulations for more information. Note: the MOA for Section 106 must be signed before a FONSI/ROD is issued. If only NCPC has a NEPA requirement, NCPC will work with the applicant to complete the final NEPA documentation.
NHPA Section 106	Provide the Assessment of Effects for the Section 106 consultation process.
TMP	A Transportation Management Plan (TMP) is required for any project that will increase employment on a work site to 500 or more employees (existing and new). TMPs are strongly encouraged for projects that will increase employment to 100 or more employees. If a TMP is required, a draft is due at Preliminary Review.
Project Report	Required. Click the "Report Requirements" button for what is required in the report. If the information is not available, please describe why and whether it is forthcoming.

Note: All documents should be accessible and adhere to Section 508 of the Rehabilitation Act of 1973, as amended in 1998 (29 U.S.C. § 794 (d)).

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Final Review

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Final Review approval expires after five years.

The purpose of the Final Review is for the Commission to confirm the design details developed since Concept and/or Preliminary Review and understand how the applicants have responded to the Commission's previous comments.

During Final Review, the Commission generally focuses their review on questions and issues like:

Were the comments provided during Preliminary Review adequately addressed?
Does the project meet accessibility requirements?
What does the landscaping plan include?
How has the applicant addressed applicable Stormwater Management Permit (SWMP) requirements?
What are the streetscape, lighting, signage, and security design details?
Does the site plan address the project's relationship to open spaces and adjacent uses?
What is the site's final circulation and parking plan?
Is the applicant confident that the site layout and design is not going to substantially change?

Final Review highlights
Required?	Final Review is required for all projects.
Timing	Final Review occurs when the applicant has made all design decisions (including building and landscaping materials) and prior to advertisement and award of construction contracts (e.g., 50-70 percent design development).
Application Form	The application form is required.
NEPA	Provide a copy of the final NEPA documentation (Categorical Exclusion determination, Environmental Assessment or Environmental Impact Statement) and the related Finding of No Significant Impact or Record of Decision. Refer to NCPC’s NEPA regulations for more information. Note: the MOA for Section 106 must be signed before a FONSI/ROD is issued.
NHPA	Provide final executed documentation (e.g., Statement of Effects, Memorandum of Agreement or Programmatic Agreement).
TMP	A Transportation Management Plan (TMP) is required for any project that will increase employment on a work site to 500 or more employees (existing and new). TMPs are strongly encouraged for projects that will increase employment to 100 or more employees.
Project Report	Required. Click the "Report Requirements" button for what is required in the report. If the information is not available, please explain why.

Note: All documents should be accessible and adhere to Section 508 of the Rehabilitation Act of 1973, as amended in 1998 (29 U.S.C. § 794 (d)).

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Exceptions and Project Changes

Exceptions

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NCPC staff must confirm if a project is an exception. This occurs during the Pre-Submission Briefing.

Commission review or approval is not required for certain types of projects and plans. For these projects, NCPC staff must confirm during the Pre-Submission Briefing that the project falls under one of the exceptions listed below. The applicant might not make this determination independently and must submit these projects to NCPC staff to confirm that an exception applies. NCPC Staff will notify the applicant by mail/email if the project qualifies as an exception. Staff may determine that a project is exempt from Commission review based on the following criteria:

Replacement, repair, or installation of trails, sidewalks, roadways, and parking areas involving no change in the location or the existing character of the site and its immediate vicinity.
Rehabilitation and minor improvement of buildings, structures, and sites involving no change in the existing character, predominant use, or extent of the building, structure, or site/landscape.
Construction of minor buildings or structures where the following conditions are satisfied: 1) the building or structure is consistent in mass, scale, and character to adjacent buildings; 2) the building or structure would cause no adverse effects on historic properties; and 3) the building or structure would not have an individual or cumulative significant environmental impact.
Replacement or new planting of trees, shrubs, other plant materials, and installation of low impact development practices where there would be no change in the existing character of the site.
Replacement (excluding relocations or extensions) of underground utility lines such as pipes and cables (excluding pumping stations and treatment facilities) that will not (1) necessitate removal of existing trees or changes in the natural topography or (2) perpetuate or create an adverse environmental impact.
Replacement, repair, or installation of lighting, fencing, guardrails, signage, and generators or other mechanical and electrical equipment that involves no change to the character of the site and its immediate vicinity, causes no adverse viewshed impacts or other significant environmental impacts including adverse effects on historic properties.
Installation of temporary art or other placemaking features for a maximum of 6 months that will not (1) necessitate permanent infrastructure improvements or (2) have an adverse impact on federal property or other federal interests.
Street or alley closings located outside the boundary of the L’Enfant City under the following conditions: 1) the street or alley is not adjacent to federal property; 2) the street or alley does not provide access to a federal property or affect other federal interests.
Amendments to the Highway Plan that do not have a negative impact on federal property, and cause no environmental impacts including adverse effects on historic properties.
District of Columbia projects located outside the Central Area where the following conditions are satisfied: the project site is not adjacent to a federal property; 2) there would be no adverse impacts on federal property or other federal interests.
Modifications to a general development plan applicable to lands acquired pursuant to the Capper-Cramton Act where (1) the proposed changes are consistent with a public park use; (2) where no or minimal environmental impacts are anticipated; and (3) there would be no adverse impacts on federal property or other federal interests.
Referrals from the Zoning Commission of the District of Columbia where the following conditions are satisfied: 1) the project is consistent with the Height Act; 2) the project would not cause adverse impacts on federal property or other federal interests; and 3) the project site is located outside the boundary of the L’Enfant City.
Small WMATA projects that constitute minor modifications to the Mass Transit Plan where the following conditions are satisfied: 1) the project would not cause adverse impacts on federal property; and 2) the project site is located outside the boundary of the L’Enfant City.
Receive-only antennas with the boom or any active element not exceeding eight feet in any dimension and the mounted vertical dimension (from the point on the ground or building at which the antenna is mounted to the highest point of any active element, tower, mast, pole, or related support element) not exceeding 12 feet. All rooftop antennas must be set back from the edge of the building a distance at least equal to the antenna’s height above the roof.
Receive-only whip antennas not exceeding 2 1/2 inches in diameter and a mounted dimension (vertically and laterally, for antennas which include two or more prongs or attachments) not exceeding 12 feet in any direction.
Receive-only antennas of any type entirely enclosed within an existing building (including the penthouse portion of a building).
Receive-only temporary antennas to be mounted on a building, the ground, or a vehicle for a period not to exceed 90 days, provided the temporary placement does not alter the site or building and that all necessary safety precautions are observed in the temporary placement.

Extension, Modification, or Waiver

The Executive Director may extend, modify, or waive submission requirements under certain limited circumstances. Waivers may be granted, or requirements extended or modified, where the project submitted for review has:

Unique or special characteristics or qualities, such as limited size and/or scope, that make certain elements of the required materials unnecessary;
Been sufficiently documented in prior submissions with materials that remain current; and Unique implications necessitating the submission of specialized materials.

If a waiver affects submission materials that may address potentially significant offsite impacts, the Executive Director provides notice to potentially affected public agencies and provides opportunity for consultation. This would occur early in the process during the pre-submission and concept stages.

Substantial Change

If substantial changes are made in either the design or plan of a proposed project after the Commission has reviewed the project for either Preliminary Review or Final Review, the applicant must submit revised project information for Commission review. If substantial changes to the project are made after Preliminary Review but before Final Review, applicants should advise NCPC staff of such changes as far in advance of completion as possible, except where such changes have been made specifically in response to Commission recommendations at the Preliminary Review. Depending on the magnitude and nature of the changes, additional time may be needed for the Final Review. For example, the revised submission may need to be referred to the Intergovernmental Review process. If substantial changes to the project are made after Final Review, applicants may be required to resubmit the project to the Commission for additional review. The following are the types of changes that could be considered substantial: The following are the types of changes that could be considered substantial:

Changes to the site layout;
Changes to the intensity of development;
Changes to the location of access, site circulation plan, or amount of parking provided;
Changes to the building height; and
Changes to the landscape, public realm, stormwater management plan.

For example, if after Final Review the approval of the Stormwater Management Plan by the applicable jurisdiction results in changes to the general site layout and streetscape design to accommodate larger detention basins, the applicant could be required to resubmit the project to NCPC for additional review.

Topics

Initiatives

Plans

Review Process

Commission Meeting

Major Projects

Submission Guidelines

Submission Process Overview

Additional Reviews

Project Types

Building, Site, and Park Projects

Master Plans

Commemorative Works

Antennas

Transfers of Jurisdiction

Foreign Missions

Building, Site, and Park Projects

Introduction

Pre-Submission Briefing

Concept Review

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Preliminary Review

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Intergovernmental Referrals

Final Review

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Commission Final Approvals

Master Plans

Introduction

Overview of the Submission Process

Master Plan Updates and Amendments

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Master Plan Intergovernmental Referrals

Pre-Submission Briefing

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Draft Master Plan Review

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Final Master Plan Review

Commemorative Works

Introduction

Submission Process

Pre-Submission Briefing

Concept Review

Site Selection

Commemorative Design

Preliminary Review of Site and Design

Final Review of Site and Design

Antennas

Introduction

Antenna Project Policies

Antenna on Federal Property

Submission Process

Pre-Submission Briefing

Tip

Preliminary Review

Final Review

Renewal of Antenna Approvals

Transfers of Jurisdiction

Transfers of Jurisdiction

Tip

Overview of the Submission Process

Foreign Missions

Introduction

International Chancery Center

Foreign Missions Center

Foreign Missions on Private Property

Overview of the Submission Process

Pre-Submission Briefing

Tip

Concept Review

Tip

Preliminary Review

Tip

Final Review

Tip

Exceptions and Project Changes

Exceptions

Tip

Extension, Modification, or Waiver

Substantial Change