The following letter was sent by Councilmember Charles Allen on to the Board of Zoning Adjustment regarding their pending case for Pacci's, who applied to re-zone the second floor of their building for expanded seating for their restaurant.
March 12, 2024
Board of Zoning Adjustment
1100 4th Street, SW, Suite E650
Washington, DC 20024
Dear Chair Hill and Members of the Board of Zoning Adjustment:
Thank you for the opportunity to continue to weigh in on BZA Case #20996. I followed your discussions on January 31 and March 6 of this year and appreciate the Board’s consideration of Pacci’s application. I am writing to follow up on my previous letter and once again strongly urge you to grant a variance in this case. You will find no greater champion of mixed-use zoning to transform our neighborhoods into walkable, vibrant communities, but we must also make decisions grounded in the community’s needs and wishes. To that end, co-signing this letter are 1,225 residents who live near the property and support granting a variance.
After listening to the discussion, particularly at the March 6 hearing, I wanted to respond to arguments raised by Board members:
- Much of the disagreement seemed to revolve around the idea that because this building is zoned for first floor retail with residential above, it should be successful because there are plenty of buildings in the District that are zoned in the same manner. The applicant’s building was even compared to a much larger condo building on the same block that has a laundromat on the first floor. However, this is a poor comparison, because the building on the corner is substantially larger, with seven condo units above the first-floor retail, while the residential space in this case is significantly smaller.
- There is a much more analogous case the Board should consider in which the Board and OP supported a variance: Case #20489. This was included in the record as part of my December 6, 2023 submission. In that case, the building’s size (1,689 square feet) and construction are much more similar and a far more useful comparison in determining hardship. The Board should draw a more rigorous distinction between larger buildings and small buildings here – and I would ask the same of the Office of Planning (“OP”).
- Additionally, listening to OP maintain its opposition in the face of a very thorough and responsive presentation from the applicant to OP’s stated concerns, and only for OP to offer little substantive response, was quite discouraging. On multiple occasions, the discussion between the Board and OP implied that the building’s second floor could host one or even two residential units, which is unrealistic if you have been to the second floor. The building is small. There is no realistic way the second floor could be two units; in fact, the total square footage of the building is just 1,540. OP’s opposition simply does not feel rooted in the facts of the case, and instead seems to rely on an attenuated reading of the rules without recognizing that the obvious result of its opposition is a – once again – empty building in an otherwise vibrant neighborhood.
I respect that the roles of OP and BZA are to apply the rules of the road in line with our values for growth and housing preservation. However, Board members must also acknowledge the gray areas, to paraphrase Chair Hill. While the Board’s direction is to give great weight to OP, BZA is the arbiter and not OP. You are empowered to determine when a situation warrants a deviation from the norm. I am arguing, along with more than a thousand directly impacted neighbors, that this is such a case.
As I mentioned in my first letter, while I wish the applicant the best in their business endeavors and want to them thrive in this space, I am advocating here on behalf of my constituents who are tired of this space sitting vacant because it is clear the existing zoning is not workable. Pacci’s will be the third restaurant to open and close on this site in a decade if a deviation is not granted. Given the public nature of this case, I also worry about the deterring effect this will have on future small, local businesses interested in opening in our neighborhoods.
I urge the Board to grant the relief requested, and thank you for your consideration.
Sincerely,
Councilmember Charles Allen, Ward 6
Chairperson, Committee on Transportation & the Environment
Chair, Metropolitan Washington Council of Governments
Co-signing:
Commissioner Amber Gove, 6A04
Commissioner Roberta Shapiro, 6A03
Commissioner Frank Avery, 6B01
Commissioner Matt LaFortune, 6B07
Eileen Dougherty
Paul Dougherty
Keegan Conway
Martha Huizenga
Matt Wade
Heather Diehl
Marcia Hoexter
Gerald Glandon
Elizabeth Kaehler
Jeni Schoemaker
Hubert Schoemaker
Moira Egan
Megan Fink
Phyllis Jane Young
Harris Parnell
Candace Gibson
Shavanna Miller
Britt Stuart
Dana Weiss
Steve Beam
Leslie Tentler
Kathleen Smith
Michael Weiss
Jean O’Friel-Quigley
Analiese Marchesseault
Keith Morris
Beth Bauer
Gillian Buckley
Ann Keep
Christian Sheehan
Derek Thorn
Benjamin Dunlap
Margaret Moral
George Ghanem
Adrienne McCann
Patricia Petty
Stephanie Sarvana
Elizabeth Buhr
Emily Ackley
Brooke Jamison
Rachel Mendelson
William Douglass
Megan Renee Walker Grimaldi
Alice Reed
Lindsey Hill
Sarah Hais
Adam Hais
Christopher Salm
Hannah Bergman
Barbara meuerhoefer
Cait Cusack
Danielle Quercia
Marina Salcedo
David Pinchotti Jr.
Cynthia Frickle
Lora Nunn
Tiffany Chen Cardona
Jared Binstock
Katherine Wright
Jim and Lisa McGovern
Eleanor Wasserman
Jacob Heim
Carol Sadler
Steve Geimann
Adrienne Blaylock
Kelly Beaty
Rebecca Goldberg
Kathy Von bredow
Tyler Wilson
Andrew Blaylock
Philippe Bohec
Phil Paparodis
Sara harr
Pooja Patel
JP Kraal
Brian Kesten
Grace Harter
Karena Dees
Thomas Coyne
Jennifer lee
Jonathan Goldman
Warren Tryon
Brian Beaty
Cal Trepagnier
Gregg Treml
Travis Siehndel
Stephanie Getty
Christine White
Erin Bibo
Mary Wonnenberg
Kathleen Lanigan
Rebecca Watson
Grace Harter
Terry Montgomery
Sarah Smith
Katie Towt
Mark Grace
Brett Reynolds
Ben Wasserman
Jason Saxe
Arabella kohlmeyer
Gareth Jones
Steven Ramiro
Michele Adelson
Mark Adelson
Phyllis Slesinger
Melissa Hoppmeyer
Aimee Storm
Katie Burke
Helen Haislmaier
Adam shapiro
James Tomlinson
Heather Bien
Jamie Gregorian
Katie Coester
Star Ulosevich
Virginia Stocker
Gerard Stocker
Dana Koffman
William Grimaldi
Kjersten Drager
Bertram Wyman
Kristin Ghanem
Stella Drager
Judith Epstein
Katie Rollins
Robert Morgan
Allie Morgan
Maggie Sullivan
Sandra George
Ryan Keating
Matt Frutig
Charla Bason
Reyna Taylor
Amy Jones
Arleigh Gong
Ashley Wetzel
Carl Ford
Elizabeth Beam
Kate
Tracy Gerstle
KateLyn Smith
Brad Greenfield
Phil Drager
Alyson Sincavage
Suzanne Wells
Ann-Marie
Linda Meixner
Ben Sheppard
Jordan Logue
Jose Manuel Silva vela
Benjamin Collins
Sara Conrath
Zef Delgadillo
Julianne Bythrow
Cory Bythrow
Andrew Marchesseault
Anne Taylor
Jamie Fisher
Elizabeth Corinth
Kelly Waud
Emily Rohlffs
Emily Taggart
Darrell Zlotnick
Alanna Tondi
Jessica solka
Taylor Phares
Leda Bloomfield
Alison Hard
Michael Taggart
Lorna Isaac
Edna Boone Temaner
Charito Corvin
Allie Medack
Amanda hines
Carly Schwarzenberg
Christine Maffuccio
Jessica Palumbo
Jacqueline Firth
Brian Patrick Brown
Theresa Dipeppe
Jonathan Hawkins
Agathe Pierot
Adel Pappas
Caroline Cassidy
Diane Francovitch
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George Doukas
Grant Couch
Caitlin Kekacs
Paul Barbour
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Scott Day
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