Second Letter to BZA Regarding Zoning for Pacci's

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.


Councilmember Charles Allen, Ward 6

Chairperson, Committee on Transportation & the Environment
Chair, Metropolitan Washington Council of Governments



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