Town Hall Meeting on DC Zoning Changes, Apr 17 at 7pm

There will be a Town Hall meeting in Tenleytown giving residents an opportunity to discuss with DC zoning officials the proposed changes to the DC zoning regulations. Although the meeting was arranged by Tenleytown  neighborhood groups, the information is relevant to all DC residents.

What: Meeting with DC Office of Planning officials to discuss proposed changes to DC zoning rules

When: April 17 at 7 PM
Where: St. Columba's Church, Albemarle and 42nd Streets, NW

Topics to be discussed include:

• Zoning maps
• Definitions of zoning terms
• Parking requirements -- the proposal is to reduce the number of spaces required in new developments
• Creation of "transit zones" -- no parking required for new developments in these zones)
• Home businesses -- current regulations will be loosened
• Retail/food/alcohol locations in residential zones
• Public and private school uses
• Height limits
• Alley construction
• Tenant suites, both in-home and stand-alone
• Side yards -- requirements reduced

Should Chipotle Be Allowed in Cleveland Park?

Chipotle Mexican Grill has filed for a special exception to occupy the former Cereal Bowl space at 3420 Connecticut Avenue. Chipotle Mexican Grill is classified as a "fast food restaurant" and is only permitted in a C-2-A zone, which is the zoning for this address, by "special exception."

As you may recall, the Cereal Bowl, located near the Uptown movie theater, was a failed restaurant: The concept of an all-cereal restaurant never succeeded. There's currently a raging debate on our companion email list, the Cleveland Park Listserv, about whether or not Chipotle should be given permission to move in. On the con side are the arguments that Cleveland Park already has two Mexican restaurants, Alero and California Tortilla; and Cleveland Park already has too many restaurants period. Chipotle's supporters say that Chipotle serves good food at a reasonable price, and if Chipotle doesn't fill that vacant space Cleveland Park might be graced with a third tanning salon or yet another nail salon (the fifth).

Cleveland Park has a history of storefronts remaining empty for a long time: The old MacDonald's space, which will become Tackle Box this year, was a neighborhood eyesore for over five years.

What do you think? Should Chipotle, which is classified as a fast food restaurant under DC law, be permitted to open shop in Cleveland Park?  You can vote in All Life Is Local's poll.

What Is This Block Zoned For?

If you've ever pondered the meaning of life or what the zoning is for a particular street, your wishes have been granted: The District of Columbia now has an interactive zoning map. Hop over to the website, plug in an address and out pops the exact zoning information. Sweet.

The Giant Supermarket Saga Continues...In Court

The District of Columbia Court of Appeals heard oral arguments yesterday in the lawsuit to block the Giant supermarket development at Wisconsin Avenue and Newark Street, NW.  The case is Wisconsin-Newark Neighborhood Coalition (WNNC) and 3300 Idaho Neighbors versus the DC Zoning Commission and Friendship-Macomb SC.)

According to DC Mud, WNNC is asking the court to overturn the Zoning Commission's unanimous approval of the Giant development project on the grounds that height and density are inconsistent with the neighborhood commercial overlay zoning.  DC Mud further reports that the petitioners want the city "to revise the PUD as a two-stage application," and declare that the Zoning Commission "lacked authority" to grant a PUD [planned unit development] within a neighborhood commercial overlay zone.

The battle over the Giant supermarket and residential-retail-office complex has been going on for over a decade. The lawsuit to thwart the Giant was filed last August. Most observers give the chance that a lawsuit will block the project near-zero odds of success. Indeed, plans are already underway to replace the dilapidated, 1950's supermarket with a modern store.

The project is supported by Ward 3 Councilmember Mary Cheh, the local ANC, former Mayor Fenty, current Mayor Gray, other elected officials, the Zoning Commission, and the vast majority of people who live in the Cleveland Park neighborhood, where the Giant is located.

Cleveland Park Is DC's New Restaurant Destination and the Sky Hasn't Fallen

One of the most enduring and heated neighborhood zoning battlegrounds has been Cleveland Park. Epic wars have been waged over the expansion of a Giant supermarket, a pre-school's expansion, and restaurants.

But now not only are there more restaurants in Cleveland Park, especially along the Connecticut Avenue strip --with more to come-- but some of the city's best  restaurants are located in this neighborhood. Change has come to Cleveland Park without the sky falling, without the neighborhood being ruined, as some restaurant opponents claimed it would be. Some of the star restaurants on Cleveland Park's Connecticut Avenue corridor include Dino's, Ardeo, Sorriso, Palena, Ripple, Lavandou, and Indique. Tackle Box, a seafood place, and Medium Rare, a steak house, will soon be opening their doors.

Over the years, neighbors have fought new restaurants. Cosi was opposed and defeated because it was part of a chain. An Argentine restaurant, Divino (there's one in Bethesda), was shooed away because neighbors feared it would attract a late-night crowd. The concern was that Cleveland Park would turn into Adams Morgan.

But surprise: More restaurants has turned out to be good for Cleveland Park. Not only are storefronts that have been closed for years now showing life again, but neighbors are able to walk to these restaurants. (That's something that the opponents of restaurants tried to ignore: People who live in Cleveland Park like to be able to walk to restaurants.)

Restaurants have been hampered by Cleveland Park's zoning overlay, which limits restaurants to no more than 25 percent of the street frontage. While most Cleveland Park neighbors want to relax or eliminate that anachronistic zoning regulation, it remains in place. Change is hard, especially when it comes to zoning. But there are some exceptions, and restaurants have been able to take advantage of those exceptions. First, if the storefront was previously occupied by a restaurant, that location can be used by a new restaurant, regardless of the 25 percent restaurant cap. (So if there are any restaurateurs reading this: The space that was once the Cereal Bowl, near the Uptown movie theater, could be yours.) Second, if a restaurant wants to expand, all it needs to do is ensure that the part that fronts onto Connecticut Avenue is something other than a "restaurant" -- a small food store, perhaps. This technique has been used recently by two restaurants to expand, much to the delight of just about everyone. (Or maybe even everyone: Not a single negative word has been said on the Cleveland Park Listserv, where restaurant opponents have never been shy about expressing their views.)

So there you have it. Cleveland Park is now one of DC's restaurant destinations. And as a byproduct of that, the neighborhood itself is a better place in which to live and work.

Urban Density and Quality of Life in DC

The argument is often made that increased urban density produces a less hospitable city. New York City is cited as the example: Skyscrapers and mega-apartment buildings make for a city that's dynamic and vibrant, but not beautiful. Washington, DC and Paris are beautiful cities; New York and Chicago aren't.

Graph created by the Center for American Progress

Except. Except that Paris, perhaps the most beautiful city in the world, has a population density that's about 5 times that of Washington, DC. Washington, DC's population density is closer to that of Fargo, North Dakota, according to Matthew Yglesias' Think Progress blog. New York City's population density is less than Paris', by the way: 26,000 people per square mile for the Big Apple.

Urban density, by itself, doesn't create a "crowded," "hectic," or "impersonal" feeling for a city. Density doesn't automatically mean ugly or large buildings. But increased urban density can improve quality of life in a city: More people can bring about a more potent economy, with more shops, restaurants, recreational facilities, and better schools. Worth remembering when the next zoning battle occurs in the District of Columbia.