Yearly Archives: 2013

Developer Asks for Relief from Parking Requirement on 81 Unit Pennsylvania Ave Building

Seeks to Provide 30 Spaces Instead of the City-Required 41

by Larry Janezich

NOVO Development, headquartered on Capitol Hill, is asking ANC6B and the Zoning Commission to allow them to provide 30 parking spaces instead of the required 41 in the proposed 81 unit apartment complex at 1550 Pennsylvania Avenue, SE.  In addition, the developer will “unbundle” the parking spaces provided from the units, meaning that residents will not be required to purchase or rent spaces along with the unit.  Some residents and commissioners are in favor, but some are reluctant to require the neighbors to shoulder the burden of competing for street parking. 

The developer says that in order to provide the 41 required spaces, the company would have to reduce the number of units in the building by 22, given the proposed height and mass of the building.  NOVO also cited the problematical shape of the lot, and higher ground water on the lot’s east end as being factors contributing to the request for relief. 

As ameliorating factors, the developer will provide 28 plus bike spaces and pursue locating Zip Cars on site as well as continue efforts to work with DDOT to create additional parking spaces in the neighborhood. In addition, the developer claims that the units – mostly efficiencies and one bedrooms – are meant to appeal to young professionals between the ages of 25 and 34 who are not heavy car users.

Some 18 nearby residents showed up at the ANC’s Planning and Zoning Committee meeting last Wednesday, all but two of them to express concern about the impact of the building on the neighborhood.  Most welcomed the development, which would replace a used car lot currently occupying the site, and agree with the developer that the building would contribute to a safer community and encourage additional retail.  But many are concerned about increased demands for street parking which they see coming with the new building.  One neighbor said the project would make the neighborhood less safe by providing more targets for crimes of opportunity.

When questioned by Commissioner Ivan Frishberg, the developer said that they had not considered the possibility of restricting new residents from eligibility for Resident Parking Permits.  Commissioners Frishberg and Pate urged the developer to consider this option.  Commissioner Oldenburg said that she “fully disagreed” and opposed creating the resulting two classes of residents.  Commissioner Peisch said he tended to agree with Oldenburg.  

At the end of the discussion at the meeting last week, Commissioner Brian Flahaven, in whose Single Member District the proposed development lies, moved that the ANC Planning and Zoning Committee take no position on the requested parking variance pending receipt of additional information on parking before the April 9 meeting of the full ANC which will consider and vote on the issue.  He pledged to work with residents and the developer to reach an accommodation.  That motion was adopted 8 – 0.

Currently, the DC Office of Planning is considering zoning regulation changes to eliminate the requirement that developers provide any parking in those areas of the city in close proximity to public transportation.  ANC6B voted to send a letter to the Office of Planning endorsing that change – and others – at its regular March meeting.  However, in that letter, ANC6B suggested the way to increase housing and reduce traffic on Capitol Hill is to increase the cost of street parking for households with more than one vehicle.  ANC6b bluntly told the Office of Planning (OP) that liberal parking policies by DDOT undercuts OP’s goals of providing more housing in the city and as well as the “desired effect” of reducing the number of cars on the street.  The ANC suggested one remedy might be to increase the cost of a Residential Parking Permit for more than one vehicle per household.  It seems likely that the cost would have to be significant in order to be effective

One question that could be asked of the developer at the ANC meeting is, if the 81 unit building is delayed or if the proposed zoning regulations change becomes effective before the plans for the building are complete, how would that fact affect the plan for providing onsite parking, and would the developer be inclined to eliminate the parking spaces in favor of more units in that event. 

The full ANC will meet Tuesday, April 9, at 7:00pm in Hill Center.

Preliminary Sketch of What Banana Cafe May Look Like in the Near Future

The Week Ahead……. and ……

Changes Coming to Barracks Row:  Banana Café, Miracle Theater, Beer Garden

by Larry Janezich

Monday, April 8

ANC6B Transportation Committee meets at 6:30pm in Hill Center. 

Among items on the agenda:

Letter to DDOT on Barney Circle and Southeast Boulevard Transportation Planning Study.

Tuesday, April 9

ANC6B meets at 7:00pm in Hill Center

Some items on the agenda: 

Historic Preservation Applications for:

Frager’s Infill on 11^th Street (see images posted last week on CHC)

Storefront alterations for Banana Café.  As depicted in the architect’s rendering above, the design will emphasize the restaurant’s Cuban cuisine.  No design changes to the interior are anticipated.   The rendering could be further tweaked as the application works its way through the bureaucratic process.  The project is being designed by Design Republica Architecture of 1909 19th Street, NW, whose past clients have included the Lebanese Taverna Restaurants and Nooshi. 

Site alterations for beer garden use at 720 L Street.  Investor Mark Brody has radically scaled back the beer garden concept, and currently envisions a seasonal summer garden which would operate from April to November.  Brody told the Planning and Zoning Committee that the original concept for the beer garden had grown so large that he couldn’t afford to build it.  He hopes to operate the scaled down version until proceeding with the original plan becomes feasible.  The commissioners had many concerns and questions, some about the appropriateness of the undertaking for that location and noted that these questions would be revisited when the application for a liquor license came before them.

Public Space Application for National Community Church, 535 8th Street SE.  As the Church moves forward to return it’s building to its original purpose as a theater (aptly named The Miracle Theater), they are applying for a public space permit to allow an addition to building façade of ticket/information booth.  National Capital Church representatives told the ANC Planning and Zoning Committee last week that plans are underway to develop a concessions area on the lower level of the church which will feature an accessible lift to that level.  In addition the plans include development of a smaller concession area in the theater’s lobby for soft drinks and packaged concessions.  Also envisioned is the installation of additional doors with more glass to show off the interior.  The Planning and Zoning Committee asked representatives of the Church to be prepared to demonstrate a strategy for managing crowds in front of the theater in order to prevent forcing sidewalk traffic into the street as they pass in front of the theater.

Letter to DDOT on Barney Circle and Southeast Boulevard Transportation Planning Study.

Also on the agenda are routine liquor license renewals for Good Stuff Eatery; We, The Pizza; Aatish On The Hill, Mr. Henry’s, Capitol Hill Club, Sizzling Express, Trattoria Alberto. Montmartre/7th Hill, Szechuan House, Lavagna, Café 8, Acqua al 2/Suna/Harold Black Bar, Sanphan, Tortilla Coast, Young Chow Restaurant, Sonoma, Belga Café, Hunan Dynasty, Kenneth H. Nash American Legion, The Silver Spork, Tash Restaurant, Nooshi,

“Hot Country Style” by Rosina Teri Memolo at the Contemporary Wing on H Street, NE thru April 21

Piece of the Story – Featuring the Work of Rosina Teri Memolo

Editor:  Larry Janezich

“Hot Country Style”, which is part of the Mumbo Sauce show at Contemporary Wing at 906 H Street, NE.  The show runs through April 21. 

Rosina Teri Memolo:  I came of age here in DC and have an intense love of the unique buildings that house corner stores, carryouts and other neighborhood staples. Along the way, I decided to never turn down another person who asked me to shoot them. Both loves combined with my need to explore the city makes for an interesting series of series that I hope to edit into a book. In this image, I see a sliver of life in DC. A woman has just thrown the dice in a street game of craps and men look on while milling about on Minnesota Avenue NE. Maybe they are waiting for their food, but maybe they aren’t.

Featured in Mumbo Sauce are selections from her two series, “Corner Stores and Carry Outs” and “Just Shoot Me,” which document the disappearing landmarks, and changing diaspora of the city.  Her images are intuitive, sometimes even happy accidents.  Her work is also being shown in the Pump Me Up exhibition on display at the museum.

More on the Contemporary Wing show can be found here:  http://www.conoperative.com/2013/03/mumbo-sauce-new-datenew-space/

Rosina Teri Memolo is a fine artist and commercial photographer who lives and works in the SE quadrant of Washington, D.C.  Known for her urban inspired images, Rosina serves as a visual archaeologist by digging into our human culture to document what she finds.  Her images are intuitive, sometimes even happy accidents.  Rosina invests her time outside of her personal work, art shows and clients, in the community teaching young people to make a difference by harnessing and training their creativity and critical thinking.

Rosina can be found:

http://Happy-Accidents.tumblr.com

http://twitter.com/RosinaPhoto

http://www.facebook.com/RosinaPhoto

Acqua al 2 Responds to Neighbor Allegations  – New Light Shed on Closing of Suna

by Larry Janezich

Ari Gejdenson, co-owner of Acqua al 2, (AA2) addressed ANC6B’s Alcohol Beverage Control Committee Thursday night to respond to allegations and concerns brought before the commission by neighbors of the restaurant regarding two recent additions in service provided by the establishment on its second floor.  Neighbors had raised these concerns – which were posted on Capitol Hill Corner – to the ANC in connection with the AA2’s application for renewal of its liquor license. 

Gejdenson brought a photograph to show the existing entrance from Acqua al 2’s dining room to its upstairs to refute the allegation that AA2 was in violation of DC Code requiring that connection.  Gejdenson further asserted that AA2 was in compliance with the Voluntary Agreement with neighbors saying that there was a 12 foot non-customer space between the recently installed bathrooms and the rear of the restaurant.  He asserted that claims of a fan and vent in one of the rear windows were in fact the back of a freezer on wheels.  He explained that one of the rear windows had been covered with plywood pending replacement after having been broken.  He further asserted that he had gotten permits for all work done on the premises, including the fence on top of the building which, he said, had been mentioned by neighbors as a feature they would like to see to hide rooftop mechanicals and deflect noise away from residents. 

With respect to addition of the trade names Suna and Harold Black Bar to the liquor license, Gejdenson said that rather than confirming that they are different operations from AA2, he is required by the city to add the names to the license given they are separate operations within AA2.  He assured the Committee that it is not a significant change and comes down to paying a $500 fee.   Still, the broader point remains whether neighbors should have a voice in the expansion of a bar/restaurant before it happens and not after the fact. 

Commissioner Brian Pate, who represents the Single Member District adjacent to where the neighbors raising complaints live, recalled visiting the second floor of the restaurant when he was considering holding an event there and thinking that “this is not what we voted for when we voted to support expansion of extra upstairs seating” at AA2.  He went on to say that AA2 was in compliance with the letter of the agreement with the ANC but perhaps not the spirit.  Commissioner Ivan Frishberg, who represents the Single Member District where both AA2 and the neighbors are  located, said that “what’s striking is that Acqua al 2 is still in compliance with the law,” and the “concerns (raised by neighbors) are process concerns, not that there has been any harm.”

In responding to questions raised by nearby neighbors, Gejdenson shed new light on the sudden closing of Suna and lent credence to neighbor concerns that the restaurant had gone beyond neighbor’s understanding of what AA2 would be.  Alluding to a possible disagreement with Suna chef Johnny Spero, Gejdenson said that Suna was supposed to be a “tasting room” within AA2, but the chef wanted to establish a separate operation and compete with AA2, “that’s part of the reason it ended quickly.”  Citing the blogosphere reaction when Suna closed and Harold Black Bar stayed open, Gejdenson said “it seemed like a separate operation.”  Although Gejdenson cited other examples of “tasting rooms” it is in reality unclear how these differ from a restaurant in a factual sense, and indeed, if Chef Spero was attempting to compete with AA2, it’s not clear that they do. 

Regarding the space which was formerly Suna, Gejdenson said, “all we’re doing is private dining and cocktail events.”  He went on to say that he would think that the neighbors would be happy (with Harold Black Bar) which prohibits standing at the bar and loud conversation, and limits seating to 28.  Frishberg backed up the claim, noting that the bar’s rules of decorum are printed on the menu.

The Committee voted to recommend extension of the liquor license, subject to receipt of a signed Voluntary Agreement.

View From 11th Street of Frager’s Planned Glass Atrium

Ariel View of Frager’s Proposed 11th Street Infill

Head On View from 11th Street of Proposed Frager’s Addition

Frager’s Hardware To Add Upscale Glass Atrium Infill on 11^th Street – Concept Drawings at Capitol Hill Corner

by Larry Janezich

Frager’s Hardware, much beloved for its funky interior, eclectic product selection, and helpful staff is about to add an upscale addition fronting on 11^th Street.  The ground floor of the proposed glass atrium will be in the words of one architect, a “curated showroom” to display high end products including light fixtures, cabinets, and plumbing fixtures.  In addition, design consultancy may be offered in the new space.

The concept is up for Historic Peservation Review, and on Wednesday night, Francis Campbell’s ANC Planning and Zoning Committee recommended concept approval to the full ANC by a vote of 5 – 0 – 1.  Commissioner Ivan Frishberg abstained wanting more time to consider the design.  Commissioner Kirsten Oldenburg recused herself from consideration since she is employed by Frager’s.

The project is being designed by the international firm Demian/Wilbur Architects, headquartered  on Capitol Hill.  Some of the firms other DC projects include Station 4 in Southwest, The Hill Pre-School, and Latham Hotel in NW. 

The Historic Preservation Application will come before the full ANC6B which meets next Tuesday at 7:00pm in Hill Center.

The unmarked door at left is the unassuming entrance to Harold Black Speakeasy and the now-closed Suna

 Neighbors Say Acqua Al 2’s Pop Up Restaurant and Speakeasy Violate DC Code;

Al 2 Liquor License Up for Renewal Before ANC Committee Tonight

by Larry Janezich

Nearby neighbors of Acqua al 2 (AA2) at 212 7^th Street, SE, charge that its two recently opened adjuncts, “Suna” (which closed March 10 after four months) and the speakeasy, “Harold Black Bar” operated without a liquor license. 

Neighbors have taken their complaints to ANC6B and to DC’s Alcohol Beverage Review Administration (ABRA).  Chief among their concerns is that the AA2 operated and may still be operating in violation not only of its voluntary agreement with the neighbors, but also with DC Code.  The restaurant’s liquor license is currently up for renewal before both bodies. 

At issue are two new establishments on the second floor of the restaurant – the recently closed Suna and (according to co-owner Johnny Spero quoted in the food blog EATER at http://dc.eater.com/tags/suna) the still-operating speakeasy “Harold Black Bar.” 

Neighbors contend in their written complaint that in March 2012, when AA2 requested modification of their license to extend their hours of operation and expand the restaurant, the restaurant owner said that this expansion would only be used occasionally for private parties.  A Voluntary Agreement (VA) was written and signed to accommodate these requests.

Subsequently, a separate restaurant named “Suna” with its own kitchen, and a third operation, “Harold Black Bar” were also established on the second floor, neither of which can be accessed from the restaurant downstairs.  Instead the entrance to these two operations is through an unmarked door at a separate address, 214 7th Street, SE.   AA2 is at 212 7^th Street, SE.

In addition, neighbors say that during the voluntary agreement discussions, there was no mention or consideration of another restaurant, kitchen, or separate bar on the second floor.

AA2 has applied for a liquor license renewal and added the following trade names to the same license: Suna/Harold Black Bar, apparently an ex poste facto admission of the need to obtain specific licensing for those establishments.

Neighbors point to DC Code, which states in section 600.3:  “An additional trade name shall not be used to identify a location separate and apart from the licensed premises. When a licensed establishment uses an additional trade name, its patrons must be able to access the area of the licensed premises identified by the additional trade name from the area of the licensed premises identified by the original trade name.”

In addition, neighbors say AA2 is not currently in compliance with the voluntary agreement where it is written that:  “No patrons will be allowed in the garden, nor will the area (approximately 312 square feet total, currently used for storage) to the rear of the 2nd floor be open to patrons.”  Their letter to ABRA says, “In fact their new restroom, which is accessible to patrons, is located in the rear of the 2nd floor facing our windows.” 

Suna was closed in early March after only four months, a week before a savage half-star review by Tom Sietsema was published in the Washington Post, but the review apparently had nothing to do with the closing which was never explained by owners.  Neighbors worry that, if a new license is granted, they do not know what kind of operation will replace it.  As has been reported elsewhere, both Suna and the speakeasy Harold Black Bar fostered the mystique of in-crowd exclusivity; neither had signage, and Harold Black—a bar—nonetheless required reservations.  The bar’s phone number was unpublished and the procedure for making a reservation was ritualistic, as detailed in City Paper, which also published the bar’s reservation phone line number. 

See Young and Hungry at: http://www.washingtoncitypaper.com/blogs/youngandhungry/2013/01/10/gin-and-bear-it-its-not-so-easy-getting-a-drink-at-d-c-s-newest-1920s-themed-bar/

 Subsequently, Harold Black cut a deal with CityEats to take reservations through their website.  However much the business seeks to mimic the underground or “pop up” feel of the latest fashionable eating trends, the reality is that they appear to have been operating in a brick and mortar fashion and serving alcohol on premises.  Other than preventing or punishing violence in and around the premises, it is difficult to think of a better example of the kinds of behavior that alcohol liquor licensing was established in order to address.

 ANC 6B’s will meet tonight to discuss this issue (and other licenses) tonight at 7:00 in the Hill Center.

Xavier Cervera’s Nine Capitol Hill Restaurants Sold To Boston Equity Firm

by Larry Janezich

Last night Xavier Cervera confirmed that he has closed a deal to sell all nine of his Capitol Hill area restaurants to a Boston equity firm experienced in the restaurant business and seeking to enter the Washington market.  The restaurants include the recently re-opened Hawk & Dove, Boxcar Tavern, The Chesapeake Room, Lola’s Barracks Bar & Grill, Molly Malone’s, Pacifico, Senart’s Oyster & Chop House.  The eighth is the soon-to-open Park Tavern in Canal Park, and the ninth, Willie’s Brew and Que, will open on the Southeast Waterfront later this year.  The restaurants were developed in partnership with an investor from Miami and employ some 340 people at the nine venues. 

Asked for comment regarding the sale, which reportedly was finalized on New Year’s Eve, Cervera said, “Not much to discuss. Great offer..good timing..experienced group.”

Last December Capitol Hill Corner first reported that Cervera was considering offers.  Cervera told Capitol Hill Corner at the time: “I have been approached by a private equity group out of Boston and have made large offers which I have not accepted.  The offers grow larger every week.  They have a lot of experience in the restaurant business.  They have looked very closely at my operation and like what they see.  They are being very aggressive.”  Cervera added:  “I am close to all of my restaurants and the 345 employees.  You don’t build this kind of operation in four and a half years without great staff.  It’s hard to let something like that go.”

The equity group that bought out Cervera is reportedly headed by his brother and has other restaurant franchises.  Xavier’s brother is currently in Washington and is actively managing the restaurant group.  Part of the deal was Xavier’s continued involvement in the management as a consultant.  According to regulars of some of the restaurants, the new owners have made some personnel changes involving long time employees which Xavier is not happy about. 

This would not be the first time Cervera sold his developments as a package.  Originally from Miami, he developed several boutique hotels there and sold them as a package some 15 years ago.  It’s not clear what Cervera’s next venture will be, but he is reported to own property in the Shaw/Logan Circle area.

The Week Ahead….

by Larry Janezich

Monday, April 1

CHRS Historic Preservation Committee meets at 6:30pm at Kirby House, 420 10th Street, SE.

Wednesday, April 3

ANC6B Planning and Zoning Committee meets at 7:00pm at St. Coletta of Greater Washington.

Among items on the agenda: 

Zoning adjustments for 80 plus residential unit building at 1550 Pennsylvania Avenue, SE – variances from the off-street parking provisions, the size of parking space requirements, and the loading requirements.

Public space request from National Community Church, 535 8th Street, SE (apparently a request to extend the front of the Church into public space for construction of a ticket booth).

Frager’s Hardware infill project on 11th Street SE.

Changes to the facade of the Banana Cafe building at 500 8^th Street, SE.

New concept design for the Beer Garden previously approved for the corner of 8th  and L Streets, SE. 

Wednesday, April 3

CHRS Zoning Committee meets at 7:30pm at Kirby House, 420 10th Street, SE,

Thursday, April 4

ANC6B ABC Committee meets at 7:00 p.m., in Hill Center.

Among items on the agenda: 

Liquor license renewals for We, The Pizza; Tortilla Coast, Acqua al 2, Young Chow, Aatish On the Hill, Tash, Nooshi, Mr. Henry’s, Capitol Hill Club, Sizzling Express, Good Stuff Eatery, Trattoria Alberto, Sonoma; Belga Café; Hunan dynasty, Saipan, Montmarte, 7th Hill Pizza, Lavagna, American Legion, Szechuan House, Café 8, and the Silver Spork. 

Monday, April 8

ANC6B Transportation Committee meets at 6:30pm (currently scheduled for Hill Center, but location could change).   

Among items on the agenda:

Drafting of a letter to DDOT on Barney Circle/SE Boulevard.

 Discussion of DDOT 2013 Parking Action Agenda.