Thursday, January 16, 2014

Zoning Comission Coming to Ward 3 on Feb 11

In response to suggestions that the DC Office of Planning and the DC Office of Zoning have no had enough public input into the proposed zoning rewrite, the Zoning Commission has decided to take their show on the road. The Ward 3 event will take place on February 11 at Wilson High School, 6:00 PM. Those who have already testified in person are not supposed to be able to testify again. As such, this is an important opportunity for new voices to be heard.

The city is expected to grow by 100,000 to 200,000 new residents in the coming decades. If you think the roads are already choked and parking is already difficult, then the way to grow the population without the negative impacts that an auto-centric lifestyle bring is to support the Office of Planning proposals.

Please come out to Wilson on February 11th and let the Zoning Commission know that you support a sustainable and resilient District of Columbia.

For more information, please The DC Zoning Update and some additional resources.

Sunday, November 03, 2013

Cleveland Park Service Road Survey

A Cleveland Park resident took it upon himself to establish a survey regarding the Service Road between Macomb and Ordway Streets at Connecticut Avenue in the Cleveland Park commercial district. Here are the results:

500 opinions are registered! 60% of these were residents of Cleveland Park. A few highlights from the data:

A majority of our community would like to see the service lane changed. 56% of Cleveland Park residents, and 55% of the sample overall, are looking for something other than the status quo when it comes to the CP service lane.

Among people who support the status quo, the Flex Space was their preferred second choice by a wide margin.

Among those supporting a full restoration of the sidewalk, a partial extension was, by far, their second choice.

- Keep Service Lane (Option 1) 44%

- Restore Sidewalk (Option 4) 30%

- Partial Sidewalk Extension (Option 3) 15%

- Flex Space (Option 2) 10%

There were very significant demographic difference on this issue within the community, primarily on age. Among CP residents 18-44, 77% want to see something done with the service lane. Among CP residents 45+, 60% want to see the service lane remain unchanged.

Similarly, there were big differences by the type of housing one has. Two-thirds (67%) of those living in a multi-unit building want the service lane changed. 56% of those living in single family houses would like to keep the status quo.

This sample has 52% of CP respondents living in multi-unit buildings. This is not even close to being representative of the neighborhood. There are approximately 1100 houses in CP compared to 1900 condo units. That doesn’t count apartments. Just provide some perspective, Quebec House alone has nearly 900 units. Newark St, from Connecticut Ave to Wisconsin, has 82 homes.

87% of CP residents walk to the CP strip, and 47% drive (yes, many do both). When asked their primary mode of transportation to the businesses on the CP strip, 70% of CP residents said they primarily walk, while 26% said they primarily drive.

70% of those who primarily walk to the strip would like to see the service lane changed. 86% of those who primarily drive to the strip would not like to see the service lane changed.

The raw results can be found at a public dropbox.

Thursday, October 17, 2013

Your Future Tenleytown

From Ward 3 Vision:

Neighborhoods across DC are changing in ways not imaginable even a decade ago. New housing developments are popping up all over the Logan Circle area, Shaw, NOMA and other downtown areas; new restaurants open weekly; bike lanes, Cars-2-Go and other new transit modes abound. We even have Union Market – DC’s aspiring answer to robust city markets like Reading Terminal in Philadelphia.

And then there’s Tenleytown – the staid, grey lady. Home to very desirable residential neighborhoods but bounded by the at-best uninspiring Wisconsin Avenue retail corridor. Why hasn’t Tenleytown experienced the same renaissance as other parts of the city? More importantly, what are the opportunities for its future?

Ward 3 Vision, a group of local citizens who can imagine our neighborhoods as even better urban places – more walkable, sustainable, and vibrant – is sponsoring a “Tenleytown Visioning Workshop” and invites interested neighbors and citizens to discuss these questions and more. The workshop will be held on 9 November 2013 at American University’s Nebraska Hall (one of its new residence halls, adjacent to the Katzen Center), beginning at 9am, and will bring together denizens of Tenleytown and surrounding neighborhoods to share your vision, hopes and blue-sky dreams for Tenleytown.

Click here to register.

Wednesday, October 02, 2013

Et Tu 3D?

There have been complaints over the years regarding different ANCs, both throughout the Ward and across the city. Mismanagement of funds, excessive perception of power, ego inflation, you name it. At the core and in theory, ANCs are a great model for hyper-local governance. When there are so many examples of malfeasance, however, it becomes time to evaluate whether it is worth the effort and city resources to continue the office.

To wit, ANC 3D passed a resolution at a properly noticed meeting with a quorum, to not oppose (PDF) the installation of bike lanes on New Mexico Avenue. If fact, the resolution specifically states:

Commissioner Ross made a friendly amendment that the resolution include a request, but not a requirement, that DDOT include in the current Ward Circle Transportation Study consideration on the proposed bike lane on New Mexico Avenue and do so as rapidly as possible

So what is happening? According to a post on Greater Greater Washington, the ANC has circulated a resolution to be considered at the meeting TONIGHT (without notice or a courtesy posting on any of the neighborhood listservs) to require the afore mentioned study before the new bike facilities are installed.

Since the July resolution was passed, DDOT completed the planning and is actually announced that the implementation is nearing completion. It is hard to fathom why the ANC thinks such clandestine action is necessary.

Maybe they will explain it themselves at the meeting.

Thursday, September 12, 2013

5333 Connecticut Avenue Neighbors Respond

ANC 3/4G recently signed a letter of agreement with the owners of the parcel at Connecticut Avenue and Military Road for a new residential development. Nearby neighbors have appealed the issuance of construction permits by DCRA. The Board of Zoning Adjustment will hear the case later in September, but in the meantime, the neighborhood group has shared its BZA filing.

Any zoning lawyers interested in weighing in on the merits of the appeal?

Wednesday, August 28, 2013

ANC 3E to Take up More Bike Sharrows in the Ward

On the heels of the recent decision by ANC 3D to support bike facilities on New Mexico Avenue, ANC 3E will weigh a DDOT proposal to install sharrows (the stenciled biker logos on the street) within its boundaries on 41st Street from Western to Tenleytown and on Jenifer Street from Western to Nebraska Avenue. There is a small segment of the 41st Street proposal which lies in the ANC 3G boundary.

There has been a little discussion on the Chevy Chase Listserv, with a primary concern around the traffic diverter at 43rd Street and Jenifer:

I am concerned about the proposed change in the traffic diverter, which would make an important piece of safety infrastructure less effective and would encourage bicyclists on Jenifer Street to cross through the center of the traffic diverter, when the current practice of using the ramps and curb cuts is safer. A bicyclist cycling through the opening in the traffic diverter will be directed into on-coming traffic, while one using the ramps and curb cuts will be crossing 43rd Street safely alongside the crosswalk.

If this is a true concern, the ANC can work with DDOT to change the configuration of the diverter to make it safe for bicycle and emergency equipment passage while eliminating private vehicle passage.

Detractors also allege the sharrows will be an unsafe solution for cyclists:

... it will direct some cyclists to Jenifer Street, which has very high parking utilization on both sides of the street and has only about a lane and a half of space available for two-way traffic. Most cyclists will not change their route as a result of the new signs and paint, but some cyclists who aren't familiar with the safer routes will be encouraged to choose Jenifer Street over safer and possibly more direct routes in the grid of neighborhood streets. With the high parking utilization and high demand for parking, Jenifer Street has a large number of distracted drivers concentrating on trying to find a parking space, especially on weekends. With the narrow width available for two-way traffic, it is difficult for the cyclist to stay far enough to the right, to allow on-coming traffic to pass easily, and still avoid the door zone. Painting "sharrows" in the road doesn't change the amount of space available for cars and bikes.

This seems to be a false concern. A sharrow is:

a street marking installed at locations in Australia, Canada, and the United States. This marking is placed in the center of a travel lane to indicate that a bicyclist may use the full lane.

The intent is to:

- Assist bicyclists with lateral positioning in a shared lane with on-street parallel parking in order to reduce the chance of a bicyclist’s impacting the open door of a parked vehicle;

- Assist bicyclists with lateral positioning in lanes that are too narrow for a motor vehicle and a bicycle to travel side by side within the same traffic lane;

- Alert motorists of the lateral location bicyclists are likely to occupy within the traveled way;

- Encourage safe passing of bicyclists by motorists; and

- Reduce the incidence of wrong-way bicycling.

Ultimately, there will be more cyclists in the District in the future. Steps taken today to help facilitate safe practices and passages will improve mobility for cars and bikes alike. The implementation of sharrows on quiet residential streets are a good step in the right direction. Interested parties should plan on attending the ANC 3E meeting:

Thursday, August 29, 2013, 7:30pm
Embassy Suites, Chevy Chase Pavilion
4300 Military Road, NW
(On top of the north exit from the Friendship Heights Metro)

Monday, August 26, 2013

Resolution to Controversy in Chevy Chase?

It appears there may be a light at the end of the tunnel where 5333 Connecticut Avenue is concerned. This proposal has had its share of controversy in upper Ward 3 where new development is often considered a dirty word.

Nearby neighbors have filed appeals with the BZA and other DC authorities over the permits issued in 2012 and 2103 for a highrise building in the last open lot on this main thoroughfare.

The Chevy Chase ANC has taken a different tact. By engaging the property owner, they have arrived at a somewhat decent "Memorandum of Understanding" and are encouraging the appeals by neighbors to be dropped.

Among the good points of the MOU:

- A redesign of the glassy exterior to something more compatible with the existing building stock;
- Additional landscaping;
- Support and potential payment for car sharing and Capital Bikeshare on site;
- A 13 point environmental sustainability program.

The agreement does come with some negatives. Among them:

- The reduction, by 2, of the number of living units;
- The inclusion of a circular driveway on Connecticut Avenue, with two curb cuts;
- The addition of 40 additional parking spaces, over and above the proposal, which was more than was required by zoning.

This is somewhat novel approach taken by the ANC, but ultimately, it is probably more productive than the alternatives. The ANC will discuss this at its meeting on Tuesday, August 27th, see the ANC 3G website for more information.


And this statement from the project opponents:

At the encouragement of the Chevy Chase Advisory Neighborhood Commission,
members of 5333 CNC, the commission and the Cafritz development group spent the
summer seeking agreement on changes to the developers’ proposed all-glass
apartment tower, ones that would protect the vibrant Chevy Chase D.C. community
while encouraging growth and development.

At the insistence of the Cafritzes, everybody involved in the effort had to sign
pledges of confidentiality.

The sessions were intended to produce a reasonable compromise between the
residents and the Cafritzes.

Instead, they have resulted in a draft agreement between the Cafritzes and the
ANC that doesn’t address the community’s most important requests for change and
could be damaging to the community’s appeals of the developers’ plans.

The ANC is scheduled to take up the 15-point draft Tuesday, August 27 at 7:30
p.m. The 5333 Connecticut Neighborhood Coalition asks community residents to
turn out for the meeting and judge for themselves.

Last spring, the ANC joined the 5333 CNC in appealing municipal permits that the
developer obtained for the proposed structure and helped to convene negotiations
between the coalition and Cafritz representatives.

Throughout the negotiations, the coalition proposed practical, modest changes
that would not require wholesale redesign. Among them: shifting the mass of the
large Military Road wing of the proposed building forward toward Connecticut and
stepping down the back of the wing to create a buffer between the 10-story
development and the two-to-three story surrounding single-families homes.

As it now appears, ANC commissioners engaged in a separate negotiation with the
Cafritz side about which the 5333 CNC was not told. The resulting agreement
fails to address key issues in the 5333 CNC-Cafritz negotiations, is vague,
unenforceable and makes new concessions to the developer with little in return
for the community.

Below is a brief review of some of the key points included in the draft
Cafritz-ANC agreement that the commission intends to consider.

The draft says the Cafritzes agree to “a major redesign of the building…
including reduction in the glass surface area (and) increase in the amount of
masonry…as depicted in concept drawings that Cafritz provided.”

However, the agreement doesn't call for the Cafritzes to withdraw the current
building permit, which doesn’t reflect any of the changes the draft says the
developers have agreed to make. The current permit is for the original structure
that was widely criticized by the community and the ANC.

The agreement also doesn't call for the Cafritzes to make publicly available a
full set of drawings and plans for a building that reflects the proposed
changes. The developers have been promising to provide the public with revised
plans since the beginning of 2013, but have yet to do so. Absent a full set of
plans and drawings, the community will be left to discuss, and the ANC to vote
on, a proposal with little more than a few potentially inaccurate pictures.

The agreement doesn't require the Cafritzes to hold off on construction until a
new permit that reflects all of the changes to which they say they've agreed has
been approved by the city and reviewed by the commission and the community.

The draft says that the Cafritzes will seek, and the ANC will support, an
application for a circular driveway in front of the Connecticut Avenue faƧade in
order to “reduce traffic on Kanawha Street and Military Road…”

The city’s Department of Transportation (DDOT) already has rejected a request
for such a driveway as a danger to pedestrians trying to make their way along
Connecticut and an impediment to traffic flow along the avenue. Despite the
developer’s claims, inclusion of such a driveway would not reduce traffic on
Military or Kanawha.

The Cafritzes’ insistence on the driveway appears to be the reason they refuse
to comply with a basic rule of urban design by moving the structure forward so
it fronts on Connecticut and defines the urban corridor. It also appears to be
the reason they won’t agree to the kind of buffer zone between the high-rise and
surrounding single family homes that virtually all well-designed apartment
buildings along Connecticut have.

The driveway is one of the few elements of the Cafritz development in which the
community has an opportunity to make a mutually beneficial trade-off:
neighborhood support for the driveway in return for coupling it with a secondary
entrance/exit to the proposed structure’s underground parking to relieve some,
but not all, of the traffic along Military and Kanawha. Absent this coupling,
ANC support would simply give away a legitimate bargaining chip.

Advocates of the draft agreement suggest that the Cafritzes will prohibit
tenants of the proposed structure from getting residential parking sticker that
would let them save the expense of renting a space in the proposed structure’s
underground garage and parking on the street.

But the agreement itself says only that the Cafritzes “will request” such an
arrangement, which means the provision would be unenforceable.

The draft says the Cafritzes agree “to install additional landscaping,”
including preserving existing tall, mature trees that could serve as an
effective shield against light pollution and protect privacy, especially along
the huge Military Road side of the building.

However after initially saying that seven mature trees located in public space
along Military could be saved, the Cafitzes’ landscape architect sent a memo
reducing that number to three and even then only promising "reasonable best
efforts." None would be saved along Kanawha. The new trees that the landscape
architect proposes to add either would be too small to provide much shielding,
or don’t grow the kind of full, protective canopies portrayed in the concept

The draft includes a variety of proposals that appear aimed at allowing the
Cafritzes to claim that their proposed building would be environmentally sound.
However, the developers had already said they’d use “green” technology (although
not meet nationally recognized green LEEDS standards). The only new elements
appear to be mention of adding a Capital Bike Share rack and space for two
Zipcars on the property.

The text of the draft also says the Cafritzes “shall have no obligation” to
include either “if after a reasonable effort” they decide inclusion of one or
both is impractical.

The draft says that the developers agree to “institute traffic controls and
signage, as requested and advised by the DDOT, so that traffic entering and
exiting the building will not use the narrow alley that runs from behind the
Building to Chevy Chase Parkway.”

However, the Cafritzes agreed in early conversations with the ANC and the
coalition to install a so-called “pork chop” traffic control to discourage use
of the alley. The draft appears to weaken, not strengthen, that agreement by
making it contingent on the city’s transportation department requesting the
traffic control. Senior DDOT officials have repeatedly described the alley as
“public infrastructure” that should be put to greater use. As a result, it
seems unlikely that they will “request” any control.

Members of the 5333 CNC appreciate the ANC’s efforts to encourage negotiations
between the community and the Cafritzes. But the secret negotiations between
the ANC and the Cafritzes that have resulted in limited, inadequately defined
and unenforceable promises of change are counterproductive and a disservice to
our community.