The DC Office of Planning presented an updated Zoning Regulation Review Summary specifically for the Trinidad neighborhood at the June 24, 2014 Trinidad Neighborhood Association (TNA) Meeting.  The proposed changes include: use permissions; low density residential; parking; accessory apartments; apartment conversions; alley lot; corner stores;  and commercial zoning. Neighbors are encouraged to research the changes and to submit concerns  Advisory Neighborhood Commission (ANC) 5D.  Due to the magnitude of the changes (over 1000 pages), TNA has formed a committee for members to collectively research the proposed zoning changes towards TNA providing feedback to the ANC.

Citizens are encouraged to provide feedback on a proposed 8-unit apartment building project planned at 1328 Montello Ave NE in the Trinidad Neighborhood.  The developer is I.S. Enterprises Inc. and they are requesting a variance to build 2 additional units in their planned apartment building. The developer obtained demolition permits and building permits for a proposed third story addition and interior renovation of a single family dwelling to convert it to a 6-unit apartment building. Such a conversion is a matter of right because Trinidad is zoned R4, but the request to build 2 additional units requires review by the Board of Zoning Adjustment (BZA) and a public BZA hearing.  As a part of the zoning variance process, citizens may testify in person at the hearing or submit written comments to the BZA supporting, or opposing the variance. 

According to the District’s Property Information Verification System (PIVS) the developer was issued 2 Stop Work Orders (SWO).  One SWO was issued for illegal construction without a permit, and the second SWO was issued for exceeding the scope of the building permit.  That is in keeping with one of the major concerns expressed by neighbors that the developer has essentially razed the entire structure instead of constructing a third story addition. The developer has not met with the ANC or community groups about the project. The per the BZA case record, the District’s Office of Panning recommends denial of the variance, and neighbors have submitted letters of opposition.

For more information please see the following:

• The full variance exhibit documents can be viewed using the Board of Zoning Adjustment’s Interactive Zoning Information System case search (Case No. 18759). Once in the case, all documents can be found by clicking the “View Full Log” button.
• Developer: I.S. Enterprises Inc.
• DCRA Building Permit and Stop work Order  Search (search by the address) using the District’s Property Information Verification System (PIVS)
• Photos of 1328 Montello Ave NE prior to and during demolition up to early February, 2014 can be found on the District Curmudgeon Blog’s post:  Goodbye to another piece of old Trinidad
• Frozen Tropics Blog: Guest Post: Development at the Old Doctor’s House (1328 Montello)

Interested residents can submit written comments to the Board of Zoning Adjustment at bzasubmissions@dc.gov referencing case number 18759,  or testify at the BZA hearing on July 15 at 9:30 am at 441 4th Street NW in room 220 South.  For more information, contact the Office of Zoning at 202-727-6311.

The Trinidad Neighborhood Association provides the above information in the public interest due to general concerns expressed recently regarding building heights, increased density, and neighborhood parking capacity.

Photo is courtesy of DC Citizen Atlas

On June 10, 2014 our Advisory Neighborhood Commission 5D voted in support of a zoning variance to allow local developer Ditto Residential LLC. to reduce the number of parking spaces for a proposed 4-story 45-unit apartment building at 1326 Florida Ave NE to 16 spaces. Current zoning regulations require a minimum of 23 parking spaces be provided based on the size of the building. Future zoning regulation revisions may lower the parking space requirement for a building of that size to only 15 spaces, therefore if the zoning changes are approved, then Trinidad will end up with one more parking space than will be required.

The District Department of Transportation verified that the new building’s residents would not be eligible for Residential Parking Permits (RPP) because the block is not eligible for RPP.  Also, the developer agreed to place a clause in their lease agreements that will prohibit its residents from seeking RPPs.

The building will use sustainable materials, and have many energy efficient elements including about 5,000 sq. ft. of green roof space.

The project will also create approximately six affordable housing units in accordance with DC law. That will results in a net gain of six affordable housing units where there currently are none.

For more information please see the following:

 Ditto Residential LLC.’s 1326 Florida Ave NE Project Overview

The full variance application documents can be viewed using the Board of Zoning Adjustment’s Interactive Zoning Information System case search (Case No. 18785). Once in the case, all documents can be found by clicking the “View Full Log” button.

Interested residents can submit written comments to the Board of Zoning Adjustment at bzasubmissions@dc.gov referencing case number 18785,  or testify at the BZA hearing on June 24 at 9:30 am at 441 4th Street NW in room 220 South.  For more information, contact the Office of Zoning at 202-727-6311.