[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":72,"_74":72},"mediaId",6057449,"mediaKeyId","3306819-a1c87ddbaea7c3efc0bdd2e9b66668d1","parentId",3306819,"title","D.C. BZA delays decision on Hillview Market conversion after hours of split public comment","audioSeconds",608,"startMs",10705000,"endMs",11313000,"viewUrl","/Search/View?dp=1&key=3306819-a1c87ddbaea7c3efc0bdd2e9b66668d1&start=10705&end=11313","thumbnailUrl","https://assets.pipeline.soar.com/3306819-a1c87ddbaea7c3efc0bdd2e9b66668d1/thumbnail_10705000.jpg","articleUrl","/articles/6057449/DC-BZA-delays-decision-on-Hillview-Market-conversion-after-hours-of-split-public-comment","mediaUrl","https://secure.pipeline.soar.com/6057449-097875edc86a77348ed2d4b97fc62e3f/orig.mp4?Expires=1771048811&Signature=XTfkLweH6ObGd7k4p~oQlQY4EmI6i3B2oCtbXAAtyt-kLPlAd-v~lTq~NsNme0FDyF6lfxFdjXeRXvT0lWy877HRiSLZtfiUBFkDz-6kzpa9ntBHQ9vFPl1OAkTafa5xgUqPrG5HhKHx-OopkjFfdPzmYLuRCMZRklvNMFKZFlc1TQF0RPjBd6gg5lyVbZDsVLZ2AreiebuEkjDctVQ5dd25tbApXRvkVfZ9zryNEg1sjna9BalFOFAMlu10rsK2-gD4~X3sf02tT5tmXO54VqSAsvaNmTVdKTGfnaOMEg-MxT-NZaBHI8e3GiwAxIYN0VG5Z4bznF5dKBMFay3rAw__&Key-Pair-Id=KUT5TJCACFTXG","author","DC Office of Zoning","date","2025-05-14T19:50:32Z","article","The District of Columbia Board of Zoning Adjustment on May 14 continued a decision to June 4 on application 21151, in which owners Dinesh and Nidhi Tandon asked to convert the long‑running Hillview Market at 2324 North Capitol St. NW into a restaurant (proposed as “Indigo 2”). The hearing featured more than a dozen neighbors and community leaders testifying both for and against the use variance and special‑exception relief the applicant seeks.

Why it matters: the application would change a nonconforming retail convenience use to a full service restaurant in an RF‑1 residential zone. That change requires the board to find that no other lawful use is feasible and that the requested variance will not cause substantial adverse impacts to the surrounding neighborhood — a high legal bar under the zoning rules.

The Office of Planning (OP) recommended denial. Ron Baron, OP’s development review specialist, told the board that despite additional submissions from the applicant the office could not change its initial recommendation: \"OP is not able to change our initial recommendation,\" he said. OP’s written report said the applicant had not shown the high level of justification required for the intensity of the restaurant/bar, outdoor seating and pickup/delivery activity proposed.

Applicant case and proposed operations: counsel Cynthia Giordano said the applicants bought the building in 2022, and presented Indigo 2 — a restaurant and performance‑oriented dining concept the owners operate elsewhere — as the best commercially viable reuse for the small, historic storefront. The design team described plans for an interior occupant load of roughly 73 people (breakdown presented in the record) and a sidewalk café of about 23 seats. The proposal envisions the First Floor for dining and bar service and the cellar/basement for kitchen and support functions. In filings and in the hearing the applicant said trash would be enclosed at the rear and picked up 5–6 times per week; deliveries would be limited where feasible and some service could be coordinated through the applicants’ other restaurant location.

Neighbors opposed on noise, parking, trash and character: neighbors with party status said the change to a full restaurant would be materially different from the predecessor convenience store. Maya Cavalier, a nearby resident who organized several of the opposition witnesses, told the board: \"The proposed change in use would create adverse external effects.\" Opponents pointed to increased noise from outdoor seating and interior doors, more delivery traffic (including motorcycles), loading in the narrow alley behind the building, more frequent commercial trash pickup and a rise in rodent complaints. Multiple witnesses said the narrow, one‑lane Bridal Street and the short rear alley are unsuitable for frequent commercial deliveries and that nearby residents — some directly abutting the alley — would bear most of the impacts.

Supporters focused on reuse, neighborhood vitality: a coalition of neighbors, several ANC commissioners and neighborhood residents supported the restaurant as a better long‑term outcome for the building than continued vacancy or a marginal corner store. Huma Imtiaz, ANC 5E04, testified in favor and said the community wants reuse: \"We’re really hoping that this building... could be put to better use,\" she said. Supporters argued the property has been vacant at times, that a new supermarket is planned at the McMillan/Reservoir District and that conventional corner‑store models face economic challenges.

Public process and institutional input: ANC 5E took no overall position after a split vote; the Bloomingdale Civic Association voted to oppose the relief; the Office of Planning recommended denial. The applicant previously sought alcoholic beverage authority relief, which was denied, and said that history informed the current proposal. Several residents pointed out that ABCA/ABRA licensing conditions govern hours for alcohol service and outdoor activity; the applicant cited ABRA‑related hours included in its record (interior hours to midnight; outdoor seating limited earlier in the evening) as operational commitments.

Board action: after roughly four hours of testimony and questions the board closed the hearing and set the case for a decision meeting on June 4. Chairman Fred Hill said the panel will consider the record in full and deliberate on whether the applicant met the standards for a use variance and special exception.

Looking ahead: the BZA’s decision will turn on whether the board finds that other permitted neighborhood commercial options are infeasible at this site and whether the proposal’s mitigation measures (trash frequency, delivery controls, hours, sound engineering) are adequate to prevent substantial adverse effects to the adjacent RF‑1 properties. The board’s scheduled June 4 decision meeting will be the next public opportunity for a ruling.","mediaType","Video","parentTitle","BZA Public Meeting & Hearing of May 14, 2025","oneSentenceSummary","The District of Columbia Board of Zoning Adjustment on May 14 continued a decision to June 4 on application 21151, in which owners Dinesh and Nidhi Tandon asked to convert the long‑running Hillview Market at 2324 North Capitol St. NW into a restaurant (proposed as “Indigo 2”). The hearing featured more than a dozen neighbors and community leaders testifying both for and against the use variance and special‑exception relief the applicant seeks.","taxTitle","Office of Zoning, Agencies, Organizations, Executive, District of Columbia","taxId",15857,"location","","headline","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":72,"_73":72,"_74":72},6057439,"BZA continues deliberations and seeks tighter conditions on two proposed 16‑bed health care facilities",3580,2914000,6494000,"/Search/View?dp=1&key=3306819-a1c87ddbaea7c3efc0bdd2e9b66668d1&start=2914&end=6494","https://assets.pipeline.soar.com/3306819-a1c87ddbaea7c3efc0bdd2e9b66668d1/thumbnail_2914000.jpg","/articles/6057439/BZA-continues-deliberations-and-seeks-tighter-conditions-on-two-proposed-16bed-health-care-facilities","https://secure.pipeline.soar.com/6057439-cc5490d5b59b182212c942dcfb645a27/orig.mp4?Expires=1771048811&Signature=OJVa2pD9GxMV1DXSPtvzNT2hrVbjx-wbSH~-EEGiBsEWqyueS6jUGMC-eNR8jcaiNie7Axwuh-FwpwsCDlk~8HRyo1VEK55lcYxdKsLY-6yOmg7HepDnODxmBZVtkfWr8Yevr23VygmslKOCnB8PmI25JPvdlq-J~ccvJoKof6W9SHmDha6oxI5KepqERW4Nru8XNEHARDYNemiZrzoj2wtDU1gyHtYDp14T2VkGCHA5OO7UWuCAW25FFhtEPaFcDlsu1KhTOHkhpyOR--5g-C1TEQGL5aeEqFtcF4uSbuHtcXAJgDoysYooJW9riLlW20dnrSE0Ft7Vu4apw-zBBw__&Key-Pair-Id=KUT5TJCACFTXG","The D.C. Board of Zoning Adjustment on May 14 spent a substantial portion of its hearing session discussing two related self‑certified applications for 16‑bed health care facilities: application 21240 (4237 Eads St. NE) and application 21249 (4231 Clay St. NE). The board did not vote; it requested more specific, enforceable conditions from the applicants and scheduled a continued hearing and decision work in early June.

Context and zoning posture: both applications were filed under Subtitle X §901.2 and request special‑exception relief under Subtitle U §203.1(j) to allow health care facilities in the R‑2 zone. The proposals would raise the number of resident beds from the matter‑of‑right allowance (eight) to 16 by special exception; the board noted the distinction between a health care facility and an assisted‑living facility as important for how the use is regulated and staffed.

Board concerns and requested conditions: Board members led by Chairman Fred Hill and Vice Chair Carl Blake reviewed a list of proposed conditions submitted by the applicants and asked for greater specificity so the board could enforce and the zoning administrator could administer them going forward. Key points the board directed the applicants to address included:

- Clear bed cap and use definition: the board emphasized that any approval should explicitly cap the facility at the applicant’s requested 16 beds in the order unless the applicant amends the application.
- Trash management: specify frequency of pickup, enclosure details and exact location on the site plan; show a waste disposal area on the revised plat.
- Parking and circulation: show the four proposed parking spaces on a revised survey/plat and specify allocation (staff, visitors, deliveries) and how deliveries will occur without queuing into the public right‑of‑way.
- Noise and outdoor activity: propose specific quiet‑hours and limit amplified sound; show how outdoor spaces will be supervised and what staff ratio or supervision plan will apply to outdoor access.
- Housekeeping and deliveries: provide realistic time windows (the 6 a.m.–10 a.m. window proposed in one draft raised concerns), with practical plans for when housekeeping and truck deliveries would occur.
- Screening and buffering: show proposed landscaping or fencing on a revised plan to confirm visual buffering from neighbors.
- Time limit: board members indicated they expect a time‑limited special exception (members suggested a 5–7 year term was possible) to allow an evaluation of impacts.

Process and next steps: Chairman Hill ordered that updated, condition‑specific submissions be filed by May 21, with ANC responses due May 28, and a continued hearing on June 4. The board said it expects revised plats showing parking and waste locations and written commitments on staffing, trash frequency, delivery hours and noise mitigation so the board and the zoning administrator can enforce conditions if the special exceptions are granted.

Why it matters: the requests raise questions about how mid‑scale congregate care uses can be integrated into rowhouse neighborhoods, where eight‑person residential group homes are permitted by right but larger care facilities require special‑exception review. The board’s careful focus on enforceable, measurable conditions underscores an intent to grant relief only where neighborhood impacts are demonstrably mitigated.","The Board discussed two self‑certified applications (21240 and 21249) proposing new 16‑bed health care facilities in R‑2 zones. Board members pressed applicants for detailed conditions on noise, trash, deliveries, parking, staff levels and supervision and scheduled a continued hearing for June 4 to return proposed conditions.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":72,"_73":72,"_74":72},6057444,"BZA approves Union Market live‑performance restaurant at 400 Morse St.; updated plans added to order",862,5897000,6759000,"/Search/View?dp=1&key=3306819-a1c87ddbaea7c3efc0bdd2e9b66668d1&start=5897&end=6759","https://assets.pipeline.soar.com/3306819-a1c87ddbaea7c3efc0bdd2e9b66668d1/thumbnail_5897000.jpg","/articles/6057444/BZA-approves-Union-Market-liveperformance-restaurant-at-400-Morse-St-updated-plans-added-to-order","https://secure.pipeline.soar.com/6057444-7e82852b08a9582205e8fae1a8eed40e/orig.mp4?Expires=1771048811&Signature=W5vVZoXd9bgLOLVyQ1Xd9FIMdI1yJ8PHU2h1c1O5qXGd8M4kRVsU3GllwQq9sbiychGyA-VDlu4~1NPHFYNgKg1VQZiZ9ycQGCLtrRj3SiURGRW85R~40zYtlgSA1akVkBLkodeUaak-nm-BFzhXQ03bST8JsHsz804MWt0N2401PwgivNRTItCzRY0Pjj1YBQNmZDxJmST-vyZbfhDlGEvJLEbkBQLXzMjuOIemooiumiyDrQBBtKa3oHzU3MKlybVNarjUtIn5uZ4xgctldW0IfoHGd1~a1-hHiCOugo4qV1iqAqLjE0KDFzgrFk7WjkWC1HeFYdFM0FDr7IYmEw__&Key-Pair-Id=KUT5TJCACFTXG","The D.C. Board of Zoning Adjustment on May 14 approved application 21279, allowing a new eating‑and‑drinking establishment with indoor live performance at 400 Morse St. NE in the Union Market Historic District. The vote was 4–0–1 with the board adopting updated plans filed as Exhibit 27.

The applicant, represented by attorney Lawrence Ferris of Golston & Storrs, sought two forms of relief: a special exception under Subtitle U §802.1(c) to allow an eating and drinking establishment with live performance, and an area variance from the Zoning Administrator’s 1,000‑foot limitation for live performance nightclubs (Subtitle U §802.1(c)(3)). Ferris said the variance was requested as a precaution after a nearby applicant filed a related entertainment application.

Support from agencies and ANC: the Office of Planning recommended approval and reported DDOT had no objection. The applicant said ANC 5D voted unanimously to support the special exception during its April meeting and then unanimously supported the added variance at a subsequent meeting; the ANC filed its report in the record. The board accepted the applicant’s waiver request to file supplemental materials late and admitted the architect Bruce Carlson as an expert.

Project description: the proposal adaptively reuses a 1930s wholesale building in the Union Market Historic District. Ownership and operating partners (Alexandria Restaurant Partners and operator 105 Hospitality) described modest interior work, a restored storefront along Fourth Street, a First‑Floor performance area and a restaurant concept intended to broaden neighborhood amenities. The board’s approval incorporated the updated plans presented at the hearing (Exhibit 27) into the order.

Board action: Chairman Fred Hill moved to approve application 21279 as captioned and to reference the updated plans (Exhibit 27) in the order; Vice Chair Carl Blake seconded. The motion carried on a 4–0–1 roll call vote. The board cited the Office of Planning’s favorable report and the ANC’s support in adopting the order.

What’s next: the board’s order references the updated plans and will be issued per standard procedure. The decision allows the applicant to proceed toward permitting and ABRA licensing as required by other regulatory agencies.","The Board of Zoning Adjustment unanimously approved application 21279 to allow an eating and drinking establishment with live performance at 400 Morse St. NE (Union Market historic district). Office of Planning recommended approval; ANC 5D voted unanimously in support.","actionData","errors"]

Article not found

D.C. BZA delays decision on Hillview Market conversion after hours of split public comment

BZA continues deliberations and seeks tighter conditions on two proposed 16‑bed health care facilities

BZA approves Union Market live‑performance restaurant at 400 Morse St.; updated plans added to order