By David Kosub (Contributor)

Many words have already been written about the forthcoming Chick-fil-A development at the current site of the KFC-Taco Bell at Riggs Road NE and 3rd Street NE (see here, here, here, here, and this entertaining Next Door rant here). Well, I had some more after reading the District of Columbia’s proposed Comprehensive Plan, currently open for public comment. As the Chick-fil-A development is expected to be discussed at the January ANC 4B meeting, I would like to provide a few more thoughts for consideration related to the visual character and environmental impact of this project in our neighborhood.

As I previously wrote about, the 2009 Small Area Development Plan for the South Dakota Avenue NE and Riggs Road NE corridor refers to the existing KFC-Taco Bell as an “opportunity site” for future development. Opportunities exist, as the plan notes, to have future development set back from the street allowing for a visually strong corner to be created with aesthetically unified, pedestrian-friendly, street-facing retail. Furthermore, as the plan goes on to say, future development should  consider accommodating aesthetic “landmark elements,” such as public art, open space, and vegetation, to “truly create a sense of place and assist with reestablishing the intersection as the heart of the neighborhood.”

To fully be the “heart of the neighborhood,” this intersection must be considered for streetscape improvements. Any future development should recognize this too. Similar to what is touted in Policy UNE-1.2.1 of the Upper Northeast Element of the Comprehensive Plan, such streetscape enhancements would make this intersection more visually appealing, professionally landscaped, pedestrian friendly, clean, safe with appropriate lighting, harmonious and respectful of existing structures, as well as convey a sense of local charm and culture. This goes for buildings and amenities that currently exist, together with those that are being planned for future development.

The aesthetics of the property must flow and connect with adjacent public assets, such as the triangle park on the southwest corner of the intersection, and future planned developments, such as the EYA project on the southeast corner. Wherever possible, native plants, shrubs, trees, and other vegetation should be installed to help address environmental objectives established by the District, such as mitigating storm water run-off, water and air quality improvement, and habitat restoration (Policy UNE-1.2.8), which also has the added benefit of beautifying our surroundings. Undergrounding power lines would also serve to enhance the visual character too. Any outside seating areas affiliated with the restaurant should be inviting, buffered from street noise, and a welcoming place to eat and socialize. Finally, the developers and operators of the facility should work with the South Dakota Avenue Clean Team to ensure this site remains clean as well as free from graffiti and other urban detritus.

The Comprehensive Plan also recognizes the value of green and open spaces in our city. For instance, in Chapter 8 focused on Parks, Recreation, and Open Space (PROS), it notes “the need for parks may be more critical in some areas of the city due to…denser development patterns without the aesthetic amenities afforded by open space.” Though I understand the developers are not looking to create a new park at this site, the need for green and open space still exists and can be addressed with their project.

In Policy PROS-1.4.3, for example, green space could “enhance the connectivity of parks and open spaces throughout the city [and could] be an important planning and design consideration, particularly where multiple large adjacent sites are being redeveloped,” such as in our neighborhood. The plan goes on to say that “small pocket parks, plazas, and other open spaces should be created [in employment growth areas[ to provide visual relief and space for outdoor seating” (Policy PROS-1.4.6). If indeed the new Chick-fil-A will have a walk-up order option for pedestrians, then perhaps it could be encouraged to develop “outdoor plazas…for public benefit and to encourage tree planting, public art, sculpture, seating areas, and other amenities” (Policy PROS-4.3.2). The District government may even provide “incentives for new…buildings to include green roofs,” rain gardens, landscaped open areas, and other common open space areas that provide visual relief and aesthetic balance” (Policy PROS-4.3.3).

Improving the visual character of this site aligns with the overarching goal of the Urban Design (UD) element of the Comprehensive Plan. This element aims to “enhance the beauty and livability of the city by…reinforcing the identity of its neighborhoods, harmoniously integrating new construction with existing buildings and the natural environment, and improving the vitality, appearance, and security of streets and public spaces” (Urban Design Goal 901). South Dakota Avenue NE, where the new restaurant will look out upon, could be an opportunity for the developers to help “reinforce the form and identity of the city, connect its neighborhoods, and improve its aesthetic and visual character” (Policy UD-1.4.1), with particular priority on higher design standards and a positive image. Such higher standards would contribute to activating this commercial area, “create visual interest through well-designed building facades, storefront windows, and attractive signage and lighting” (Policy UD-2.2.5). Finally, the plan does recommend requiring “streetscape improvements by the private sector in conjunction with development or renovation of adjacent properties” (Policy UD-3.1.11).

To further enhance the visual character of this site, I encourage the developers to partner with the community wherever possible to help provide needed resources to reactivate the triangle park on the southwest corner of the intersection. Private financial support [could help[ the District’s park and recreational facilities” (Policy PROS-2.2.6), such as through public-private partnerships for recreational purposes (Policy PROS-2.2.7). I recognize this is a by-right project replacing one fast food restaurant with another, so something like a community benefits agreement is unlikely, but having Chick-fil-A provide resources to improve the green space nearby would benefit all involved. Moreover, as noted in Policy UD-3.1.8, such public spaces could be activated through “the design of adjacent structures; for example, through the location of shop entrances, window displays, awnings, and outdoor dining areas,” which is also important for the developers to consider.

Paraphrasing the Comprehensive Plan one final time, open and green space provide many benefits to the form and flow of a neighborhood. A balance between development and open space is critical for our neighborhood to continue thriving, the psychological wellbeing of current and future residents, and the aesthetic qualities of the city. If you plan to attend the January ANC 4B meeting and/or reach out to your ANC Commissioner about this project, I appreciate your support to ensure this project, and any others in our neighborhood, consider these important green, environmental visual enhancements to neighborhood development as well.