Posts about Brentwood

Today, there are only 3 ways of accessing the station:

• The bus bays next to the former parking lot (labeled 1 on the map)
  
• A winding pedestrian bridge (labeled 2)
  
• A (temporarily closed) four-story staircase from Rhode Island Avenue (labeled 3)

Plans are in the works for an additional pedestrian and bicycle bridge (labeled 4), which will connect the station with the Rhode Island Avenue Center mall and the Metropolitan Branch Trail. Although this will improve station access, another connection is needed for the areas southwest of the station.

Riders from nearby Eckington must trek up Rhode Island Avenue, under an overpass on a narrow sidewalk where cars speed by, then go up the ramp or stairs to reach the station. Even for residents closest to the station, the circuitous walk can take up to 15 minutes and makes rail a less-appealing option for riders.

A ramp should be built from the station, across the CSX tracks and down W Street to better connect the station with Eckington (labeled 5 on the map). This will enable residents to access the station more readily and will lay the groundwork for future improvements along 5th Street NE.

In its vision for the Rhode Island Avenue corridor, the DC Office of Planning suggests turning the area around the rail overpass and 5th Street into a mixed-use district, containing shops, offices, and new residential structures. The report also calls for a new connection to the station, running along the 600 block of W Street NE (which is currently used as an alley for nearby warehouses) toward the station (labeled 6 5 on the map).

Making another pedestrian connection to the station would create a sense of neighborhood cohesiveness that does not currently exist, and help surrounding neighborhoods grow and prosper.

In recent decades, small business have all but disappeared from the area, and in recent years, even larger establishments, such as the National Wholesale Liquidators and the Safeway at the Rhode Island Avenue Center strip mall have closed their doors.

With only a few tenants left, the mall's sprawling parking lots never exceed 50% capacity, even on weekends. Indeed, the lot's landlord even offers "commuter parking" for the nearby Rhode Island Avenue Metro station.

The former Safeway, closed in 2010, has stood vacant, with little sign of activity, for over a year. When it closed, the grocery chain noted that the location had been unprofitable for over 10 years. Grocery stores serve as important community anchors and allow other forms of retail to flourish nearby. This is especially true for this strip mall, which is detached from the surrounding streets and neighborhoods.

Rhode Island Avenue north of Brentwood fares no better. Despite stretches that see over 30,000 vehicles per day, businesses along the avenue are anything but diverse. Sit-down restaurants tend to avoid this part of town, despite plenty of potential customers. The only new food establishments to open recently are a Rita's Custard Shop and a breakfast/brunch-only diner.

Nearby residents lament the lack of retail, but although the area has no shortage of space for new businesses to move in, the high upfront costs of opening shop coupled with the neighborhood's reputation pose an enormous to traditional establishments that might even consider the area as their base. In "up and coming" neighborhoods, entrepreneurs may be hesitant to open businesses despite low rents and high traffic volumes. Many business owners don't want to be roped into a long-term lease if the future of the neighborhood remains uncertain.

With lower operating costs and a greater dependence on readily available, affordable property, pop-up stores might prove to be a great option for Rhode Island Avenue. And, the so-called pop-up businesses might already have some examples to follow in Northeast.

In the Rhode Island Avenue Center, a car-wash and Mr. P's BBQ truck have set-up shop and attract a loyal following of both locals and visitors. On weekends, impromptu flea markets appear and attract residents from Edgewood and other close-by neighborhoods.

Within the vacant former Safeway space, an indoor flea or farmers' market might fit in nicely, especially in cooler weather. Since Safeway's departure last year, residents of nearby Edgewood and Eckington have had to travel to the Brentwood Giant to get groceries; adding an indoor, semi-permanent farmers' market might make their lives a little easier (and tastier).

On the other side of town, in Mt. Pleasant, an ingenious concept called the "Temporium" made use of underutilized retail space on Mt. Pleasant Street NW. Despite being a temporary facility, the space attracted 6,800 visitors and made over $31,000 in sales the last month it was open.

However, before significant development can occur on Rhode Island Avenue, the corridor needs to see some substantial improvements to the area's transportation infrastructure. Currently, the Rhode Island Avenue-Brentwood metro station serves the area, but it lacks adequate neighborhood access.

There are plans to build a ramp across the CSX/MARC/Amtrak line, which would eliminate the circuitous walk or perilous rail crossing to the shopping center and could begin construction in 2012. DDOT has also included Rhode Island Avenue in its Phase II streetcar plan, but this addition should be preceded with a Circulator route or other frequent bus service.

Eventually, the entire corridor will need to adopt a comprehensive plan (such as the one produced during the Fenty administration by the DC Planning Office), but, in the meantime, short-term solutions, such as pop-up stores, exist to improve the livability of the area and make the neighborhoods that surround it more appealing.

On a recent weekend, I counted only four trees, or 6% of the total from this project, that remain alive. Weeds choke the treeboxes that line the street (save two in front of the Lowest Price Gas Station, where the trees are still dead), all of them neglected. That's unacceptable.

A new section of the Metropolitan Branch Trail recently opened between the New York Avenue Metro Station and Franklin Street NE. Trees were planted along the trail at many points, including the pocket park pictured at 4th and S Streets NE. Many of the trees are already dead due to the extremely dry spell we had in June and early July.

All of that is unfortunate, and easily could have been prevented, had the property owners and neighbors along the Met Branch Trail and Brentwood Road taken the time to water the nearby trees, or if the city had planned to water the trees in the North Capitol Street median, as the road there is practically a freeway where watering would be difficult. But there is hope ahead!

The city is actively working on a streetscape plan for the entire length of Sherman Avenue NW, between New Hampshire and Florida Avenues. One of the elements of this reconstruction will be a planted median. After seeing what happened on roads like North Capitol Street, it's reasonable to see why residents might be skeptical that trees could survive without a dedicated source of water to keep them alive.

Thankfully, Sherman Avenue resident Craig Sallinger was able to get a guarantee from a DDOT employee that an irrigation system will be included in the construction of the road, so it will be easy to get water to those trees while they're trying to establish roots. Hopefully this will be a consideration DDOT makes in all of their future streetscape programs.

In the August 4th edition of the Dupont Current, there is a story about the DC "Tree Fund." The fund is partially filled by fees levied as part of the Urban Forest Preservation Act of 2002, and is legally required to be kept separate from the city's general fund. (I wish I could link directly to the story, but the Current has a strong dislike of Internet publishing.)

The Current says that the 2011 budget, proposed by the Mayor and approved by the Council, removes money from the fund and places it in the city's general fund. In the article, Councilmember Mary Cheh (D-Ward 3) states she wasn't aware that the money was being diverted from the Tree Fund into the general fund when she voted for the budget.

The government agency tasked with planting and maintaining street trees in DC is the Urban Forestry Administration (UFA), which is part of the District Department of Transportation (DDOT). I recently had the opportunity to speak with John P. Thomas, the Urban Forestry Administration's Chief Forester, about some details of the city's street tree planting and maintenance program.

DDOT's yearly street tree budget is $7.5 million. As John Kelly noted on Sunday, the city is not responsible for watering trees once they are planted (contractors plant most of the street trees in the city). Mr. Thomas said that watering will be a line item in the planting contract this coming year. It will most likely mean that the city will not be able to plant as many trees as they have in years past, but I see that as a net positive for the DC.

Spending money on in-ground watering systems and paying more individuals (be they UFA contractors or students employed during the summer) will inevitably take money away from actual tree planting. I think that's a good thing.

I'm not saying I want fewer trees. I want more! But I want them to be mature and healthy, not first-year seedlings, struggling to stay alive.

DDOT's current planting process doesn't work, through no fault of their own. Mr. Thomas noted that 95% of what they plant comes from resident requests for trees in front of their house. A program called "Canopy Keepers" exists to encourage residents to water the young trees on their street. Some of my friends here in Trinidad are participating in this program. Walking around the city, though, you can easily see that many residents are not holding up their end of the bargain. The UFA staff does an admirable job with limited resources, but I believe it would be better to help young trees mature instead of wasting those resources replacing trees year after year.

You can only count on the kindness of strangers to a certain point. Eventually, money talks, and it can also water trees.

Cross-posted at The District Curmudgeon.