Posts about Brookland

Politics

For ANC in Ward 5

October 27, 2010 2:34 pm

Some wards divide up their ANCs by neighborhood. Ward 5, already a geographically large ward, is carved into only three ANCs, each containing a whopping 12 single-member districts and even splitting Brookland up between ANCs.

Roads

On the calendar: Walk, bike, park, and paddle

by David Alpert   •   September 11, 2009 1:40 pm

DC's traditionally quiet summer is over. There are lots of events coming up this weekend and across the next few weeks. September is always a particularly big month in transportation, as Park(ing) Day and Car-Free Day both show up just days apart, sandwiching Walking(&Biking)TownDC, not to mention government agencies ramping the public meetings back up and numerous other walking tours, street festivals, and more.

If this is totally overwhelming, all of this is on the Greater Greater Washington calendar, with the next week or so of events always appearing on the right sidebar on the main page.

Pedestrians

Brookland to become all open space

by David Alpert   •   April 1, 2009 2:05 pm

This article was posted as an April Fool's joke.

The DC Office of Planning has released a new Small Area Plan for the Brookland neighborhood that calls for converting the entire neighborhood to open space. The plan will set maximum allowable heights of 0 feet and adjust the permitted FAR to 0.

"We heard the message loud and clear from the ANC," said Ward 5 Planner Deborah Ostrich. "Vocal residents expressed a desire to maximize the amount of open space in the neighborhood, and this plan does this." All houses will have to comply with the new zoning by 2015. At that time, the plan assures that riders getting off at the Brookland Metro station will not have any structures blocking their view.

Residents will be able to remain in their homes provided the buildings have basements. DC zoning laws allow for small penthouses provided they are set back at least ten feet from all property lines. Brookland residents will be able to take advantage of this rule to construct penthouses for entry and exit.

DDOT will also remove all obstructions to automobile traffic, including curbs, bulb-outs, and medians. "This plan will ensure that residents no longer have to circle the block to reach the parking lot for the Yes! Organic Market on 12th Street," said ANC Commissioner Carolyn Jumpfoote. Residents had criticized DDOT's previous design for the streetscape, which created a median blocking some left turns and bulb-outs which allegedly reduced the number of parking spaces. Residents will also no longer be constrained by such impediments as sidewalks and corners, but will instead be able to choose the shortest route to their destination. The new transportation plan will ensure no obstacles block emergency vehicles.

Councilmember Harry Thomas, Jr. (Ward 5) praised the new plan, especially the section on accessory structures, which will permit gas station pumps as long as they do not exceed six feet in height. "DC has lost many of its gas stations in the last ten years," he said. "We need to create an incentive for more full service gas stations in the District of Columbia." The Small Area Plan allows any property to contain small structures under six feet covering no more than 15% of the lot.

Public Spaces

What's "passive green space"?

by David Alpert   •   March 3, 2009 11:30 am

The DC Council's Committee of the Whole approved the Brookland Small Area Plan this morning. Technically, they just placed a resolution on the calendar to approve the plan, with some comments; the full Council will vote on the plan later today. However, after this vote, final passage is overwhelmingly likely. Update: The plan passed unanimously.

Chairman Vincent Gray emphasized that the Council doesn't have the power to amend plans. Instead, they can only approve or reject them. However, they often include their comments in the committee report. Chairman Vincent Gray and Councilmember Harry Thomas, Jr. added a few such comments. None of them force changes for the plan, but rather clarify some neighborhood concerns and ask the Office of Planning to further work with the community on key issues.

One emphasizes that any future development under this plan will still have to go through the PUD process. In a PUD, the Zoning Commission reviews all aspects of a design, and arranges for certain community benefits such as funding for local nonprofits or space in the building for community uses. This plan doesn't create any by-right development, but creates a "framework" for the Zoning Commission to evaluate future PUDs.

Some neighbors want shorter buildings around the Metro station than the plan recommends. Those people have a harder road to oppose such development, because the plan guides the Zoning Commission toward taller buildings in those areas. But at the same time, the plan also calls for stepped-down heights nearer residential development, which will guide the Zoning Commission away from taller buildings in other areas. And either way, neighbors and the ANC will have plenty of future opportunities to weigh in on specific development proposals.

Another amendment to the committee report calls for OP and DDOT to update the area's transportation study by the end of 2010. The report asks OP to better clarify how to consolidate shuttle buses, which currently travel to Catholic, the Washington Hospital Center, and other locations. Shuttles could run more often and serve more people if they combined destinations, and with a lower volume of buses, we could transform the large traffic oval at the station into a public plaza and a real street grid.

Finally, Thomas introduced an amendment asking OP to study the possibility of purchasing the vacant lot adjacent to the Metro station, which some have started callind the "Brookland Common," as "passive green space." This amendment, like the others, doesn't require the city to purchase this property. Doing so would almost certainly be cost prohibitive, especially given DC's current dire budget constraints.

It's too bad that Thomas used the term "passive green space," however. Setting aside the question of whether the lot is really green or brown, "passive" space isn't useful. It's just empty space that makes a neighborhood more spread out. If it's "passive", people aren't really taking advantage of the space. If we're going to create a useful park, with benches, ball fields and a dog area, that's one thing, though the neighborhood already has several of those. But "passively" leaving land unused isn't right for a city, especially right next to a Metro station.

People whose houses or apartments overlook empty space tend to like "passive" spaces, of course, since they provide nicer views, while active parks might generate noise. One opponent wrote on the Brookland list that she would be able to see the proposed apartments from her window. So what? Our city's policy shouldn't prioritize preserving views to the exclusion of other policy aims, except key "monumental" viewsheds along major avenues toward the Capitol, Washington Monument, and other key landmarks. Being able to see the Metro station, at the expense of preventing other people from living in DC, making housing less affordable, and increasing crime, isn't an inherent right.

Harriet Tregoning also sent the Council a letter, promising to keep working with the community on some key issues. They will help the ANC establish a Design Review Committee to evaluate and weigh in on future development proposals. They will study the 12th Street retail corridor and engage with merchants to find ways to revitalize that retail strip. And they will coordinate with the DC Department of Parks and Recreation to "identify creative funding opportunities for park improvements" to the neighborhood's existing parks.

As Chairman Gray pointed out, the Office of Planning has spent an unprecedented amount of time and energy working with neighbors on this plan. And they have promised to keep working closely with the community. Some people love this plan. Others disagree very strongly. Either way, few DC agencies spend as much time and effort listening and collaborating as OP has done. This should serve as a model for good community outreach for other plans and other DC agencies.

Development

Councilmembers: stand firm for the Brookland Small Area Plan

by David Alpert   •   March 2, 2009 6:20 pm

At the DC Council's hearing a few weeks ago on the Brookland Small Area Plan, a number of residents argued vehemently that the windswept traffic oval and chained-up empty lots around the Brookland/CUA Metro station are the pinnacle of good civic spaces, and creating housing, retail and public plazas would destroy their community. And some expressed incredulity that anyone could disagree.

When one resident was testifying for the plan, an anti-development leader on the same panel turned to him and shouted, "Who are you working for?" Another resident, Guy Durant, said, "If you can find neighbors who support this plan, I would be surprised." I don't know if he was surprised, but numerous supporters testified in person. Over 50 residents of the neighborhood signed our petition for the plan and the Office of Planning's lengthy process to gather a wide range of public input. George Davis eloquently wrote of the need to break free of parochial knee-jerk opposition and dream of a better future:

I have been a resident in the Brookland area for eight years now and I fully endorse this plan. Brookland, without question, deserves more. It has a rich history of being a vibrant and dynamic part of the city where families can live, work and play peacefully. The transit oriented development efforts between Fort Totten and Catholic University are greatly needed not only to remove the industrial blight, but to show the world that DC is not just Capitol Hill and parts of Northwest. [Emphasis added] I don't want to go to the suburbs anymore for everything. I would rather spend the dollars in my own city and neighborhood. This plan will allow for all of this and more.

Others spoke of the scary walk from the Metro station at night, and muggings that have plagued the area. Erin Hutson said, "I currently go shopping and dining elsewhere in the city because Brookland offers so few amenities. Brookland is a wonderful community that could benefit from more residents, more shoppers, and more businesses, and the natural location for all of that to occur is around the metro station." And Michael Sauers summed it up succinctly:

I sincerely believe that the silent majority of Brooklanders believe that the plan is a good one. Please don't let the extremely vocal minority of people push this off-track. Thanks.

Tomorrow, the DC Council will vote on the plan. They support the concept, but vocal groups of opponents have been making a last-ditch effort to flood the Council with emails. Please help keep them strong. Send a letter to Chairman Gray, Councilmember Thomas, and the at-large Councilmembers asking them to vote for the plan this Tuesday. Tell them that most residents, visitors, and potential shoppers are eager for a plan that imagines a better future instead of clinging to the past. Click here to send your letter now.

Parking

Breakfast links: Roadblocks and mental blocks

by David Alpert   •   February 26, 2009 8:29 am

Room and Board not on board: Room and Board's financing fell through to buy the vacant commercial building at 14th and T. In December, an exciting proposal by Tryst, Diner, and Open City owner Constantine Stavropoulous to share the building among a diner, comedy club, yoga studio and dance company lost out to Room and Board. Will Stavropoulous be able to resurrect his original plan and bring more food and arts to 14th Street? (Tip: Scott G.)

Brown dreams of a DC covered in parking lots: New at-large Councilmember Michael Brown told the Kalorama Citizens' Association he wants to use public money to build municipal parking like Montgomery County's, the Current reports. Why is DC's newest member of the WMATA board eager to spend public money to make DC even more car-centric? As we learned from my interview with Brown before the election, Brown's heart is in the right place on transit, but he doesn't understand the relationship between subsidizing parking and discouraging transit use. Maybe that's because he can't remember the last time he rode Metro? (Tip: Reid.)

Would it have been the iPod wing? The U.S. Commission on Fine Arts has rejected a glass-box addition to the historic Mount Pleasant library. Anti-preservation Marc Fisher calls opponents the "taste police". What do you think?

Dueling Compact bills both pass: The Virginia legislature has passed both versions of the WMATA compact amendments, the "you get the house anyway" version and the "you get it as long as you pay for it" version matching DC's. Governor Kaine could sign Maryland Delegate Anna Sol Gutierrez (D-Mongtomery) has introduced the latter version in the Maryland House; the no-strings version is also in play there. All three jurisdictions have to pass the same one for anything to take effect.

How about some transit, PG? The Post's Get There is enthusiastic about Maryland's plans to widen MD-5 (Branch Avenue) south of the Beltway. It's too bad they doesn't recognize the problems in Prince George's headlong rush to sprawl. However, the Post does recommend toll or HOT lanes with transit. That's a step.

How about some transit, eastern shore? Maryland is thinking about adding a third span to the Chesapeake Bay Bridge, since so many people drive across it in summer. BeyondDC points out that if so many people are driving from DC to Ocean City, Route 50 BRT could move them all in much less space and much lower cost.

Why no Brookland deck: Richard Layman explains why decking over the railroad tracks around Brookland, as some neighbors want, is really not feasible.

Whither dead big boxes? Infrastructurist looks at reuse opportunities for empty big-box retail sites. Over in Brookland, residents have been discussing possibilities for the empty National Wholesale Liquidators store, the central anchor of a very suburban strip mall on Rhode Island Avenue.

Development

Thomas: Brooklanders support the Small Area Plan 50 to 1

by David Alpert   •   February 6, 2009 3:27 pm

According to a message on the Brookland email list, "Councilmember Thomas stated at a meeting on Wednesday that his mail is running 50 to 1 in favor of the Small Area Plan as submitted by Office of Planning." While a vocal group of people vehemently oppose the plan on the neighborhood list, if that report is true, most residents of the area are enthusiastic about the opportunity to improve the area around their Metro station.

Thanks to everyone who signed the petition! If you haven't, and if you live, work, play, learn, shop or otherwise interact with Brookland, please sign to let Thomas and the other Councilmembers hear your thoughts.

ANC 5A has scheduled a meeting to pass a resolution on the plan tonight. Unfortunately, the email, by 5A10 Commissioner Philip Blair, gives the date and place (the cafeteria of St. Anthony's church, at the corner of 12th Street and Monroe Street) but not the time, and nobody has responded to another resident's reply asking about the time. Update: It's at 6:30 pm.

The proposed resolution calls for a comprehensive transportation study, for OP to restudy the options to deck over the train tracks south of the Metro station, and to incorporate "the community's widely shared consensus on certain important issues" such as "green space", though it doesn't define specific objections.

Public Spaces

Why I support the Brookland Small Area Plan

by Ryan Avent   •   February 2, 2009 3:42 pm

Ryan, a Brookland resident, just sent this to the Brookland neighborhood list. It elaborates on many of the points in his petition calling on the DC Council to approve the plan.

Fellow Brooklanders,

For the past 18 months, the DC Office of Planning has worked with planners, business people, and residents of Brookland to put together a small area plan for the area around the Brookland Metro station, Monroe Street, and the 12th Street corridor. The final draft of this plan is currently available at the website of the Office of Planning, and a public hearing is scheduled to take place on February 10th at 3:00 pm. For most of the 18th months through which this process has taken place, there has been a lively discussion and debate within Brookland on the merits of the plan. Having heard all the arguments, I have decided that I strongly support the plan, and I'd like to explain why.

But first, I want to make one quick point about this plan. It is not binding and it will not take effect immediately. If the plan is accepted, we will not see immediate construction on buildings up to the height limit. Projects will only begin as economic conditions warrant, and they may come in at smaller densities than are advised under the plan. We have every reason to believe that build-out will be gradual, taking place over two or perhaps three decades. Even the development on Catholic University's properties, for which Jim Abdo has already taken initial steps, will be slow to be completed, particularly given market conditions. It will be at least five years before just that development is complete. Do not be concerned that Brookland will be changed dramatically and immediately.

Now, on to my reasons.

Public Spaces

An even better Brookland

by David Alpert   •   February 2, 2009 12:47 pm

Take the Metro to U Street, Clarendon, or Bethesda, and you find yourself in the middle of a lively neighborhood. Public plazas, shops and housing fill the surrounding blocks. There's a feeling of place.

Emerge from the Brookland/CUA station, on the other hand, and you'll see none of this. There's only a concrete-filled traffic oval for cars to pick up and drop off. To the east lies a parking lot and a few empty lots. Walk north, and you have to cross another concrete expanse for shuttle buses before crossing a weed-filled plain underneath Michigan Avenue. At the end of the path is another parking lot surrounding the one-story Comcast warehouse. Continue north, and you'll pass a gas station, some industrial buildings, a strip mall, and a park.

Brookland is a beautiful neighborhood with attractive houses, historic buildings, and a charming neighborhood main street. The Metro station, meanwhile, lies in a bleak, industrial pocket with none of Brookland's charm.

Twenty years from now, this could become a lively neighborhood center, if the DC Council approves the Brookland Small Area Plan after their February 10 hearing. The plan aims to add housing and retail opportunities near the Metro and alongside the train tracks. It replaces unusable empty space with productive community parkland. It reconnects the street grid in several places and creates continuous chains of buildings from the commercial 12th Street east of the tracks to Catholic University on the west, and makes a vast and empty chasm into a pleasant, walkable link. At the same time, it respects the low density of the existing housing near the Metro by stepping down building heights close to existing houses.

The plan reconnects 9th and Newton streets through the site, making bus drop-off and kiss-and-ride part of the street grid instead of pedestrian-unfriendly suburban formats and building a plaza around the Metro escalator on each side. It adds new housing on both sides of the train tracks, but with stepped-down heights near single-family homes. For example, see the townhouses in the upper right of the image above, between the apartment buildings and the detached houses east of 10th Street.

As Monroe street crosses the train tracks, the plan calls for low retail buildings over the tracks to fill the gap in the street wall and make Monroe Street a gateway between the two sides of the tracks. To create usable open space, it recommends building a civic gathering place on the grounds of the Brooks Mansion (the solitary building toward the lower right of each image) and replacing Brooks' surface parking with underground parking below some of the new buildings. There will also be a new civic plaza west of the train tracks at a realigned intersection of Monroe and Michigan Avenue.

As with most changes, residents disagree about what's best for the neighborhood. A vocal group of Brooklanders are fighting the plan, arguing that the empty spaces around the Metro station are the neighborhood's precious green space. Others, meanwhile, call that space a "trash-strewn chain-link blight" and prefer usable parkland over somewhat larger but inactive spaces. Opponents charge that four-story buildings will tower over their small bungalows, while supporters point out that a two-story bungalow with an attic and a front door six feet above the street, as many houses have, is nearly four stories tall itself. A six-story building with an attractive facade and setbacks from the street is much less imposing than a three-story concrete box.

We grow accustomed to bad design over time. My irritation at the voids in public space on 17th Street have softened as I shopped there more often. I've gotten used to the desolate sidewalks downtown (except at Gallery Place) on weekends and middays. That doesn't mean 17th uses public space well or that we shouldn't work to make downtown more lively. Just because we become used to a status quo doesn't mean there's not a better option.

Likewise, many people have grown familiar with crossing a parking lot and multiple car dropoff lanes to walk to the Metro each day. They see Brookland as a suburban pocket and understandably worry about change. But a lively plaza with retail will enhance safety around the station. It will bring in residents to patronize Brookland's shops and strengthen the 12th Street business corridor. It will help the environment by accommodating more residents who don't have to drive, the city by growing our tax base, and our population by adding opportunities for housing that regular people can afford. It will even enhance the value of the existing residents' homes by making Brookland a more pleasant neighborhood for all.

In an email to the Brookland email list this morning, one opponent referred to the community's success at blocking a parking garage Metro wanted to construct next to the station in the 1970s. Good for them. If Metro had built that garage, we'd all look back on that as a mistake. But if the DC Council approves the Small Area Plan, residents in twenty years will thank planners, the Council, and supportive residents for laying the groundwork to make Brookland a better, safer, happier place to live.

If you live, work, shop or learn in or around Brookland, please weigh in to support this Small Area Plan by signing Ryan Avent's petition or testifying at the hearing at 3 pm on Tuesday, February 10th.