Brookland Avenue

The Brookland Neighborhood Civic Association is hosting a briefing on the construction of the new Ronald McDonald house this Thursday January 28th at 7pm.

The Ronald McDonald House staff have generously agreed to provide an informational briefing to answer questions concerning including new construction plans and plans for the current Ronald McDonald House on Perry Street. Anyone interested is invited to attend.

Contact: Caroline Petti carolinepetti@yahoo.com
President, Brookland Neighborhood Civic Association

Turkey Thicket Recreation Center

5A07 Single Member District Community Meeting

Agenda

1. Welcome
2. Moment of Silence
3. Announcements & Introductions
4. MPD 5D Police Report
5. Presentation: Development of Col. Brooks Tavern & Surrounding Parcels
6. Other Discussions SMD Community Updates / Concerns

Hear from Col. Brooks owners & developers what are their development plans to build
a 5 story multi-unit condo/rental/retail dwelling (mixed-use) on land parcels
around Col. Brooks tavern (9th & Monroe).

Q&A regarding how development will directly impact 5A07 property owners, residents
and community.

Presenters: Col. Brooks owner, Mr. Jim Stiegman & Team (developers,
architects & attorneys)

• David Roodberg, Horning Brothers
• Bo Menkiti, Menkiti Group
• Jim Stiegman, Colonel Brooks Tavern
• Philip Esocoff, Esocoff & Associates Architects
• Cyril Crocker, Menkiti Group
• Paul Tummonds, Pillsbury Winthrop Shaw Pittman

ANC 5A07 SMD Boundaries: East/West (portions of 16th street to portions of 9th
street); north/south (portions of irving street to otis street)

When: Wednesday, January 20, 2010, 6:30PM-9PM
Where: Guildfield Missionary Baptist Church 1023 Otis Street, NE – Basement (please enter through parking lot)

Guildfield Missionary Baptist Church

Next Meeting: Wednesday March 17th, 2010

Brookland Neighborhood Civic Association (BNCA) president Caroline Petti’s letter to Councilmemeber Thomas about the Brookland Community Development Corporation (CDC) & Kilmurry Properties proposed recommended amendments to the Comprehensive Plan

Councilmember Harry Thomas, Jr.
District of Columbia City Council
1350 Pennsylvania Avenue, N.W.
Washington, D.C. 20004

Dear Councilmember Thomas,

Happy New Year to you and your staff.

I’m writing to you on behalf of the Brookland Neighborhood Civic Association regarding recent events related to the District of Columbia’s Comprehensive Plan. The Comprehensive Plan provides overall guidance on planning and development in the District of Columbia and the DC Office of Planning (OP) is currently engaged in a process to consider amendments to the Plan.

Several weeks ago, it came to our attention that the Brookland Community Development Corporation (CDC) and several Brookland property owners had teamed together to develop and submit a set of proposed amendments to the Comprehensive Plan. These proposed amendments were submitted to the Office of Planning. (Text of these proposed amendments attached.) These amendments would significantly change current zoning and development requirements along 12th Street and surrounding areas.

On January 4, 2010, BNCA members and other interested neighborhood parties received a briefing on these proposed amendments for the first time. The DC Office of Planning will be transmitting these and other proposed amendments to you and the DC City Council for approval in the near future. I am writing to apprise you of substantial concerns that were expressed by BNCA members and others at the January 4th briefing.

Concerns raised included the following:

1. First and, perhaps, foremost, the failure of the CDC and the amendments’ authors to engage the community on a proposal that, if adopted, would have profound effects on residents and businesses, alike.
2. The adverse effects of the proposed up-zoning (to moderate-density development) on areas currently zoned residential. Individuals from the block of Newton Street between 12th and 10th Streets, in particular, expressed profound concerns about the effects on their homes.
3. The adverse effects of the proposed up-zoning (from low- to moderate-density development on 12th Street in the area north of Otis Street) on businesses in the current core Brookland business district between Monroe and Otis Streets. New up-zoned development on 12th Street north of Otis Street could exacerbate the problems currently facing the Brookland core area.
4. The effects of the proposed up-zoning on the current Planned Unit Development (PUD) zoning approval process. The proposed up-zoning would grant developers “matter-of-right” approval to build their projects with little or no input from nearby residents or ANC representatives. The proposed up-zoning would eliminate current PUD regulatory requirements for public and ANC participation in such things as building design, heights and density, and would eliminate requirements for provision of public benefits.
5. A lack of faith in the effectiveness of the proposed “Transferable Development Rights” regime for preserving historic homes and businesses.
6. Skepticism about the need to develop large areas for parking when existing possibilities go unused and untapped and when the city is trying to promote Transit-Oriented Development.

These proposals first surfaced in the context of the development of the Brookland/CUA Metro Station Small Area Plan issued a little over a year ago. Community interests in protecting the lower density scale of Brookland neighborhoods and in preserving opportunities for residents to have a say in development prevailed and the proposals were rejected decisively by the Office of Planning. Today, in the context of amending the District’s Comprehensive Plan, the Office of Planning is again recommending against the proposed amendments for the same reasons. ANC5A also considered the proposals and submitted comments rejecting them.

Brookland residents share an interest in bringing positive changes and new businesses and services to our neighborhood. We want to be involved in decisions related to new development. We stand ready to work together with neighborhood businesses and other interested parties to help bring about positive new development changes which also preserve the character and livability of our neighborhood. When the Comprehensive Plan comes before you, we hope you will oppose any amendments that, if adopted, would foreclose that opportunity.

Sincerely,

Caroline Petti, President

As part of the amendment process for the Comprehensive Plan ANC 5A have submitted the following recommendations to Office of Planning:

Advisory Neighborhood Commission 5A, in accordance with its previous resolution in opposition to the Brookland/CUA Metro Small Area Plan and in accordance with the City Council of the District of Columbia’s qualified approval of that Plan and the Council Chair’s recommendations, suggests the following amendments of the Comprehensive Plan.:

To UNE 1.1.6, add the following bolded words:
New pedestrian-oriented retail activity also should be encouraged around the
area’s Metro stations(, while continuing to enhance and promote existing neighborhood retail businesses). 2408.7

To UNE 1.11, add Michigan Park to the list of affected neighborhoods.

To UNE 2.6, add the following bolded words:
The goal of the study is to guide future development in the station vicinity in a manner
that respects the low density scale and provides buffering for the nearby residential area (particularly the area along 10th St NE and east of 10th Street NE), mitigates parking
and traffic impacts, and improves connections to nearby institutions and shopping areas. This should be accomplished by strengthening the zoning variance process and avoiding the use of Transferable Development Rights.

To UNE 2.6.1, add the following bolded words,
Encourage moderate-density, mixed use development on vacant and
underutilized property in the vicinity of the Brookland/CUA Metro station,
including the parking lot east of the station, but not the open green space between 10th, Newton, Otis and the parking lot. Special care should be taken to buffer and
protect the existing low-scale residential uses along and east of 10th Street NE by strengthening the zoning variance process and avoiding the use of Transferable Development Rights.

To UNE-2.6.2, add the following bolded words:
Improve pedestrian safety and access to the Brookland Metro station,
particularly eastward along Monroe Street (linking to the 12th Street NE
shopping area) and Michigan Avenue (linking to Catholic University). Surface transportation improvements (light rail or ride-on busses) would assist in linking retail areas, especially for the elderly.

To UNE 2.6.3, add the following bolded words:
Support long-term land use changes on industrially zoned land in the
station vicinity that respects the low density scale of the nearby residential area,
particularly in the area immediately north of Michigan
Avenue and in the area to the southwest along 8th Street

From UNE 2.6.3, delete the following phrase.:
Consistent with the Brookland Metro Station.

To UNE 2.6.3, add the following bolded words:
the industrially zoned area within ¼ mile of the Metro station may be considered appropriate for long-term transition to more intense uses, including housing, live-work lofts, artist’s studios, and similar uses that respect the low density scale of the nearby residential area.

These amendments are in accordance with the Commission’s previous objections to the Brookland/CUA Small Area Plan as stated in our resolution to the Council:

“Therefore be it resolved that ANC 5A requests that the Council of the District of Columbia not approve the Brookland/Catholic University Metro Station Small Area Plan as it now stands, that Council require that the plan be resubmitted for approval after the three conditions listed below are met, in order to achieve a Small Area Plan that the community can support; these three conditions are:

• that the community’s widely shared agreements on important issues (such as the preservation of the Brookland Green, removing plans for excessive density, and preservation of the character of the neighborhood) are incorporated into the documents;
• that a comprehensive transportation study is completed; and
• that the “decking” and “fill” alternatives are restudied with greater thoroughness and in light of the new economic situation of the country and the city.

These amendments are also in accordance with the Council Chair’s recommendation for further consultation between the director of the Office of Planning and the affected advisory neighborhood commissions.

Respectfully submitted by John Feeley, recording secretary for ANC 5A.

Brookland CDC / Kilmurry Zoning Area

Last Monday January 4th, the Brookland Neighborhood Civic Association (BNCA) facilitated a community meeting to inform residents of new recommendations to the 2006 Comprehensive plan proposed by the Brookland Community Development Corporation (CDC) and local Brookland property owners Kilmurry Properties.

Caroline Petti president of the BNCA introduced the meeting by discussing the proposed recommendation to the Comprehensive Plan that was submitted by Brookland CDC and Kilmurry Properties that if it was approved by the Office of Planning it would have a significant effect on business and development on 12th Street and surrounding residential streets, Caroline invited the Brookland CDC to present their recommendations and give the rational behind the proposed changes to the zoning around 12th Street.

Lavinia Wohlfarth from the Brookland CDC spoke next for a very short bit about the Brookland CDC an eleven year old organization that is now focuses on grassroots projects and invited anyone to contact her for more information. Lavinia stated that she felt the Brookland Small Area Plan kicked 12th Street to the curb in favor of other recommendations.

One interesting item of note Lavinia mentioned “the Brookland Farmer’s Market is questionable this year. “ The Brookland CDC manages the Brookland Farmer’s Market and there has been some controversy around the market over the last few years.

Lavinia introduced Joe Bender a Brookland property owner from Kilmurry Properties who presented the recommended amendments the Comprehensive Plan around 12th Street. Kilmurry Properties own multiple properties in the Brookland area including six properties that are included in the proposed area for the zoning change that would increase what could be built on these properties.

Basically the CDC and Kilmurry Properties’ recommendations are to change the zoning of entire strip of the retail core of 12th Street between Lawrence St and Michigan Ave as well as the adjacent cross streets of Lawrence Street, Monroe Street, Newton Street, Otis Street, Perry Street, etc between 10th Street and 12th Street to C-2-A. Where is right now 12th is combination C-2-A and C-1, where the residential side streets are zoned R-2 and R-5-A.

Proposed Brookland CDC / Kilmurry Zoning Changes

The thought is these changes would help to connect 12th Street better with the Brookland Metro Station site and the Abdo/CUA south campus project which would create better synergy with those developments and help to resolve some of their issues with the Brookland SAP, which focused more on the metro site.

Kilmurry Properties stated that C-1 zoning in a low density area is unworkable for development. Their proposed recommendation would change the zoning into a “matter of right” instead of using the Planned Unit Development (PUD) mechanism. Mr Bender stated the PUD process is difficult for smaller land owners to develop their properties and by changing the zoning to C-2-A it would give them.

As a way to try to mitigate the effects on current residents and homeowners Kilmurry is proposing having a Transferrable Development Rights (TRD) and other tax incentives so home owners/investors can sell development rights and keep some of the character of the neighborhood rather than develop a property. TRDs have been used elsewhere in the district including downtown and the U Street area.

However this would most certainly affect homeowners of the residential streets that Kilmurry and the CDC want to rezone. Mr Bender stated that the homes on the residential streets affected by this proposed change has a about 80% of investor and institutional owners, while this may be true, a good amount of blocks in Brookland have a similar ratio of properties but that is what gives Brookland its unique character. If a R-1 zone residential street is changed to a C-2-A there is nothing to stop investors/developers from tearing down houses and developing on residential streets. One example is the 1000 block of Newton Street where in the past the residents had fought a property owner who wanted to build a multiple unit building previously. If the zoning is changed to C-2-A as a matter of right, the residents would most likely would not have a leg to stand on. This type of proposal would change the neighborhood dynamic and not for the better.

There are certainly compelling reasons to save 12th Street and possibly even change it’s zoning, but changing zoning for adjacent residential blocks like Newton and Otis to C-2-A is not a good way to retain neighborhood character.

These recommendations made by the Brookland CDC and Kilmurry Properties came out of the blue with no real community involvement other than meeting with a couple of business owners, having this meeting after the proposal was already submitted is a little to late, the community should have been involved before the proposal was submitted. Secondly the Office of Planning already rejected similar requests during the SAP process. Mr Bender claimed they wanted “another bite at the apple” when the requests were not recommend as part of the SAP.

The Office of Planning discusses the Comprehensive Plan Amendemnt Process and states

The Interagency Evaluation Team reviewed the amendment proposals based on four evaluation criteria:

1. Error in text or map (corrects mistake or inconsistency); or
2. New policy or change to map that reflects an approved Small Area Plan; or
3. New policy initiatives (e.g. transportation, sustainability, adaptive reuse) or action items that make a substantive difference in policy application or action; and
4. Change to existing policy wording that makes a substantive difference (i.e., not wordsmithing)

Most of the zoning changes being proposed by Kilmurry and the Brookland CDC is currently not being recommended by the Office of Planning as amendments to the Comprehensive Plan, additionally ANC 5A submitted their recommendations to the Office of Planning and do not recommend these proposals.

The good news is its unlikely that this zoning proposal will be implemented as-is. Hopefully some sort of community backed plan can be developed to preserve 12th Street so the Abdo and Metro development will not kill 12th Street and we are able to preserve businesses such as Brookland Hardware.

View all the Comprehensive Plan 2009 Amendment Cycle Draft Recommendations

Colonel Brook's Tavern

The Brookland Neighborhood Civic Association is hosting a meeting for the plans to develop the Colonel Brook’s Tavern and areas between Lawrence and Monroe and 9th and 10th
Streets. The Menkiti Group will brief Brookland residents on the proposed mixed-use development of of the Colonel Brook’s site.

Contact: Caroline Petti carolinepetti@yahoo.com
President, Brookland Neighborhood Civic Association

Turkey Thicket Recreation Center

Zoning Area Affected by Brookland CDC Recommendations

Brookland Neighborhood Civic Association is hosting a meeting tomorrow 1/4/2010 at 7pm with Lavinia Wohlfarth and the Brookland Community Development Corporation (CDC) for a presentation of the CDC’s recent proposed amendments to DC’s Comprehensive Plan. Among other things, the Brookland CDC is requesting a change to allow higher heights and density to the current zoning of the area between 10th and 13th Streets from Lawrence Street to Michigan Avenue.

In April 2009, the DC Office of Planning began a public process to solicit proposed amendments to the District’s Comprehensive Plan. On September 8th, Office of Planning released a report of proposed amendments received and Office of Planning’s recommendation on whether they should be accepted. The Brookland CDC’s proposed amendments are contained within this report.

Proposed Amendments to the Comprehensive Plan by the Brookland CDC Highlights

Below are few of the key changes that the Brookland CDC is requesting be added to the Office of Planning’s Comprehensive Plan

• Change the retail core between Lawrence, 10th, 12th St and Michigan Ave NE Michigan Ave NE to the north, 13th St NE to the east, Lawrence St NE to the south and 10th St NE to the west from neighborhood conservation to a mixed land use change and neighborhood service center designation and change this area’s designation to moderate density residential and commercial.

• Policy UNE-2.8.1: 12th Street Main Street Corridor and Retail Core Encourage organic, neighborhood -scale, moderate-density rehabilitation and infill development in the 12th Street Main Street Corridor, with ground floors offering active retail and service offerings focused on the needs of the Brookland and surrounding neighborhood households and institutions and with a mixture of commercial and residential uses on upper stories. Within the Retail Core portion of 12th Street Main Street, between Lawrence Street and Michigan Avenue, extend this mixed use district from 12th Street west to the Brookland/CUA Metro Station Area to integrate the activity centers and promote synergies benefiting both areas and enabling 12th Street businesses to expand and compete, thus helping insure viability and continuation of their important neighborhood service function. Special care should be taken to protect the low-density character of the neighborhoods east of 12th Street and south of Lawrence Street.

• Policy UNE-2.8.2: 12th Street Main Street’s Traditional Character Within the 12th Street Main Street Corridor and Retail Core, promptly update and complete surveys of properties to identify buildings and clusters of buildings that are emblematic of the special historic character of the neighborhood. Adopt a Transferable Development Rights (TDR) regime as a matter-of-right zoning permission to encourage owners to preserve contributing properties by allowing them to sell excess development rights to owners of other infill and redevelopment sites in the 12th Street Main Street Corridor and Retail Core and Brookland/CUA Metro Station Area. Use of transferred density on receiving sites should be permitted as a matter-of-right in keeping with the density and height guidelines established in the Zoning Code for planned unit developments and such other design and setback standards the Zoning Commission deems appropriate when establishing the receiving zones. The State Historic Preservation Office will work with owners of contributing properties to encourage preservation by facilitating review and assisting owners to secure available federal and local tax and other preservation incentives.

Obviously these ( and Brookland CDC’s other) changes to the commercial and residential zoning around 12th Street in Brookland is not without controversy. Affected residents are understandably upset about the proposed changes.

The description of Office of Planning Comprehensive Plan process at: http://www.planning.dc.gov/planning/cwp/view,a,1354,q,647762.asp and the amendments including those proposed by the Brookland CDC are available in their entirety from the Comprehensive Plan 2009 Amendment Cycle Draft Recommendation Document

Be sure to come by tomorrow to learn more about these recommendations and to have your voice heard.

Brookland Neighborhood Civic Association Contact Information

Contact: Caroline Petti carolinepetti@yahoo.com
President, Brookland Neighborhood Civic Association

Turkey Thicket Recreation Center

Chancellor’s Row at Brookland Metro

Coming Soon EYA Chancellor’s Row at Brookland Metro

Adjacent to St. Paul’s College near 4th St NE and Michigan Ave NE, EYA will be constructing over 200 new townhomes on a 10-acre parcel. The new neighborhood will be named Chancellor’s Row at Brookland Metro. Within walking distance to the boutique shops and restaurants of Brookland, Chancellor’s Row will soon become EYA’s 7th new home neighborhood in the District. The community will feature new four level townhomes with rooftop terraces, priced from the upper $400s. Architectural details complement the historic rowhomes of DC and many of the homes will feature the intricate stone work similar to the façade of the adjacent St. Paul’s College.

Chancellor’s Row at Brookland Metro

This development near Brookland and CUA in the Edgewood neighborhood of NE DC. The sales office and land development will start in Spring/Summer 2010, new home construction is expected to begin November 2010, with first move-ins expected in April 2011. Eya estimates that it will take 5 years to build all 237 homes or about 50 new homes per year.

The 237 units will be comprised of 209 townhomes and 28 affordable dwelling unit homes which are set aside for moderate income home buyers. This development is residential only and will not contain any new retail.

Floor plans are not currently available but they are estimated to be available in spring prior to opening. In general, the townhomes range from 1,500 SF to 2,000 SF, with four levels and between 2-4 bedrooms.

Chancellor’s Row at Brookland Metro

Join the Priority Preview list now to receive grand opening updates. Learn more at www.eya.com.

Snowy Colonel Brooks Tavern

Today’s meeting by the Menkiti Group presenting on the upcoming development coming to Colonel Brooks Tavern and Island Jim’s building is postponed. The presentation was going to be today and given at Colonel Brooks Tavern at 7pm. A communication will be sent out once there is a new date.

In the mean time it looks like there will be presentation on the Colonel Brooks Tavern development at the next ANC SMD 5A07 meeting where Mr. Jim Stiegman and the Menkiti Group will be formally presenting to the community.

When: Wednesday, January 20, 2010, 6:30PM-9PM
Where: Guildfield Missionary Baptist Church
1023 Otis Street, NE – Basement
(please enter through parking lot)

Guildfield Missionary Baptist Church

Additionally the were will be likely be other community presentations of the Colonel Brooks Tavern including at a Brookland Neighborhood Civic Association meeting, the upcoming meeting logistics will be posted as they become public.

Welcome to Brookland

Next Brookland Neighborhood Civic Association meeting Saturday 11/14/2009

Join us for a discussion of the following key topics of interest to Brookland residents:

• Planned Development in Brookland — Hear an update on the Abdo and Catholic University plan for the area just west of the Brookland Metro station
• Pedestrian Safety in Brookland — A resolution in support of traffic calming at 12th and Newton Streets will be discussed
• Friends of Fort Bunker Hill Park — Learn about a newly-formed Brookland neighborhood organization whose mission is to work with the National Park Service on making improvements to Fort Bunker Hill Park

Contact: Caroline Petti carolinepetti@yahoo.com
President, Brookland Neighborhood Civic Association