Photo by Mr. T in DC on Flickr.

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.

The plan is good for Brookland. When the Brookland area was at its liveliest, at the time when the retail sections of the neighborhood were all occupied and busy, the area had about 4,000 more people than it currently does. Because the number of residents here has decreased over time, and because more people use their cars to get around, local retail options are not nearly as good as they could be. The only way to address the root cause of this problem is to increase the population. The small area plan makes room for an increase of population of about 2,000 people, and it concentrates the development near commercial corridors. So even though Brookland will remain smaller than in the past, new development should allow for an increase in the number and type of businesses within easy walking distance of much of the neighborhood.

This will improve the quality of life in Brookland. It will create jobs and reduce the need to drive elsewhere in the city or into the suburbs for a meal or a bit of shopping. It will enliven the area around the Metro station and improve public safety – instead of a dark, empty ground near the station at night, there will be sidewalk cafes and pedestrians, making for a safer and more pleasant stroll. Adding homes and businesses near the station and along other commercial corridors will energize the public places in Brookland, from the Metro station, to the land around Brooks mansion, to the sidewalks of 12th Street, to Turkey Thicket. By making the neighborhood a more pleasant place to walk, shop, and have a bite to eat or a drink, this plan will help bring the community together.

The plan is good for the city. All of us have a hand in paying for the infrastructure and public services in this city. We pay to take care of the streets and the schools, to fund public transportation, to maintain the police and fire departments, and so on. When businesses stand empty or when land lays fallow, we are increasing the burden on ourselves. By allowing reasonable development, the plan will bring new residents to the District, who will pay taxes, and will keep more revenue in the District at successful businesses, which will also increase the tax base. We have critical infrastructure in DC, like the roads through our neighborhood and the Metro system, which help our economy to function and must be supported by users and taxpayers. When we don’t take full advantage of those resources, we increase the burden of supporting those systems on current taxpayers. This plan will strengthen the District’s economy and increase the tax base, putting the city on a stronger financial footing.

The plan is good for the environment. Residents of the District of Columbia are the greenest in the entire metropolitan area, for several reasons. First, we live fairly compactly. Even the single-family homes on large yards east of 12th Street in Brookland occupy less space than most homes in the suburbs, and many other Washingtonians live in row houses or multi-family condos and apartments, which take up less space still. What this means is that new housing created in the District takes up less land than new housing in the suburbs, and that means fewer trees cut down and an overall better use of land.

We’re also green because we have excellent access to transit. Unlike most suburban residents, we’re able to take Metro or buses to our places of business or to go out or shop. A resident of the District drives far less than a resident of the suburbs, and Washingtonians who live in close proximity to Metro drive least of all. And that means that Washingtonians use much less gas than suburban residents, emit fewer pollutants, and have a smaller carbon footprint. When we put housing near Metro in Washington, we allow more people to live a very green life.

And finally, Washington is green because it’s built at a walkable scale. It’s true than many Washingtonians use cars for at least some trips, but because most of the city is built to have residences near businesses and thriving commercial strips, many more trips can be taken on foot or bicycle.

The small area plan improves Brookland on all these counts. It builds new homes in the city, it builds them near Metro, and it builds them in a walkable fashion. It may not be popular to say so, but we have a responsibility to allow reasonable development near the Metro station, because of the significant environmental benefits involved. It would be a very big shame to waste the opportunity presented by our Metro station.

The plan represents good community decision making. Obviously, the plan will not satisfy everyone in the neighborhood. There are people who live adjacent to lots that may be developed, and who may have less sunlight or a reduced view. I live near Michigan Avenue within sight of the Shrine and the Metro station, and it is likely that my view will be blocked by new buildings. There may be some increases in traffic. Even though new residents will drive less on average, there will be more total residents, which may add to traffic and make parking a bit tighter. Some trees will have to come down. It is understandable that people aren’t happy about some aspects of the plan.

But we are a community, and it’s sometimes necessary to do what’s best for the community as a whole, even if that means that not everyone is completely satisfied by the final outcome. We will all have to give up some things under the plan, but we will also all get some things in return. I think that in the end, Brookland as a whole is made much better off, and most of us will be glad that we were able to put together this guide for future development.

I hope that any Brooklanders with opinions on the matter will make them known to their elected representatives. You can do this by submitting written testimony, or by testifying in person on February 10th. I’d also like to make everyone aware of [the online petition], where residents who feel positively about the small area plan can let their opinions be known.

Thanks for your time, and I hope that we can all grow together as a community after this process is complete.