Councilmember Adrian Fenty
RE: Takoma Central District Plan (TCDP)
May 28, 2002

For over two (2) years, I have listened intently to the concerns of the Takoma community. As you may know, this includes attending community meetings, meeting with small groups of neighbors, reviewing emails; and attending two Council hearings totaling almost ten (10) hours. After receiving this testimony, I have reached the conclusion that the entire Takoma Central District Plan (TCDP), while imperfect and controversial, should be approved.
Throughout this process, but specifically at the Council's hearing on May 14, 2002, various parties have raised specific objections to the Plan. It is my opinion that those concerns have been professionally addressed as follows:

1. Affordable Housing

During my 16 ½ months on the Council of the District of Columbia, I have been a staunch supporter of creating more affordable housing, including my successfully moving an amendment to the, "Housing Act of 2001". This committed a significant amount of funds from the Housing Production Trust Fund (HPTF) to low and very-low income residents. Additionally, I have recently introduced the "Comprehensive Housing Strategy Act of 2002", which looks at the broader issue of affordable housing in the District of Columbia. Moreover, and more specifically, the Plan in question has been lauded by housing advocates because the projects recommended will reduce the displacement pressure that exists. Further discussion of affordable housing should be an issue and, if passed, can be discussed in the Planned Unit Development (PUD) portion of this plan after this Council votes on the issue.

Lastly, one of the great realizations I have had in my tenure as Councilmember is that the great demand for housing is increasing the price of housing beyond what current residents can afford. That is why the affordable housing experts who testified at the hearing support the plan since it will increase supply, which will help reduce price.

2. Environment / Green Space

This Plan is appropriately questioned for its compromise of green space. However, the Office of Planning (OP) appears to have successfully reached a compromise between the stringent environmental guidelines it adheres to and the suggested use of green space in the Plan. For example, there is a proposed "Village Green" area in the Plan, as I understand it, which will serve as a replacement of the dilapidated, underdeveloped area referred to as the "dead zone" by many residents around the Takoma Metro Station area. While it will not be the size of the current space, the benefits of the project will be, as one resident in support called it, "an attractive park like area with a kiosk, benches, and the capability to host Community Street events." This serves as one example of the development and potential benefits of the proposal and an effective use of green space geared towards the benefit of the community.

3. Transportation / Traffic

This has been one of the most contested areas of interest of this project, which is understandable, considering the heavy amounts of traffic Takoma sees on a daily basis. At the hearing, it was pointed out that approximately eleven pages of the Small Action Plan (SAP) focused on traffic issues (roughly 1/5 to 1/6 of the Plan). During her testimony at the hearing, Michelle Pourciau, Deputy Director of the District Department of Transportation (DDOT), testified that every recommendation in the Plan was considered for its traffic impact. She further stated in the opinion of the DDOT, "While the resulting congestion presents challenges for Takoma, the community's transit facilities are a great asset that can be leveraged to overcome vehicular congestion and attract new investment." The Plan recommends several options for existing traffic problems as well such as the Cedar Street, Blair Rd. and 4th Street intersection. Under questioning from me, Ms. Pourciau stated that during the transportation study conducted by DDOT later this year, recommendations like the ones in the plan will be "flushed out" with the full input of the Takoma, D.C. and Takoma Park communities.

My decision was also influenced by supporters of the Metropolitan Branch Trail (MBT), who testified that the Plan effectively lays out and discusses various options for the MBT's route through the Takoma community. This group has actively spoken out for proper transportation use and has been satisfied with the Plan's goals.

4. Smart Growth

During the community input process, there was much discussion concerning whether the Metro site was suitable for the construction of townhouses. During the hearing, smart growth experts that were present, repeatedly testified that the proposed Metro development was consistent with accepted principles of "transit-oriented development". Various experts testified at the hearing that metro stations are actually preferable locations for development because of their ability to "stimulate and support vibrant compact, diverse and accessible neighborhood centers within an easy walk of transit."

Furthermore, the Mayor's Task Force on Transit Oriented Development designated Metro Stations as one of the main vehicles for stimulating development and building community because they, "offer the potential to accommodate residents in attractive, walkable, mixed-use neighborhoods that reduce the need for private automobiles." This statement highlights much of the attraction of the Takoma residential area and explains why the plan has the support of environmental groups like the Washington-area Sierra Club.

5. ANC Decision

No factor gave me greater pause in formulating my decision than the vote of Advisory Neighborhood Commission (ANC) 4B. As a former Advisory Neighborhood Commissioner, I strive to follow the principles of "great weight" in looking at all of the decisions made by ANCs.

During the process, I had the opportunity to listen to the individual concerns of the members of ANC 4B. During the vote of ANC 4B concerning the Small Area Plan, the testimony of the members centered around the lack of "affordable housing" in the Plan. It is my conclusion that the potential Planned Unit Development (PUD) process will lend itself to negotiations with a developer to commit to developing affordable housing at the site. Further, as was stated under questioning at the hearing, ANC 4B did affirmatively support two (2) other developments supported in the TCDP, neither of which have committed to build affordable housing nor have submitted plans to do so.

Conclusion

During my term, I have been witness to the amazing strengths of the Takoma community. From one of the most active list serves in the District to various community meetings, I have partnered with residents on issues ranging from the highly-contested election of ANC 4B02 to two homicides during the summer of 2001. Along the way, I have met great neighbors and it is upsetting to have to decide between two groups of residents who have so much concern for their community. I applaud this community for its historic and continued activism through staying abreast of the changes that affect it.

In making my decision, I was particularly struck by recollections during numerous meetings that residents had attended concerning this matter. In an effort to improve this community, some residents came out after work on weekends and took off time from work to participate in the planning process. While everyone will not agree on the final outcome, I believe that the inclusion of everyone involved adds to the sanctity of the document that is presently before the Council. As someone who attended many of these meetings and feverishly followed the emails on the Takoma Listerve, I am convinced that it is best to let the final result of this community process stand. It is my hope that those who do not agree (and those who do) with my opinion will find that it was made only after listening to each and every individual who sought to be heard. It is also my hope that no matter how this decision is decided that all residents, no matter what side of this issue you fall, stay active in future discussion of plans in the community.