April 2025 Minutes

BNCA Meeting Minutes
April 15, 2025
Held at DCTV (Brooks Room)

Welcome and Announcements

BNCA President Dawn Amore opened the meeting by welcoming members and other attendees and explaining that the meeting would be devoted to a “community listening session” about the 901 Monroe Street project – (DC Office of Zoning Case Number 24-15). Ms. Amore announced that the meeting would be recorded, and a summary of the meeting would be provided to BNCA members and stakeholders. Ms. Amore thanked our community host, DCTV, for providing the meeting space.

Attendance:

• Approximately 40 people in attendance, standing room only.
• BNCA Officers in Attendance: President Dawn Armore, Vice President John Leibovitz, Member-at-Large Kinyofu Mlimwngu, Membership Coordinator Rene McCray, Secretary Kathy Jacquart.
• ANC Commissioners in Attendance: Jingwen Sun, ANC 5B03; Ra Amin, ANC 5B04; Monica Martinez Lopez, ANC 5B05

Before starting the listening session, Ms. Amore announced several upcoming events in the neighborhood:

• April 26 – Ward 5 Cleanup, sponsored by BNCA and Greater Brookland Intergenerational Village https://zacharyparkerward5.com/healthy-communities-spring-cleaning-2025/
  • Turkey Thicket
    • Location: 10th & Perry St NE (next to Turkey Thicket Rec Center and Field)
    • Time: 10:30 a.m. – 12:00 p.m.
    • Hosted by: Brookland Neighborhood Civic Association
    • Contact: Kathy Jacquart (jacquartke@gmail.com)
  • 12th Street
    • Location: Start at 3901 12th St NE
    • Time: 10:00 a.m. – 1:00 p.m.
    • Hosted by: Greater Brookland Intergenerational Village
    • Contact: Nicole Furnace (nicole@brooklandvillage.org)
  • University Heights
    • Location: Bunker Hill Rd NE underpass (exit of Brookland Metro Station)
    • Time: 9:00 a.m. – 11:00 a.m.
    • Hosted by: ANC 5B
    • Contact: Monica Martinez Lopez (5b05@anc.dc.gov)
  • BNCA presents The Great Brookland Yard Sale – May 10
  • BNCA and GBIV present Tour of the Franciscan Monastery – May 17
  • Next BNCA Member meeting – Tuesday May 20

She then introduced representatives of the 901 Monroe Street development team: Paul Tummonds (law firm), Peter Conway (Horning), and Natasha Thompson (Menkiti Group) who were invited to attend, listen to the community concerns, and answer any questions.

Ms. Amore explained that she has 4 roles in the community: 1) Brookland resident, 2) Brookland business owner, 3) “200 Footer” (i.e., residents and businesses located within 200 feet of the 901 Monroe Street project) and 4) BNCA President. She explained that her role at the meeting was to serve as BNCA President and facilitate the community listening session.

Ms. Amore invited attendees to review the to-scale model of the proposed 901 Monroe Street development, which was assembled by the 200 footers using Kleenex and tea boxes. Ms. Amore introduced Julie Kurtz-Keller, a BNCA member and 10th Street NE resident. Ms. Kurtz-Keller, who had prepared remarks to represent the concerns of the 200 Footers.

200 Footers’ Issues and Concerns

Ms. Kurtz-Keller began by noting that the 200 Footers are not opposed to development but that the project will have an undue burden on the 200 Footers, particularly the neighboring houses on 10th Street. They would like to avoid potential adverse effects of the project and help create a project that is good for the neighbors and for all of Brookland for the immediate and long-term. Ms. Kurtz-Keller said, “This is not about ‘no.’ It’s about ‘let’s do it right.’” Ms. Kurtz-Keller outlined the 200 Footers’ specific areas of concern, which were collected through a survey and further refinement to their top priorities:

A.) Scale and Character: The current proposed height of six stories is inconsistent with the scale of the surrounding houses and other buildings and will create a loss of light for the immediate neighbors. Neighbors would like to see more height in the middle of the building scaling down as it approaches the street.

B.) Health and Safety: Concerns relate to vehicular access, traffic patterns and light and air pollution. As proposed, the project has a single access for two-way vehicular traffic (both entry and exit) via the alley running from Lawrence Street for 55 parking spaces, garbage collection, deliveries including possibly furniture, mail, and parcels. Neighbors believe that the proposed Lawrence Street alley access to the parking garage will be dangerous for children and create traffic issues on and around 10th and Lawrence, particularly since there is already traffic from the neighboring schools. During its setdown consideration, the Zoning Commission identified the alley access as a hazard. Neighbors would like the vehicle access point to be moved to 9th Street (as in the previous 901 Monroe Street development proposal) or Monroe Street. Neighbors believed there was an Insufficient traffic study. Photographs demonstrate existing crowded parking on surrounding streets. Residents of 901 Monroe will not be eligible for a Residential Parking Permit.

C.) Monroe Street Life: Brookland lost a beloved business as part of the demolition of 901 Monroe Street. The developers have proposed a MAP amendment to allow for additional height and multi-use; however, the current plan only includes residential space (and 5 live/work spaces) that would be primarily residential are in the current plan.

D.) Community Amenities: The proposed project’s only green space is on the 2nd floor. Neighbors would like to see more “family-sized” (i.e., 3-4 bedrooms) and some tenant owned units (e.g., condos).

The Construction Management Agreement should be reviewed and/or reverted to the previous more comprehensive agreement to ensure protections for neighbors.

Discussion

Ms. Amore opened the floor for comments/questions from BNCA members and other meeting participants.

• • Six stories is too high, will block sunlight for neighboring homes and not the character of the neighborhood. Propose no higher than five stories.
  • The open access to the parking garage will be difficult to secure and could invite vandalism.
  • Single access to the parking garage could create a safety and security concern, especially in the event of an evacuation.
  • Is there a pull-in for ride-share drivers? The developers said that there will be a “lay by” on Monroe Street.
  • What is the justification for building this now given the “reality” of 1000s of lost jobs in DC?
    • The developers said that their companies have been around for a long time and believe that the project is viable because 15% of the square footage will be affordable (consistent with the Planned Unit Development; 60% of Median Family Income as defined by HUD) and it’s close to transit.
    • The ANC 5B03 Commissioner and representative of the Zoning and Land Use Committee said that they believe the housing is needed due to the federal in-person work requirement.
    • This is a potential risk to the development, along with rising construction costs.
  • Retail Capability
    • The Small Area Plan / Comprehensive Plan calls for retail between Monroe Street Market/Arts Walk and 12th Street. The proposed building should have some retail space or at least build flexibility into it (i.e., be capable of retail in the future). Be flexible. (1) Reserve about 2k sq ft (less than 1% of building floor area) so that it can be marketed for retail; (2) if a tenant can be found, great, if not, fit it out for residential. This approach ensures the “bones” of the building are retail capable in the long term.
    • ~120 other Brookland and nearby neighbors signed a petition agreeing with this viewpoint, which can be found in the Zoning Commission case file.
    • Retail space is a good community amenity, and promotes safety by activating the street.
    • Concerned the live/work units will just be ground floor apartments with plate glass windows and drawn blinds, will do little to activate the street
  • Several projects are being planned for the surrounding area, which will create traffic and air and noise pollution (at least during construction).
  • Developers should make a commitment to contracting for goods and services from local, black and other minority-owned businesses.
  • Larger units (e.g., 3-4 bedrooms) would accommodate families and shared living (i.e., roommates).
  • We should consider eliminating parking minimums to promote transit-oriented development.
  • More space is needed for trees.
  • The Zoning Commission has scheduled a hearing on June 23, 2025 at 4pm. (See https://app.dcoz.dc.gov/CaseReport/ViewExhibit.aspx?exhibitId=370436 for details)
  • The BNCA is planning to request to be an official party to this matter.

Ms. Amore thanked the attendees and closed the meeting at 8:05 pm.