The proximity to the Ode townhouses to the proposed redevelopment of Key
Boulevard Apartments has been argued to AHC both at our meeting on Nov. 24
and again at last Wednesday's RRUDC meeting (by me and by others at the
meeting). AHC seemed entirely unmoved. I also raised the issue that many
of the other developments AHC referenced in their presentation are four or
five stories and asked whether they would consider a development such as one
of those, more scaled to the community. They said "no."

The kicker is that they are doing this without asking for any funding from
the county so it is all a numbers game to them -- they need in excess of 50
percent market rate condos to cover the costs of the "affordable" rentals
they propose to provide on the other side of the building. According to
them residents who have section 8 (?) vouchers would be able to move back in
after construction at the same price they are paying now, other affordable
units would be rented for more. They are definitely trying to steamroll
this one through. Apparently a similar development was done in RAFOM's
jurisdiction -- RAFOM succeeded in beating the developer (not sure it was
AHC) down from 22 stories to 17 stories, but it was still a much larger
building than the area needed and virtually all of the units the community
was able to negotiate out to get the reduction in floors were affordable
housing units NOT market rate units. It seems like AHC is contemplating a
similar tactic here.

Also, AHC made clear at the RRUDC meeting that they are indeed contemplating
the garage and service entrances to the building will be from 19th Street,
meaning that all of the traffic will route through Ode St. Serious parking
and traffic considerations accrue from this development, including truck
traffic to loading dock and for trash removal.

We pointed out that although many of the floor counts on the area view
appeared in the general range of what AHC contemplates, those floor counts
do not reflect the significant topography of the area. This development
which is on the top of the hill will appear even larger than a tally of
floors would suggest. The argument that seemed to have some traction with
RRUDC related to the unsuitability of such a massive development next to the
community garden, which would be overshadowed for much of the day and
therefore not as productive for growing. The other request by RRUDC was
that the court remain visually open from the street rather than walled in on
all sides.

Tom Korns made the point that the suitability of this development should be
seen in the context of what is appropriate future development of the whole
area, that we cannot take that parcel in isolation. I agreed that there
should be a reasoned and systematic look at the area including Wilson
School, Queens Court Apts. (also proposed for redevelopment in an affordable
housing gambit), and the Colonial Terrace/19th St. area west of Ode St.
RRUDC has put it on its slate for examination in 2010, so maybe we can use
that opportunity to convince them that developments such as this one will
erode the quality of the area. Although many of the homes in this area are
old, others are relatively young and will suffer from encroachment of high
rise developments.

Just some random observations. It seems that the community must gear up for
a fight if it wishes to preserve the character of the Colonial Terrace
community.

Happy Holidays,
Jennifer

The model AHC is using is The Park-Frederick - Woodbury Heights. I would encourage each of you to drive or walk the site which is 10.4 acres between N.10-FairfaxDr-Barton St. Because of surface parking and green space, the site had unused density, the RA5-16 zoning allowed 7 storeis by site plan and they got about 13% additional density and 25 ft height for affordable housing density. With Key, I would suggest the fundamental questions relate to whether AHC will seek a GLUP change and rezoning. Currently, there is no density on the site on the Key site because it was used/shifted in the Atrium. If there is a GLUP change, which frankly, I don't know how AHC can avoid seeking one, then there should be a Long Range Planning Review. If not, those affected could raise serious noise. In addition, there are many site plans in which neighborhoods were told the site plan had topped out density. If new density can be created on Key via re-GLUPPING and upzoning, other neighborhoods and their reps on the Planning Comm may be troubled. In sum, I think there are significant process precedent which could raise antennae if pursued strategically. Perhaps you may find allies with the Historic Affairs Committee HALRB as Key Blvd. In terms of the perserving quality of life of the existing Colonial Terrace neighborhood, as was done with Woodbury Park and First Baptist Church (APAH) and Rosslyn Ridge (APAH) that was spun the other way. I recognize that living in Colonial Village, I'm speaking from the perilery and will be selling my condo in July so I'll leave it at that...and wish good luck. June