In a city starved for housing, 1200 additional units sounds like a blessing. That’s the net gain from Bethesda-based developer Mid-City Financial Corp’s proposal to redevelop Brookland Manor, a 535-unit complex near the Rhode Island Metro. But a closer look reveals that Mid-City’s designs have no room for current neighborhood residents.
Mid-City’s grand vision for the site of Brookland Manor is, well, grand. With over 1700 rental units and 180,000 square feet of retail space, the project has the potential to be a boon to the area’s housing and economic markets.
Artist’s rendering of the redevelopment plan
The problem comes, however, when these 1700 units are compared to what’s currently there.
A quarter of Brookland Manor’s units have 4 or 5 bedrooms, a rare and important feature for families living in multi-generational situations. OneDC, a local organizing group who has been working with Brookland Manor tenants, says that often the ability to add an aunt, cousin, or grandparent to the household is the only thing that keeps them from ending up in homeless shelters.
The redevelopment, however, would offer no 4 or 5 bedroom units and would reduce the number of 3 bedroom options. Units with more than 3 bedrooms, according to Mid-City, “are not consistent with the creation of a vibrant new community.” That kind of language has led residents to file a lawsuit claiming discrimination based on family size.
At a teach-in on Brookland Manor Monday night in Northwest, OneDC tenant advocates asserted that the plan will also reduce affordability in the neighborhood. Currently 373 of the units have rent ceilings under the federal Section 8 housing program. Mid-City regularly touts the fact that they will keep this contract under the redevelopment.
However, most of these new affordable units will be designated as “senior units” with the aforementioned reductions in bedrooms. Tenant advocates say this will force elderly residents living with children and grandchildren to choose between sending their families away or joining them in their exodus.
Beyond the Section 8 units, most of the rest of Brookland Manor’s residents are renting affordably thanks to DC’s rent voucher program. According to the Washington Post, Mid-City has “pledged to try” to keep these renters on in the redevelopment.
On Monday night, advocates expressed heavy skepticism about this proposal. Because properties must meet the area’s “fair market rate” to be eligible for the voucher program, Mid-City’s new luxurious units would almost certainly be too expensive to qualify.
That would mean at least a hundred households looking for a new place to live.
Moving Residents Out of “Good Standing”
Even the only residents who could theoretically make it through the redevelopment unscathed—small families currently living in Section 8 units—feel that their situation is tenuous.
Mid-City’s promises about avoiding displacement have always included an important caveat: that it applies to residents “in good standing.” And as a recent Washington Post article pointed out, Mid-City has mounted a concerted effort to make sure that definition applies to as few residents as possible.
From @LeeyahNotLayah on Twitter
The Post article details how many tenants at Brookland Manor have faced eviction notices for late payments as small as $25. While the vast majority of those attempted evictions have been successfully avoided, it seems that Mid-City may be building a case that these residents are not “in good standing.”
OneDC advocates also noted that the management has started issuing notices of infraction to residents for offenses as benign as sitting on their front stoop or allowing their children to play on the lawn. The effect, they say, is that almost every household now has a record of violation—enough to argue that they do not meet the “good standing” requirement.
The next step in the redevelopment process is a zoning commission meeting on Thursday, February 23. OneDC is asking District residents to come out for a rally that evening at 5:00 to pressure the commission to keep residents’ interests in mind.
Ultimately they want Mid-City to preserve all 535 existing units as affordable, commit to keeping on all current residents, and maintain the present number of 4 and 5 bedroom units. To help them do so, OneDC has offered to work with them through the process of securing Housing Production Trust Fund money from the city.
So far, however, Mid-City has expressed no interest in such a proposal.
Join us at 5:00 this Thursday, Feb 23, as we rally in support of Brookland Manor tenants at the DC Zoning Commission. 441 4th St NW, Washington, DC
More details here: https://www.facebook.com/events/1389018421132061/