Evening star., 1952-12-24
NoIen Defends
Misunderstood
Southwest Plans
Answers Critics in
Letter to D. G. Heads
As Decision Neors
By George Beveridqe

Accusing critics of misunder-
standing its plans, the National
Capital Planning Commission has
launched a new defense of pro-
posals to rebuild Southwest Wash
ington.
The NCPC stand was put on
the record by John Nolen, jr., its
director, in letter to the District
Commissioners. The statement
answered criticisms voiced at a
public hearing last Wednesday on
plans for the first slum clearance
project.
The city heads agreed to hold
up a ruling on plans for the So
called Project B area, a 16-block
slum-ridden tract, until Mr.. Nolen
submitted his statement. They
are expected to vote next Monday
or Tuesday, however, . probably
paving the way FOR the slum-
clearance job to begin.
Mr.. Nolen devoted part Of his
statement to defense of the in
clusion of AZ Fourth street busi-
ness properties in the Project B
plan.
Defends Overall Plan.
His main attack, however,
came in defense of a tentative
NCPC plan on how the entire 427-
acre Southwest area should be
rebuilt. Critics claim the plan
ners have put too much emphasis
on low-income neighborhoods, and
have, not taken advantage of the
waterfront's natural Beauty.
Mr.. Nolen said much testimony
along this line indicated that
there was little specific knowledge
Of the commissions current pro-
posals for an upgraded Southwest
and little. understanding of the
consequences of too radical an
adjustment"
The director said recommen-
dations from the commission
consultant, based largely on ad-
vice from local real estate and
investment interests" called for
only about 20 per cent of the areas
rebuilt dwelling units to be in at
tractive elevator apartments. The
NCPC's tentative plan, he said,
increases such units to about 35
per cent and makes arrangements
to "give the most favorable en-
vironment for such higher-income
units"
Displacement Difficulties.
If more high-income units are
planned. the greater will be the
problem of finding homes else
where for present low-income
families in the Southwest, Mr..
Nolen warned. He pointed out
that other areas are supporting
even more low-income families
than the Southwest, and added:
1T would be well, therefore, If
those who are urging even more
upgrading of the Southwest
would bear in mind that, before
any such commitments are made.
the effect of shifting major ele-
ments of the population from one
section to another needs to be
carefully calculated and ap-
praised.
Opposition to the inclusion of
certain Fourth street business
properties, meanwhile, has come
from two quarters. One is the
property owners themselves, who
want to be permitted to improve
their own interests. Various other
groups have asked that the prop
critics be excluded from the first
limited. project until firmer de-
cisions are made as to how the
entire Southwest will be devel-
oped.
Original Plan Junked.
Mr.. Nolen said original plans
called for razing all SO of the
business properties on Fourth
between F and I streets. plus TAX
ing q 100-foot strip behind them
for parking and alley realign-
ment." This plan. mainly because
of excessive land costs. was
Ijunked. After more study. Mr.
Nolen said, the planners decided
to include only AZ properties in
the B plan. because:
| Of the AZ properties. 81 per cent
need major repairs. whereas only
36 per cent of those left out need
such repairs: SO per cent of the
AZ properties are tenant-occupied
nine old residences are included
six of them needing major re-
pairs; assessed values Of the prop
critics Iii the reduced Sarea are
Substantially less, than Hose out
side" -
Mr.. Nolen argued strongly
against leaving the properties for
self improvement. He asserted
that only by a one-package re-
building job. 'in accordance with
modern standards and practices,
could the worst squares on Fourth
street be converted from liabili-
ties to assets. u"
Suggests Plans to Return.
He suggested. however. that
businessmen who will be displaced
should be able to make advance
plans for returning, if they choose,
with the Redevelopment Land
Agency or developers OF the area.
He added:
"They might also be able to
make arrangements for progress
Sive redevelopment of the COM
mercial properties in such a man
ner as to minimize the dislocation
of their businesses during the
period Of adjustment from old to
new business space.
Certainly any disadvantages
need not be any more severe than
would be the case after these
businesses, If allowed to remain
untouched. lost the customers from
the redevelopment area during
the period Of construction"
Colvory Methodists PIon
ICondIelight Services
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