At last night's ICCA meeting, the developers of the Madison and Planning & Zoning staff came forth with yet another plan for the site at 800 N. Henry Street, and from what the Growler can see it is going to make the Monarch down the street look diminutive in comparison.First, let's get the preliminaries out of the way: there will be no grocery store at the Madison, now or probably ever. The developers and attorney Duncan Blair portrayed the City and AEDP as aggressively going after every possible chain or boutique grocer in the months since the Harris-Teeter deal collapsed, but to no avail. In fact, we were told Bloom is now going in at Landbay G in Potomac Yard.
We also heard new riffs on why Harris-Teeter backed off. Originally we were told by P&Z staff that it was because of issues relating to the parking entrance ramp. Now we're hearing that it was a business decision based on focus group discussions and Harris-Teeter's growing experience with urban stores. Also thrown in was the fact that space would have to be sacrified for "cartolators," escalators to parking capable of carrying shopping carts.
Whatever.
Here's some of the details the Growler heard about this project, which is still morphing.
Having failed to secure a grocery store tenant, the developer Trammell Crow is now reducing the total amount of retail space to 10,000 sf in the south building and 25,000 in the north building.
That leaves more space for residential density. Now there will be 344 residences -- mostly one or two bedroom apartments with a handful of studio units. The floor area ratio (FAR) will be 2.5, where the Monarch was 2.33.
The buildings will be from five to seven stories tall. Originally the plan called for condos, but there were suggestions that the project would probably be built as rentals until the condo market improved. Mr. Blair denied there was ever a plan for townhouses.
The developer plans to provide 521 parking space, of which 83 will be for retail. This is less than what CRMU-H zoning currently requires, but Trammell Crow wants to take advantage of the reduction in parking requirements that will be in the new Braddock Road Metro Small Area Plan. What a boon to developers that little nugget will be? Digging deep parking garages cuts into their profit.
But of course the tenants will use Metro so there won't be a problem, right?
Then there's open space. Some 27% of the site will be open space on the site, but there will be no publicly accessible area in the mammoth north building. For the south building, we will once again have a hidden courtyard, this time approached through an archway on Wythe Street that resembles a mousehole.
The only good news was that heights were reduced on the N. Henry Street side to 50 feet. But the rest of the building will rise to 72 feet on the other sides, some 10 feet higher than the Monarch.
The audience was also tantalized with the possibility that a major drug chain may sign for some of the retail space. That would be good news of a sort, but given the history of this project, it would be prudent to hold off celebrating until there's solid proof that the deal has been consummated.
On the issue of when the project will go to Planning Commission, the spokesmen said they want to go in concurrently with the Braddock Road Plan in September. That, and the developers' reliance on the parking reduction proposed in the old plan, cast doubt on whether the new plan we'll see in September really represents fresh thinking and a new start.
So in conclusion, it looks like the Monarch of Henry Street will not enjoy its lonely pre-eminence too much longer and that the battle of the Titans will soon begin. Which will be the biggest, baddest, and ugliest: Godzilla or Mothra?
26 comments:
"First, let's get the preliminaries out of the way: there will be no grocery store at the Madison, now or probably ever. The developers and attorney Duncan Blair portrayed the City and AEDP as aggressively going after every possible chain or boutique grocer in the months since the Harris-Teeter deal collapsed, but to no avail."
Tells you all you need to know about the City's economic developement capability.
Its beyond a joke now. They are celebrating because the Carlyle got a sub shop. Meanwhile Moco and Arlington keep kicking our butt.
"In fact, we were told Bloom is now going in at Landbay G in Potomac Yard. "
But I thought residents wouldnt walk 1500 feet to the Metro, Farner? So who is going to walk there besides...oh Potomac Yard residents.
So new residents that dont even exist yet get a grocery store, and long time residents get more nail salons and carryout food.
Bravo Euielle bravo.....
"But of course the tenants will use Metro so there won't be a problem, right?"
If the tenants have no retail to go to, then they are going to get into their cars and drive somewhere (most likely Arlington) to go shopping.
They wont walk east (thats Bland). They wont go north (up Route 1...yeah right). West is the railroad tracks. So apparently they are going to walk south 9 blocks to go shopping in Old Town.
Keep trying Euille.
"The audience was also tantalized with the possibility that a major drug chain may sign for some of the retail space. That would be good news of a sort, but given the history of this project, it would be prudent to hold off celebrating until there's solid proof that the deal has been consummated."
this gets better and better...so a "major drug chain" would open in between two declining housing projects. If you thought Braddock Place retail was bad, thgat plan takes the cake. Can some reader enlighten me as to where in the region a drug store has opened up a store right next to a homeless shelter (no offense to the homeless, but many homeless people have substance abuse problems).
I am sure Patricia loved this plan.
"We also heard new riffs on why Harris-Teeter backed off. Originally we were told by P&Z staff that it was because of issues relating to the parking entrance ramp. Now we're hearing that it was a business decision based on focus group discussions and Harris-Teeter's growing experience with urban stores. "
I can only imagine the focus group discussions...."you are planning to open a grocery store right next to Adkins and Bland, are you insane?". I never bought the whole HT hook and sinker, as it made no economic sense for them and the location was terrible.
I believe they said it was Fresh Market, not Bloom, that is planned for Potomac Yard. But, as you say, whatever.
I was appalled at the Madison's current design and content. Another ugly, monolithic high rise (with more gorgeous buff bricks, no less!!!!!) filled with rental studios for which there is insufficient parking.
And, what do we get in return? A drug store, which will undoubtedly replace the closed 7-11 on Columbus as the neighborhood source for nuisance activities. No thanks.
Personally, I can't say I blame any of the numerous retailers allegedly approached for inclusion in the Madison. What business owner in his or her right mind would invest in a retail lease in a property sandwiched between Adkins, Bland, AND the expanding Carpenters Shelter? Particulary, when there is very little hope that things will ever get better.
Indeed, the City has proven itself incapable of making rational decisions when it comes to economic development. For example, witness the City's pigheaded insistence on locating the Safe Haven property in the middle of a tourist area. On the one hand, they're desperate to attract tourists from National Harbor. On the other hand, they're spending millions of dollars so they can plunk unsupervised flop houses for drug addicts and psychiatric patients in the middle of the very area they want the tourists to visit.
And in their spare time, they're harassing beloved, locally owned neighborhood businesses because the chairs they purchased were too vibrant.
No grocery store?
No problem. A new Harris Teeter is opening just north of Potomac Yard, on the east side of Rt 1 in Arlington.
I can stop there on the way home from work, and load up my car.
Did Patricia just sit there? Did she not say anything?
I mean seriously, does she really believe a drug store can work in that location?
At this point, with the way ARHA is going into the toilet and the Citys incessant need to bail them out, retail is almost an afterthought. Most people just accept that no matter how many condoes you build, it isnt coming.
That 35,000 square feet is going to end up just like Braddock Place.
Regarding townhouses at the Madison --
The Growler went back to the files and found a copy of a June 17, 2005 E-mail from Eileen Fogarty to Meade Rhoads of Capital Associates stating "Recently you indicated to me that you could accommodate 160 residential units through the normal Site Plan review process and that you believed that was the direction that Capital Associates intended to pursue at this time. I want you to know that the City is still committed to the mixed-use proposal, rather than a residential site plan project."
In addition, the Growler found an E-mail from Patrick Traylor of Braddock Lofts dated June 23, 2005 "Despite an overwhelming show of public support for the Harris Teeter project at Madison and Fayette, the Department of Planning and Zoning continues to obstruct the project. As a result, the developer--Capital Associates-- is about read to throw in the towel. On June 30, Capital Associates plans to file a "by right" plan for townhouses instead of the mixed use project obstructed by the Planning Department."
Did Capital Associates ever file townhouse plans with P&Z or were they just feinting?
Growler, as if your day could get no worse, it appears that the BRT proposal is set in stone and its coming to Route 1 (at least to the Metro station)
This is from the Alexandria Times:
City eyes positive vote for funds
By CARLA BRANCH
July 12, 2007
In April, the Virginia General Assembly voted to give Northern Virginia the authority to raise certain local fees to raise money for regional transportation projects. When the Northern Virginia Transportation Authority votes this week on just what to increase, Alexandria drivers and transit users stand to reap the rewards of regional priority projects and local initiatives.
NVTA will hold a public hearing on which taxes should be raised and on the prioritization of transportation projects on July 12. After the hearing, they will vote.
“A vote of six of the nine member jurisdictions constitutes a majority for this purpose,” said Alexandria Mayor Bill Euille, the city’s representative to NVTA. “We have a menu of items from which to choose. I don’t know that we will increase all of the fees or taxes that are available to us but there seems to be consensus that we need to get about $300 million a year from whatever we do.”
The weight of the vote is based on the population of the voting jurisdiction, giving Fairfax County significant influence. “The day after the vote, NVTA will file papers in U.S. District Court asking for bonding authority and we have been assured that the court will render an opinion within 60 days,” Euille said. “Loudoun County has raised some objection to NVTA levying fees or taxes and that’s exactly what the federal court will decide. Based on legal opinions that we have received, we think everything will be fine.”
Alexandria projects
Once NVTA decides, and if a federal judge affirms that decision, two Alexandria projects are on the list to receive funding almost immediately. “These projects are already in the pipeline and have been set as regional priorities,” said Richard Baier, director of Transportation and Environmental Services for the city.
First, there will be money to develop and implement bus rapid transit from Crystal City to the Braddock Road Metro station. “This will link the Arlington and Alexandria portions of Potomac Yard to Metro rail on both ends. Buses will run down the middle of Route 1, with stops throughout Potomac Yard.
“With all of the development at Potomac Yard, this is very important to both Arlington and Alexandria,” Baier said.
Alexandria is building a new DASH bus facility and additional funds from the new regional program will allow for the construction of an enclosed facility and not just an outdoor storage area. “Keeping the buses indoors will increase their usable life and will decrease the cost of heating and cooling in the morning,” Baier said. “This new indoor facility will cost between $8 and $10 million.”
Alexandrians will also benefit from improvements at the Huntington Metro station. “Platforms and escalators will be enclosed to protect customers from the elements,” Baier said.
NVTA will also use regional funds to purchase additional trains for Virginia Railway Express, easing the commute for those who live in the outer suburbs and work in Alexandria and Arlington. Also, city residents will benefit from transit and pedestrian improvements planned for the Route 1 corridor in Fairfax County.
"No grocery store?
No problem. A new Harris Teeter is opening just north of Potomac Yard, on the east side of Rt 1 in Arlington.
I can stop there on the way home from work, and load up my car. "
Like I said, says everything you need to know about Alexandria economic development. Thats right across 4 mile run, which means Arlington gets the tax revenue and Parker Gray gets the taxes.
The failure of the City and the developer to negotiate and keep a grocery store in the Madison is egregious. How can positive growth be encouraged without an ancor? What this "business decision" by HT tells me is that the company finds significant flaws in the City's development plan. Translate: not enough shoppers (as opposed to residents) to turn a profit. At this rate, the Braddock "Ghost Town" seems to only be getting bigger... not more vibrant.
The tragedy is that the City and developer's response is to increase appartment/condo density (as is evidenced by using the square footage forfeited by HT for additional residential units). A healthier long-term solution is to attract residents who will shop in the area by providing real commercial options leveraging the existing residents of PG.
In order for this or any long-term plan to work, a strong residential nucleus outside of PG, near the metro, must be created. A few blocks of nice, new townhouses or single family homes should be built and then anchored by businesses that provide household services (grocery, hardware, salon, furniture, etc). Once that is in place, then the city should look to increase density as appropriate with the space that is left. Otherwise, we'll end up with empty buildings, plummeting real estate, lower income residents, and, of course, fewer busniesses.
Simultaneously, and just as importantly, public housing should be decentralized and fairly dispersed throughout the City... one new fair market rate development at a time.
I hope and expect that our next Councilman will push for this type of smart growth.
When my husband and I looked around for a condo, we decided on Braddock Place Condos. It was the promise of retail and the proximity to the Metro that hooked us in. Little did we imagine that even after two years, there is still all the empty retail space. It didn't take long for us to figure out that the reason was the lousy public housing that disgracs our community and keeps retailers out. So what did we do? We attened public hearings with warnings that if publuc housing was not improved and.or failry dispersed, no retailer would be willing to come here. Our comments were met with blank faces. Worse, no one in the audience supported us. So, my neighbors and friends, you snooze, you lose. We did our part in trying to reason with the planners, council members, and Mayor's office. What have you done? If it's nothing, then you'll get what you deserve, and we'll move on to another location.
"Its beyond a joke now. They are celebrating because the Carlyle got a sub shop."
Hey, don't knock the Carlyle Jerry's. We're getting a Potbelly too. Along with our Subway, Quizno's, and Jimmy John's, were quickly becoming the DC area's densest, most metro-accessible destination for mediocre subs.
"Jimmy John's, were quickly becoming the DC area's densest, most metro-accessible destination for mediocre subs."
Jimmy johns is probably the best sub I've ever had, but the Carlyle is a joke
"It didn't take long for us to figure out that the reason was the lousy public housing that disgracs our community and keeps retailers out."
I agree that people's inaction on this issue is a problem. Everyone hates our disgraceful public housing and ARHA, yet nobody is willing to step up to the plate. I have contacted all the City Council members on this issue via email. (Only Krupicka responded by the way). I think if more people actually spoke out, instead of bitching privately, things would be more likely to improve. Please email the Council - there is a task force currently working on the ARHA mess. Now is the time to speak out.
"We did our part in trying to reason with the planners, council members, and Mayor's office. "
They are still wedded to the idea of Resolution 830 at any cost, social or financial. And there is no reasoning with any one of them on this.
" If it's nothing, then you'll get what you deserve, and we'll move on to another location. "
People have clearly broken through the veil of silence to let the Mayor and Council and P&Z and ARHA know what everyone already knows; the problem seems to be that none of them are listening.
Cant blame you for moving though. I am hearing that sentiment expressed more and more by neighbors, as they watch DC and Arlington thrive economically.
"The failure of the City and the developer to negotiate and keep a grocery store in the Madison is egregious."
I absolutely agree with you. But Mayor Euille and the rest of the City council members have been shockingly inept in keeping and attracting businesses all across the City, not just in our neighborhood.
I think you'll find this report by the city's Economic Sustainability Work Group interesting - (http://www.alexandriava.gov/pdf/economicsustainability_061207.pdf). Mind you, given the Council's history, I have no faith that they'll actually DO anything with this report. They'll just study it some more, hire some consultants, form a work group, blah, blah, blah.
Which is a right shame since it's particulary important in redeveloping the Braddock area that we have a large amount of retail. Look at how Carlyle has failed, in the absence of any retail. Likewise, all you need to do is walk around the northeast end of old town, which has towering condo buildings and office buildings, but no retail. There is NO streetlife. If we have the same development in the Braddock Road area, it will be MUCH worse, because we have the added burden of Adkins and Bland. Sometimes the City is so $&*#@ stupid it kills me.
All we can do is keep sending flaming emails to the City Council members (and writing letters to the editor of the Gazette and Times) and express our disgust at the job they've done thus far.
"Hey, don't knock the Carlyle Jerry's. We're getting a Potbelly too. Along with our Subway, Quizno's, and Jimmy John's, were quickly becoming the DC area's densest, most metro-accessible destination for mediocre subs. "
Cmon now, PG is becoming the new capital of nail and hair salons in the region. We should ask the AEDP to start "promoting us"....
"Come to PG and get your nails done. And while you are at it, buy some weed at one of our fine housing projects that your taxpayer dollars fund and pick up some household groceries from the trash on the street".
We need to get with it and start promoting our "assets" to the coming surge of new residents and surge of Ft Belvoir workers who will be busing past our neighborhood down Route 1.
"
I agree that people's inaction on this issue is a problem. "
There is not inaction on this issue. At the last community meeting, more and more people spoke out against the ARHA overconcentration. The look of blankness on Councilmembers and P&Z faces was telling. People are also expressing the obvious to their neighbors. Its clear the tide of public opinion is clearly turning WITHIN PG. Outside of it, though, you are always going to deal with the "we dont want them in our backyard" issue, and since the Council essentially represents Delray, Cameron Station, and South Old Town (this has become obvious to most people), they are loath to enrage that constituency by bringing dog splatterings and Route 1 murders to their backyard.
"Please email the Council - there is a task force currently working on the ARHA mess. "
Emailing a task force that is 50% ARHA doesnt seem like a very good idea.
I think this debate gets started because we all see the potential disaster thats coming (its like a Carlyle on steroids, except the Carlyle is not abandoned and overloaded with decaying public housing projects). What we get puzzled by is how 7 legislators and planning bureaucrats cant see it.
"Emailing a task force that is 50% ARHA doesnt seem like a very good idea."
Well, what's your idea? Bitching anonymously on a blog?
"Well, what's your idea? Bitching anonymously on a blog? "
1. Have ICCA sue ARHA to get their attention
2. Write nasty letters to the paper exposing the truth
3. Call HUD and complain some more.
Why are u emailing the people that are the cause of the problem that you want fixed?
You should email the city council because they are the only people who can change this problem. They can choose NOT to bail out ARHA. They can choose to ignore Res 830. If enough of us make our wishes clear, they'll change it. YOu've got to start somewhere.
And how can the ICCA sue ARHA? On what cause of action? And funded by what? The $136 dollars in the picnic fund?
"2. Write nasty letters to the paper exposing the truth"
I like that idea. But it's just another way of letting the City Council know that we won't tolerate the situation any longer. And have you written a letter to the editor yet?
"3. Call HUD and complain some more." What's the number?
1. Have ICCA sue ARHA to get their attention
Yeah, like they have enough money for that. What are they going to sue them over?
2. Write nasty letters to the paper exposing the truth
An idea that works, yet no one seems to do.
Worked very well with the press coverage of the Travelodge. Thank you again for that Mrs. McGahey.
Sarah Becker use to be in the press a lot and she writes very well. I wish we could get someone like her or the Growler to do a story on ARHA's properties and what a blight they are on the surrounding communities.
3. Call HUD and complain some more.
This has the same effect as calling council.
"And how can the ICCA sue ARHA? On what cause of action? And funded by what? The $136 dollars in the picnic fund?
"
Um, how did the Cameron Station HOA get their City hearing over Virginia Paving? You dont think they threatened to sue?
"I like that idea. But it's just another way of letting the City Council know that we won't tolerate the situation any longer. And have you written a letter to the editor yet?"
Yes, they declined to publish it.
"Sarah Becker use to be in the press a lot and she writes very well. I wish we could get someone like her or the Growler to do a story on ARHA's properties and what a blight they are on the surrounding communities."
I believe I have seen a few letters recently on this but its normally from folks who support development.
"This has the same effect as calling council. "
Exactly my point. Calling Council or the ARHA Task Force to complain about public housing is like calling HUD to say public housing sucks.
You think Melvin cares what you think?
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