Basically the walk was a test of the Cranky One's theory that the City is mad for mixed-use development (which grants developers double density) but shrugs when the retail fails to materialize; in fact, officials and politicians may even look the other way when the owner quietly reappropriates the retail space.
At 1310 Braddock Place, the former Le Bon Cafe is shuttered, with only a display table in the window and a placard with phone numbers advertising Splendid Fare catering. This may squeak by under the zoning definitions for retail, but it doesn't seem to be a walk-in business.
Next door, it appears as though the retail space (which the Growler seems to remember was once occupied by a framing store) has been converted to office space, with a staffer flanked by whiteboards hard at work at his computer.
1320 Braddock Place is currently under construction for a new tenant, and the first floor retail space seems to be getting use as a meeting room for the general contractor. The former Braddock Cafe at 1320, which nearby residents tell the Growler has been closed for several years, now sports a sign promising a new cafe. How long that announcement has been up is anybody's guess.
At this site the Growler also noticed something peculiar: part of the building includes a one-story bump-out that resembles a sun room. Was it intended originally as retail space? Inside the room were rows of exercise machines, but the site is not a public gym (another use permitted under CRMU-H). The Growler guesses this is some sort of private facility for one of the building tenants' staff.
The first-floor blinds were closed at 1330 and 1340 Braddock Place but it appears they have also been converted to office use.
The four buildings at Braddock Place are zoned CRMU-H (Commercial Residential Mixed Use High Density). Here's what the Zoning Ordinance says about CRMU-H:
The intent of the CRMU-H zone is to establish a zoning classification which permits developments that include a mixture of residential, commercial, cultural, and institutional uses in a single structure or multiple but integrated and related structures; to encourage a diversification of uses in unified projects located in proximity to metro stations in order to encourage the conservation of land resources, minimization of automobile travel, and the location of employment and retail centers in proximity to housing; and to promote the development of mixed use projects by allowing greater densities than would otherwise be permitted to the extent the proposed mix of uses, design and location of the development warrant. (Zoning Ordinance Sec. 5-300) (Emphasis added)
Among the permitted uses for CRMU-H are "business and professional office" as well as "retail shopping establishment." So there's really nothing in zoning to prevent the owners from turning the buildings back to single use structures after having obtained the desired density.
The Board of Zoning Appeals recently upheld the City's decision not to allow a private school to rent space in Carlyle on the grounds that it wasn't a targeted retail use. Why isn't this happening with Braddock Place?
And here's something else to ponder:
Recently the owner of Braddock Place, ING Clarion Realty Services, sought to subdivide the property into four lots so each building could be owned by different entities. The hearing before Planning Commission was deferred several times, most recently in June, and the application is not currently on the Commission's September docket.
While the application seems relatively straightforward, the Growler was interested by this comment from Recreation and Parks:
This site is a key location within the Braddock Metro Small Area and Open Space Master Plans and the proposed subdivision has potential implications related to open space preservation and long range planning initiatives. The subdivision proposal provides an opportunity to increase open space, open space linkages, and trail options in the area.So what is the fate of Braddock Place? Are the owners waiting for the Plan to be ratified? Is the subdivision planned so some of the buildings can be converted to residential condo, which would be permitted as multifamily housing under CRMU-H? How does the proposed subdivision provide "an opportunity to increase open space, open space linkages and trail options"?
And above all, why has the City looked the other way when retail died at Braddock Place?
Grrrrrrrrrrrrrrrrrr!!!!!!!!!!!!!
32 comments:
Is the biggest scam no the Payne Street condos work-life housing? A density bonus enabling what are essentially at home offices? Lots of at home offices exist in Old Town but apparently not like these.
Growler - you should take a mid-day, mid-week walk in the North east - say, the large area bordered by Washington, Wythe, the river, and Bashford.
Despite the fact that there are literally hundreds of thousands of square feet of "mixed use" of high rise office and residential, it's nowhere near "vibrant".
Basically, there are a couple of people jogging along the bike path. Otherwise, the only sign of life is in the little retail stores - essentially, a few boring sandwich shops catering to the office workers. Otherwise, very little.
Just goes to show you that density does not equal vibrancy. Based on the designs I'm seeing for the Braddock Road area, it looks like we're bound for more of the same. Only ours will be even worse, because we've got the housing projects to deal with, plus more traffic problems.
I must admit that I was in favor of higher density as long as it included retail - ala Clarendon. However, I took a drive through the Patent Office area this weekend and was staggered by what I saw. That area is downright repulsive. It really makes you wonder who would take credit for a ghost town like that - it's far worse than Crystal City. I used to mock strip malls on the sides of highways in the burbs, but even those are looking good if the 'plan' has in store for us what I think it has in store (which is no stores). The retail on Slaters lane appears to be doing just fine yet nothing like that can come into the Braddock area because of all the public housing - actually, we do have ezmirelda's. Where's the plan for outdoor seating at restaurants when all the development comes in? If all they can promise is Eisenhaurer's red-headed step child, they can keep it.
Let me just take a PG inventory real quick:
1. The schools suck
2. The crime sucks
3. The littering sucks
4. The lack of retail sucks
5. The infrastucture sucks
6. The public housing sucks
7. The plan for 'improving' the area sucks
8. I do like the convenience of the 7-11, but the trash it generates sucks.
If the City fathers had any common sense at all, they'd be contacting the successful small business owners in this area and BEGGING them for assistance.
For example, I'd take a serious look around at the retail businesses I'd like to see more of in my City. You know, those which both enhance the quality of life for City residents, PLUS actually attract other people to Alexandria to spend their money.
Then, I'd call up the owners of those successful businesses. Places like Restaurant Eve (whose owners also run Eammon's, and Majestic Cafe), or the owners of Cheesetique, Misha's, Hardtime Cafe, and BellaCara.
First, I'd thank them for their contribution to the city and ask them if there is anything I could do to make their life easier. Then, I'd ask them what the City could do to attract them (or more business like them) to locate in the Braddock Road area. Then, I'D DO WHAT THEY SUGGESTED.
I'd also be on the phone to Fragger's Hardware on the Hill, Cake Love in DC, the owners of the E Street movie theater in DC, Olsson's bookstore, Breadline, Betsy Fisher, and any other successful, life enhancing business I could think of and I'd offer them real incentives to come to the Braddock Road area.
I know they have a semi-governmental AEDP, but so far, I'm NOT impressed with their success...
"Then, I'd call up the owners of those successful businesses. Places like Restaurant Eve (whose owners also run Eammon's, and Majestic Cafe), or the owners of Cheesetique, Misha's, Hardtime Cafe, and BellaCara. "
COULD YOU BE ANY MORE OF A YUPPIE? YOUU CAN KEEP DREAMING, IT'S NEVER GOING TO HAPPEN.
"COULD YOU BE ANY MORE OF A YUPPIE? YOUU CAN KEEP DREAMING, IT'S NEVER GOING TO HAPPEN. "
thats right, Melvin wants none of this.
He knows if you bring businesses like that, the first thing they are going to do when their customers get harassed is demand the ARHA overconcentration goes.....
As a resident of the Braddock Place Condos, I feel awful about the lack of retail. But to clear up the confusion about the Braddock Place Cafe, it was owned and operated by a person who recently left due to a substantial raise in rent. Soon the new operators will take over, as Sophia's Cafe. The new tables are there now. There is so much potential for good retail and such a shame that it doesn't exist.
Speaking of the Payne Street Condos, can anyone give us the status of them, as well as the Madison?
"I do like the convenience of the 7-11, but the trash it generates sucks."
On Sunday evening I went running and passed by the 7-11 headed towards West Street. Just under the railroad bridge there were four slurpee cups in a row just off of the sidewalk, each about two feet from the others.
It was as if four people were marching like soldiers along the sidewalk and the drill sergeant said "In cadence - Litter!"
Just ahead of the slurpee cups were a cardboard hotdog container and an empty can of steel reserve beer. Evidently those items were dropped by the drill sergeant.
"COULD YOU BE ANY MORE OF A YUPPIE? YOUU CAN KEEP DREAMING, IT'S NEVER GOING TO HAPPEN"
Oh, sorry. You're right. Who needs new retail? I hope the public housing stays and scares business owners away. I hope the schools remain the worst in the nation so the middle class flees the City. I hope my property taxes keep doubling for lack of a diversified tax base. I hope that the city continues to warehouse it's poor in disgraceful circumstances so aging baby boomer hippies can feel good about themselves for living in "diverse communities."
Feel better now?
"COULD YOU BE ANY MORE OF A YUPPIE?"
We don't want no stinking yuppies!! Good god, no! They are highly educated, work for a living, make good salaries, pay big money in taxes and use little City services. They are also constantly eating out, shopping, and contributing to the City economy. WHO WANTS PEOPLE LIKE THEM IN ALEXANDRIA??? Send them to Arlington and let them fuel their economy. We in Alexandria prefer to run ours into the ground.
If it's true the Mayor reads the Growler then I have a message for him. We hear your lack of message loud and clear. It's time to clean up PG in every way.
"COULD YOU BE ANY MORE OF A YUPPIE? YOUU CAN KEEP DREAMING, IT'S NEVER GOING TO HAPPEN."
Growler, I know you like to get opinion from most people with different thoughs on the community, but why would this comment even get placed on this blog?
Most people that post on here are all for the same thing, better retail, less public housing, less density, less traffic, but the rambling of this wacko does nothing to help our cause.
"COULD YOU BE ANY MORE OF A YUPPIE? YOUU CAN KEEP DREAMING, IT'S NEVER GOING TO HAPPEN"
That's a worthless comment. Please suggest an alternative if you don't agree with other posters.
"Is the biggest scam no the Payne Street condos work-life housing? A density bonus enabling what are essentially at home offices? Lots of at home offices exist in Old Town but apparently not like these. "
I just want to see how they plan to "work" and "live" directly facing the Adkins project.
There were some young folks out there last night at midnight making all sorts of noise and harassing the few people stupid enough to be out at that time near Adkins (I know; I was coming from the airport)
Lets see how long they last with the racket and the dysfunction staring their "businesses" right in the face.
"As a resident of the Braddock Place Condos, I feel awful about the lack of retail. But to clear up the confusion about the Braddock Place Cafe, it was owned and operated by a person who recently left due to a substantial raise in rent. Soon the new operators will take over, as Sophia's Cafe. The new tables are there now. There is so much potential for good retail and such a shame that it doesn't exist. "
Does this rental increase also explain the fact that the office space at Braddock Place is in a state of complete disarray? I saw the building last night all lit up at night and there were literally no tenants at all (it looked like they were all being painted or reconstructed). Plus I noticed its not being sold by Trammell Crow anymore, but Grubb Ellis.
"Speaking of the Payne Street Condos, can anyone give us the status of them, as well as the Madison?
Payne is supposed to start in March (from what I hear). Charles Houston starts in Aug/Sept of this year. Madison I dont know, although they could start as soon as they get approved as I dont believe anyone is there anymore.
Payne still has to wait for SBA and GSA to leave.
""COULD YOU BE ANY MORE OF A YUPPIE? YOUU CAN KEEP DREAMING, IT'S NEVER GOING TO HAPPEN"
That's a worthless comment. Please suggest an alternative if you don't agree with other posters.
"
I kind of enjoy listening to the Rosemont/Cameron Station ranting. They seem to relish the fact that they wont get stuck with the ARHA nightmare in their neighborhoods, so its always good to call out their latte liberal hypocrisy.
Maybe the Mayor can appoint another task force to study this. Lord knows all the other task forces are working their magic in turning the City economy around.
We can add the Braddock Place Sustainability Task Force. Maybe we can change the name of Braddock Place to Please Rent Here Place and offer prospective tenants tours of the projects and all u can litter passes for the local streets.
"I do like the convenience of the 7-11, but the trash it generates sucks."
So here's my dilemmma. I'm walking down the street in our beloved neighborhood today and watch a guy (who was not 10 feet from me) finish his drink and toss his cup on the street. While i was watching him.
So what do I do? What's most constructive?
Tell him to pick it up? Downside is that I'm alone (and a woman) and he's BIG and obviously not a law abiding member of society.
Ignore the trash and let it build up with all the crap he and his buddies have already thrown all over my neighborhood.
Call the police? And tell them what? To come quickly because I saw a guy littering? What are they going to do, arrest the guy? Take prints off the cup?
Email the City (again) about the consequences of concentrated public housing and ARHAs abject failure to manage it?
Here's what I did. I picked up the trash. He called me a %&%^&, which I ignored. I then threw the trash away.
What would you have done?
"Here's what I did. I picked up the trash. He called me a %&%^&, which I ignored. I then threw the trash away.
What would you have done? "
I would have picked up the cup, driven over to the Euielle residence in Delray, written "With Love from Parker Gray" on the cup, and dumped it on his lawn.
Charles Houston starts in Aug/Sept of this year.
What is the Charles H0uston project?
"I would have picked up the cup, driven over to the Euielle residence in Delray, written "With Love from Parker Gray" on the cup, and dumped it on his lawn."
This was by far the funniest thing ever posted on this blog!! I laughed and laughed! Could you imagine his expression when he read those words????
I would have picked up the cup, driven over to the Euielle residence in Delray, written "With Love from Parker Gray" on the cup, and dumped it on his lawn.
Hehehehe! In all seriousness, I bet alexandria's finest would be investigating that littering complaint!
"so its always good to call out their latte liberal hypocrisy."
I'M NOT FROM DEL RAY, I'M RIGHT HERE WITH YOU.
YOU CALL ME A LATTE LIBERAL? I DIDN'T MOVE INTO AN AREA TO PROVE TO MY LIBERAL FRIENDS THAT I'M DIVERSE AND THEN SECRETLY "EXPECT" AND "DEMAND" EVERYONE AND EVERTHING AROUND ME TO CHANGE JUST BECAUSE "HERE I AM".
GET WITH IT AND COMPLAIN ABOUT WHAT REALLY STINKS IN THIS AREA, GRIDLOCK AND TRAFFIC THAT IS DESTINED TO BECOME THE KILLER OF MORE PEOPLE THAN ARHA RESIDENTS.
P.S. - I'M NOT YELLING AT ANYONE, MY CAPS LOCK BUTTON IS ON THE FRITZ.
"I would have picked up the cup, driven over to the Euielle residence in Delray, written "With Love from Parker Gray" on the cup, and dumped it on his lawn."
I think anything that communicates our dissatisfaction to the Mayor is good. His behavior is the heighth of hypocrisy.
Charles Houston Recreation Center on Wythe Street is being drastically remodeled and redesigned.
"I think anything that communicates our dissatisfaction to the Mayor is good. His behavior is the heighth of hypocrisy."
Readers, the Growler knows Mayor Euille is an easy target because he is the incumbent political leader. He fully deserves some of the criticism, especially for his cozy relationship with developers.
But in the interest of fairness, the Cranky One wishes to point out that the issues we are currently grappling with in Parker-Gray are the collective responsibility of politicians past and present, including former Alexandria Mayor and current U.S. Representative Jim Moran, former Mayor Kerry Donley, retired City Manager Vola Lawson, and former City Manager and now Moran chief of staff Phil Sunderland.
They bear responsibility for tolerating crime and disorder in Parker-Gray until citizens started fighting back. It is they who built up the bloated social services component of the City budget and supported public housing programs as a means of buying votes. And it is former Mayor Donley in particular who advocated for ill-conceived mega-development projects, a trend we are still struggling with.
Pointing the finger at Bill Euille and Melvin Miller again and again is not only tiresome, it does not properly acknowledge the critical role that these other individuals played in the past which shapes the current debate.
Thank you for pointing this out Growler, as even I get caught in thr trap of blaming Euielle and Miller too much. And I think a lot fo that anger (and the anger of others) extends from the fact that they dont acknowledge that there is a problem, which is really the first step to fixing the public housing problem (and the other PG problems that extend from that).
But you are 100% right: Politicians pandered to "liberal" constituents who want to feel good about themselves by building this social welfare machine in the City, all in one location. Grandiose goals were declared but never achieved. And measures to achieve them are deferred -- or don't exist; as everyone now knows, this model of public housing doesnt work.
But its not, in essence, Euielle or Miller's fault. They are just following the policies of their predecessors in refusing to acknowledge what all the residents of PG have already figured out.
"YOU CALL ME A LATTE LIBERAL? I DIDN'T MOVE INTO AN AREA TO PROVE TO MY LIBERAL FRIENDS THAT I'M DIVERSE AND THEN SECRETLY "EXPECT" AND "DEMAND" EVERYONE AND EVERTHING AROUND ME TO CHANGE JUST BECAUSE "HERE I AM"."
If they stop demanding more money from me for taxes since they have no economic development strategy in this City (despite the fact that PG has a median income of almost 95,000 yet no stores to show for it), I will stop complaining about the neighborhood. Oh, and I will stop driving to DC and Arlington and spending all my money there (since I have no place to spend it here)
"YOU CALL ME A LATTE LIBERAL? I DIDN'T MOVE INTO AN AREA TO PROVE TO MY LIBERAL FRIENDS THAT I'M DIVERSE AND THEN SECRETLY "EXPECT" AND "DEMAND" EVERYONE AND EVERTHING AROUND ME TO CHANGE JUST BECAUSE "HERE I AM"."
In my opinion, people like you are just as much to blame for PG's problems as Euille, Donely, etc. Because you tolerated the problems (and criticized others who didn't), you kept PG in the ghetto and allowed the City to ignore the very serious and longstanding problems here.
I've lived in Alexandria for years, but just moved to PG recently. Until I moved here, I didn't know anything about the dismal state of AHRA and thought the City was well run. Just like the politicians and the other City residents who don't face ARHA and the other PG problems daily when they walk out their front doors.
Now I know otherwise and want to help make PG better. While I don't expect the area to change just because "here I am", as you say, I do expect people to conform to a certain level of behavior. That means not pissing or defecating on other's property. And not screaming profanities and blaring music at 2am on a Wednesday. And not letting your 5 year old play on Route 1 unsupervised during rush hour. And not vandalizing others' properties. And not hurling dogs into walls, killing them. And not stabbing others in the parking lot of a MacDonalds. And not throwing your lunch wrapper (or crack bags) on the ground for others to pick up.
I also expect that when thugs act like that (and moreover thugs who are subsidized by our City), that the neighbors complain to the City, and loudly. And keep complaining until the City listens. And offer to help find ways to make things better.
Here's where I think you've gone wrong. Diversity is not social dysfunction, murder, animal abuse, child neglect, and living in filthy conditions. It is not OK to vandalize someone else's property just because your poor.
Diversity is people of ALL income levels, not just the very rich and poor. It's artists, students, school teachers, and bakers, not just corporate attorneys and subsidized thugs. It's the opposite of Ashburn and every other plastic subdivision peppered by chain retailers like Chipotle, Applebees. It's human scale housing, nonchain businesses run by creative people, and public art.
That's what we want - now how about a little tolerance from someone who calls themselves a liberal.
"Here's what I did. I picked up the trash."
THANK YOU. For picking up the trash. If there were half as many-trash-picker-uppers as litterers, we'd have half the trash (if my math is correct). Also THANK YOU to the handsome man with the adorable children at JH playgound this weekend picking up the trash.
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