The long-awaited Kramer Report was released by the City this afternoon, as well as a map showing the location of the stakeholders who were interviewed. The list of those who met with Kramer & Associates is included in the report.
Also posted on the City Web site is the agenda for Monday night's Town Meeting at Jefferson-Houston School.
45 comments:
"Nearly every interviewee stated that “housing” – public housing,
affordable housing, workforce housing, and housing in the historic area –
is a major issue that must be addressed in the plan."
Bingo..at least Kramer gets it too. One can see in the recommendations to the City that they are basically saying "why the hell won't you focus on this issue already"
Yet another opportunity (together with the Times expose) for the City to finally have the long-needed debate about the current state of public housing in Alexandria.
"Those economic development experts interviewed, as well as some of the
interviewed residents and developers, fear that the lengthy delay in getting
agreement on a plan may cause the area to miss out on an entire market
cycle should projects and investments come to a halt or go elsewhere.
They fear this could set back efforts to bring community-serving amenities
to the area and create more of a sense of place."
Too late, Nigel. This is already starting to happen on a city-wide basis. People are just giving up on the City's bureaucratic/business nightmare.
"Some interviewees commented that the residents of public housing were
there first, some for generations, that this is their home, their community
and “where do these newcomers get off wanting to kick them out?”"
At this point, many people are like "ok, you can have it. Keep the trash, daily police calls, out-of-control kids, drunks, and loud noise all night."
Not exactly worth the wait. In fact, not at all worth the wait. I don't see anything here I didn't know.
I see nothing in this report that could be considered "highly controversial". In fact, it tends to reinforce most of what we already know.
There is genuine disagreement between two sides about density and open space/transportation.
There is genuine agreement about public housing and the need for community amenities.
What I am puzzled by is that up to this point, the Council seems to ignore dealing with that which most of the neighborhood agrees upon and seems more intent to deal with the issue we dont agree upon (and when I say deal, I mean they have already decided the validity of one side)
It will be quite enlightening to see if on Monday the Council actually gets the message. Deal with what we agree on first, and you will get more supporters to line up in compromise on issues where they may be significant disparities.
"People familiar with public housing stressed that public housing residents
have the same basic objectives as other residents of the area: safe, crimefree,
enjoyable, attractive community-oriented living."
I dont even need to guess who said this.
The onyl response I can offer is " THEN START SHOWING IT!
"While there is unanimity that the plan must address housing issues,
particularly the future of public housing in the area,"
Could it be? The glimmer of light that finally pierces the eyes of the Council?
How can they ignore that statement on Monday? No "unanimity" statements are evident anywhere else in the report.
"Part of creating a sense of place is making neighborhoods safe—residents
need to be and feel safe. Therefore, it is key that the plan contain
elements to make current and redevelopment areas safe. Present and
future residents need to see that the plan addresses personal safety and
spells out how that safety will be put in place and maintained."
I can certainly think of something that might help on this point....it starts with an F and ends with an E and has "air" twice in between.....
I know its off topic to the Kramer analysis....but did anyone see this report coming up to Council that got reported in the Examiner:
Local
Alexandria faces $85.3 million shortfall in building budget, may delay projects
Maria Hegstad, The Examiner
2007-09-21 07:00:00.0
Current rank: # 382 of 5,144
Alexandria -
Alexandria officials are staring at an $85.3 million shortfall in the city’s construction budget for fiscal 2009 and 2010, an amount that leaves more than one-third of the $225 million in planned work unfunded and subject to delay or cancellation.
About $45 million is needed for fiscal 2009, which starts July 1, and another $40.3 million in 2010, according to the charts prepared for City Council work sessions this week. Some of the biggest projects included in those years are a new $51.3 million police headquarters, an expanded $20 million Chinquapin Recreation Center, and two new fire stations $19.3 million.
“You could have some bake sales, but I don’t think that it’s gonna cover it,” Councilman Rob Krupicka said.
The city’s annual capital improvement plan includes the budgets for all the construction projects the city intends to undertake in the next six years.
In the next two fiscal years, $85.3 million of those projects’ funding sources are marked “to be determined.”
“That’s our problem child to deal with,” Alexandria’s Budget and Management director, Bruce Johnson, told the City Council during budget work sessions this week.
The real problem, Johnson said, is how much the city has to pay from its operating budget to pay down its debt each year.
The city’s debt service — the amount of principal and interest it pays off each year — is about $30 million.
Alexandria’s outstanding debt peaked just below $300 million in 2006 and is declining, according to the charts.
If more is borrowed to cover the construction shortfall, total debt could top $350 million in 2009. That would cause annual debt payments to climb above $40 million by 2011.
Meanwhile, city staff continues to expect slender increases in property taxes this year. Anything more than a 3 percent increase would be a surprise, said Mark Jinks, deputy city manager.
The squeeze has already triggered a struggle between the City Council and school board over the school system’s operating budget last year.
One solution is delaying some construction and stretching the shortfall over more years. Another is raising taxes.
New legislation that took effect in July allows the city to raise the commercial property tax rate by as much as 25 cents per $100 of assessed value. City staffers estimate that raising the tax 5 cents would bring in about $5 million for transportation projects, Jinks said. The new tax could offset some transportation-related construction expenses.
Shortfall solutions have their own problems
Construction delays are expensive, city staffers warned Alexandria’s City Council, and the longer the delay, the more a project can be expected to eventually cost.
Construction costs in the Washington area increased by an average of 8.5 percent over the past three years, according to a memo prepared for the council.
“I’ve been doing this a long time, and I’ve never seen it this bad, this uncertain,” Ed Mandley, the city’s general services director, told the council. “Time really is money.”
Ramsey Recreation Center, completed in 2000, cost $167.25 per square foot, according to the memo. Charles Houston Recreation Center, which the city broke ground on last week, is expected to cost $306 per square foot.
Conditions in Alexandria also boost the cost of construction, Mandley said.
The city’s density makes it hard to stage construction and necessary city regulations also drive up the bottom line.
http://www.examiner.com/printa-947345~Alexandria_faces_$85.3_million_shortfall_in_building_budget,_may_delay_projects.html?cid=tool-print-top
Thats one bad shortfall to close. And they are really thinking about giving ARHA 7 million to cover their mismanagement? Where the heck will that money come from?
I still believe the major issue is the general disrespect city hall has for the residents - ANY of the residents -- in our neighborhood.
Fairaire. With dictionary in hand I am struggling to understand your cryptic message. Help me out, please?
"I still believe the major issue is the general disrespect city hall has for the residents - ANY of the residents -- in our neighborhood."
Oh, yeah. All Kramer has told the city is how to do repackage and sell the same old, same old. Build big generate revenue then give pennies oops bennies back to help the neighborhood. As for public housing they will seize the Glebe Park momentum then tell residents living near Bland the Messiah is coming. Nothing new there. And nothing about Adkins will change just another promise of future benefit. The single family West Street homes those across the street from metro will not be taken especially in the near term and given land values no developer will offer to purchase them as part of a redevlopment package. As long as no part of Adkins can redevelop unless the block in total redevelops Adkins remains theory. Be careful of a planning staff with only density and bennies to sell wolves in sheep's clothing. So help me if the retards suggest any more small group breakouts to solve what they will not manage my hostility will only intensify. Public housing is the candy retail the lure.
Read the following and then let's talk about real amenities, like police. Parker-Gray lost its second community police officer months ago and there's no sign Chief Baker is going to fill the position any time soon. In addition, as we discussed earlier in the week, there are crimes like the recent burglaries on Cameron and N. Fayette that are not being reported on the police E-news or on the Web site. Why not?
Alexandria Police Investigate Suspicious Death
Alexandria police are investigating the suspicious death of a 22 year-old male whose body was found in the 400 block of North Columbus Street. Today, around 4:00 A.M., police were called to North Columbus Street for the report of a homeless man sleeping in the street. Upon arrival, officers discovered the victim. He was pronounced dead at the scene.
Detectives are on the scene, canvassing the area in search of possible witnesses.
The victim, whose identity is not being released pending notification of next of kin, suffered an injury to the head. The medical examiner will perform an autopsy to determine the cause of death.
Anyone with information about this incident is asked to contact Alexandria police at 703.838.4444.
""Part of creating a sense of place is making neighborhoods safe—residents
need to be and feel safe. Therefore, it is key that the plan contain
elements to make current and redevelopment areas safe. Present and
future residents need to see that the plan addresses personal safety and
spells out how that safety will be put in place and maintained.""
Doesnt look like the murder on North Columbus St will help in that regard. Wonder how those residents feel this morning; it looks like the infection from the North Side is spreading south....those lovelies on King St. better pray it doesnt start reaching its tentacles any further....
"Alexandria police are investigating the suspicious death of a 22 year-old male whose body was found in the 400 block of North Columbus Street. Today, around 4:00 A.M., police were called to North Columbus Street for the report of a homeless man sleeping in the street."
I have seen homeless men sleeping on that street for a while now. One was there about a month ago, in the middle of a Saturday, with a bottle of Boones next to him, sleeping right in the middle of the sidewalk. People were walking by him until someone finally called the cops.
I am sure this is doing wonders for property values in the area....
"Read the following and then let's talk about real amenities, like police. Parker-Gray lost its second community police officer months ago and there's no sign Chief Baker is going to fill the position any time soon. In addition, as we discussed earlier in the week, there are crimes like the recent burglaries on Cameron and N. Fayette that are not being reported on the police E-news or on the Web site. Why not?"
The crime spurt is sadly predictable.
I see more and more police presence around Adkins, Bland, and Madden Uptown, and in the areas surrounding it. While it keeps the areas around the projects relatively safe, that drawdown of force manifests itself in less police resources for the rest of the Inner City and Parker Gray.
Since the Kramer Report has now opened the door on the questions of public housing and crime, I am sure the City is going to have to address this. I am sure Columbus St residents are going to want to know what the heck is going on. What is that, 5 murders in Parker Gray/Inner City this year alone, out of 6 overall in the City. Baker and Euielle cant hide that forever; people can count.
"Doesn't look like the murder on North Columbus St will help in that regard. Wonder how those residents feel this morning"
We don't feel good. We walked by this morning to police tape and the fire department hosing down the street where the guy had been shot, apparently in the head.
And, personally, I'm angry at our elected City officials for repeatedly failing to respond to our requests that they take REAL STEPS to address the longstanding crime problems which are concentrated in our neighborhood.
Speaking of public housing, I had a friend in from California this weekend (who has visited before and walked to the Braddock Metro a few times) who gave me this whopper of a stat (from a recent article in the SD paper):
San Diego, a city of 1.3 million people, has 1400 units of public housing. (and 12,000 voucher recipients)
When I told him Alexandria, a city of 130,000 people, has 1150 units of public housing (and 2300 voucher recipients), he looked stunned. When I told him we were the public housing capital of Virginia, he laughed and said maybe they should put a sign up at the Metro praising this fact.
We are walking down to Old Town later. Hopefully they have cleaned the blood off the street.
"Thats one bad shortfall to close. And they are really thinking about giving ARHA 7 million to cover their mismanagement? Where the heck will that money come from?"
The money for ARHA would come from the Housing Trust Fund. Thats a different fund than the Captial Improvement Fund, which this article points out. That fund is way way short of money because the City wont raise taxes to fund its capital improvements; it keeps making promises it can't keep. I suspect they will get to tax hikes in the next budget session or float some debt and just increase the debt load, which also means tax hikes as well at some point in the future.
I believe the Housing Trust Fund is OK for now, ut when the City has to drain it to pay ARHA (or float bonds to pay them), that could be a problem since thats never what the money was intended for.
And how does this tie into Kramer?
Well as Kramer pointed out, this area is economically lifeless and is producing little to no revenue for the City. So it seems they want to push mass density with affordbale housing included to get more revenue out of the area. Makes sense though: and if the developers dont build the units and choose the Trust fund route, the City still gets Cash it can use to replenish the drained Trust Fund.
Everyone wins....except us of course.
"Oh, yeah. All Kramer has told the city is how to do repackage and sell the same old, same old."
Cromley must be feeling insulted. Neither his Queen Street project nor 1219 Oronoco Street are mentioned in the report. Several residents have expressed pleasure with both and as hard they are working to sell their properties it is too bad they don't rate a mention. Obviously the report is biased in favor of high density projects and the Jaguar is still to come. By the time the Chamber finishes its lobbying effort Colecroft will be among the smaller condo projects. Saw Rich was interviewed and googled his name. He is a past Chamber of Commerce President and one of the City Council members who earlier voted to reduce the density on Potomac Yard. He lived in Del Ray at the time maybe still does and is among those who want to make up the density loss here.
Well the victims name from the Columbus St murder is Dranell Brown from Ft Washington,MD.
Do we even need to ask anymore why someone from Ft. Washington is hanging out in Parker Gray at 4 AM in the morning?
At least our neighborhood got some buzz on Channel 9 news...we were the lead story. Too bad they missed the "5 murders in 9 months" tag line...
"Too late, Nigel. This is already starting to happen on a city-wide basis. People are just giving up on the City's bureaucratic/business nightmare."
Nigel should look at the original concept plan for the Potomac Yard and then ask himself if Del Rayites are truly good leaders. The town was built on the backs of slaves and politically nothing has changed. Del Ray wants us to have the density they refused.
"I have seen homeless men sleeping on that street for a while now. One was there about a month ago, in the middle of a Saturday, with a bottle of Boones next to him, sleeping right in the middle of the sidewalk."
Sorry to be blunt, but people like you are a very large part of the problem. Why didn't YOU call the cops? It is NOT OK for drunk, homeless men to be sleeping on the sidewalk in the middle of the day. And then, why didn't YOU email the City council and tell them that you are SICK of them dumping the City's problems in our neighborhood.
Seriously people, sometimes I feel like I'm the only one in this neighborhood (besides Growler) who does anything constructive at all. The rest of you are just whining babies.
"Not exactly worth the wait. In fact, not at all worth the wait. I don't see anything here I didn't know."
Looking at the list of interviewees I agree. Levy will press for density bonuses and Kramer will showcase Schwartz in an effort to displace the rest of us. If Kramer again insists on small group sessions we'll know the game is rigged.
"So help me if the retards suggest any more small group breakouts to solve what they will not manage my hostility will only intensify."
Agree!
To: Robert Kramer; Subject: Braddock Metro Neighborhood Plan - Stakeholder Listening Tour Report; Date: 21 September 2007
Dear Mr. Kramer,
You or your associate telephoned my husband during your interviews for the Braddock Road Metro Neighborhood Plan. The interviewer said to my husband, Townsend A. Van Fleet, that Julie Crenshaw Van Fleet is also on your list to interview, that must be your wife. He replied in the affirmative. Your interviewer then said that "she must have the same opinion as yourself" and there is probably no need to call her. My husband replied that "No she doesn't have the same opinion so you should call her."
Well sir, no one called me. If you assumed, and it would be an assumption, that I have the same opinion as my husband guess again. You see sir I have lived and still have a residence on Queen St. here in Alexandria for almost twenty years. Also, it is inappropriate, incorrect and down right insulting that you would think any woman so unintelligent that she cannot think or know things for herself.
As you will note in the closing I publish opinions. And I now have one of you!
Julie Crenshaw Van Fleet
Editor and Publisher
IN MY OPINION
Dear Ms. Crenshaw Van Fleet,
Thank you for your email. Although I participated in many of the stakeholder interviews, I did not participate in the interview with Mr. Van Fleet. However, my two colleagues (Andrew Bing and Ed Thomas) did contact your husband by phone and then conducted the interview with him.
During the phone conversation with Mr. Van Fleet, he was asked if Julie Crenshaw was his wife and if she shared the same views with regard to the plan as he did. This inquiry was made based on your name having been mentioned previously in the stakeholder listening tour process. Your husband made it clear and, we understood, that you held differing views. No commitment was made as to whether we would be able to interview you.
I realize that there is always the possibility for a misunderstanding but the inappropriate statements you referenced are not the type of comments that I or my colleagues would make. We were given the names of many people, including yourself, during the interview process whom we did not interview. In trying to keep the number of interviews to a reasonable amount in terms of time and expense, we could not interview all of the more than 100 names that we received. I assure you (as we state in the report) that the views stated in the report reflect ONLY those whom we interviewed. If you have views different from those expressed in the report, we would welcome the opportunity to spend time with you and hear your thoughts. The stakeholder listening tour does NOT replace the larger public process nor does it attempt to reflect the views of everyone. Rather, the listening tour report is a starting point and there will be many opportunities over the next several months for you and others to make meaningful contributions to the development of the Braddock Metro Neighborhood Plan.
It is always hard to change a first impression. I am sorry for the misunderstanding and believe that, as this process moves forward, you will see by our words and actions that we are not the type of people or firm that would treat people inappropriately or offensively.
Mr. Bing, Mr. Thomas and I will be at the town meeting this Monday and we would welcome the opportunity to meet you and put this misunderstanding behind us.
Sincerely,
Bob Kramer
From the city's website: "The community of Del Ray grew up around the railroad and could be considered one of the first commuting suburbs in the area. As the 19th century was ending, the new neighborhoods of Del Ray and St. Elmo were being planned north of the Alexandria city limits. The communities were laid out in grids of long blocks and served by a light railway that could take residents to Washington, D.C., in minutes."
Is Del Ray not the perfect place to install light rail? No BRT!
"Not exactly worth the wait. In fact, not at all worth the wait. I don't see anything here I didn't know."
Looking at the list of interviewees I agree. Levy will press for density bonuses and Kramer will showcase Schwartz in an effort to displace the rest of us. If Kramer again insists on small group sessions we'll know the game is rigged.
THE GAME IS RIGGED. DO NOT MOVE INTO SMALL GROUPS< REMAIN IN THE BIG ROOM.
LOL! Did anyone check out the agenda. Good ol' Farol - she has hired another consultant, and she is letting Kramer facilitate.
You would think she could spend some of that money on neighborhood improvements, at least we would be getting something of substance, and it would be cheaper than hiring consultants to shove it down our throats with no benefit given to the neighborhood. Unless you count a future promise.
Instead, she hides behind Kramer's skirts. How gutless can you get? And on my taxes no less. Obviously this woman is only a figurehead. Duh.
.
Fairaire. With dictionary in hand I am struggling to understand your cryptic message. Help me out, please?
"FAIR SHARE" - as in, we have MORE than our fair share of public housing.
So lets see:
San Diego: 1400 units (8th largest city in US)
Fairfax: 1100 units (10 times the size of Alexandria)
Arlington: 0 units (and magically no ghettoes)
Alexandria: 1100 units (brilliant, is anyone else aware of any cities in the US with 130,000 residents and 1100 units mandated by law for public housing)
"Del Ray wants us to have the density they refused."
And they wonder why Pepper's plan for Metro at Potomac Yard never goes through with WMATA? The Metro must think that we are stupid incompetents when we demand Metro stations at places that dont even exist yet. They have enough problems already; why deal with loony pols that think Delray deserves Metro but only on their terms....
Hope those Delray and Potomac Yard folks dont mind walking or being bussed through Adkins and Bland.
"LOL! Did anyone check out the agenda. Good ol' Farol - she has hired another consultant, and she is letting Kramer facilitate. "
I do find it funny that the City pays consultants to write a report, and in that report the consultants basically tell the City:
1. Everything that we already knew
2. Say it in a way that makes the City look like a bunch of incompetent buffoons....
Did we need to pay a consultant to tell us public housing overconcentration around a Metro station is a problem?
"Cromley must be feeling insulted. Neither his Queen Street project nor 1219 Oronoco Street are mentioned in the report. Several residents have expressed pleasure with both and as hard they are working to sell their properties it is too bad they don't rate a mention. Obviously the report is biased in favor of high density projects and the Jaguar is still to come."
I was interviewed. I pointed to Oronoco and Cromley Lofts as perfect redevelopments for this area. No mention. The Kramer Report, the Artemel postcards - all to benefit big developers, and Cromley is chump change.
"Did we need to pay a consultant to tell us public housing overconcentration around a Metro station is a problem?"
Yes - because their next step is to say they want to build big and high to raise the money to reduce concentrration in the future. And we all know govermnet keeps its promises!!
"Yes - because their next step is to say they want to build big and high to raise the money to reduce concentrration in the future. And we all know govermnet keeps its promises!!"
That would be one promise they probably would have to keep...if you want to stuff 1000 people into the area immediately around Adkins and Bland they are asking for big big trouble....
All it will take is probably a few of the usual incidents....
"That would be one promise they probably would have to keep..."
How long have you lived here that you remain so optimistic? The politicians think short term and always with excuses.
"Did we need to pay a consultant to tell us public housing overconcentration around a Metro station is a problem?"
I think so. The Kramer report made clear that EVERYONE agrees that the crime problem and public housing concentration in our neighborhood is a disgrace. As people have said repeatedly here, unless public housing is dispersed, the Braddock plan will be an unqualified failure.
Maybe this report will give the politicians some balls on this issue.
"All it will take is probably a few of the usual incidents...."
There have been more than a few of the "usual incidents" and our venerable City does nothing. If that's all it took, there would have been effective action a long time ago.
"The politicians think short term and always with excuses."
Your thinking may be closer to mine. Reading the first draft of the Braddock Plan, staff clearly writes that no money is available for amenities like PG sidewalk repair and undergrounding. Now we are supposed to believe that if we buy off on the same density or some number less developer money will suddenly be available to do what could not be done a few months before. The city is crying for dollars now to bailout ARHA fund the capital budget and pay for multiyear trolley service. Where is the money coming from to redo Adkins if not in future years? Farner so muddled this the first time around that I think Adkins is hopeless.
"Farner so muddled this the first time around that I think Adkins is hopeless."
All I know is EYA wants that property and wants it bad. It wouldnt surprise me if they proceed to demand it from City Council and make an end run around Farner.
What is Farner going to do? Say no? City needs cash and some respite in the PG crime wave to build mega-density.
"Farner so muddled this the first time around that I think Adkins is hopeless."
and make an end run around Farner.
What is Farner going to do? Say no?
LOL! Now we know who really runs P&Z!!
"All I know is EYA wants that property and wants it bad."
EYA's original proposal was for the trifold redevelopment of Glebe Park, Bland and Adkins. Only Glebe Park and Bland are again on the table. Adkins has to be a future "deal." Maybe we will learn more tonight.
One thing that has appeared on the high tech market that 'might' help with loitering teens, is this: http://www.compoundsecurity.co.uk/teenage_control_products.html
It is quite expensive, but effective at making an area unpleasant to stand in late at night. Anyone have thoughts as to the legality of using it around Old Town late at night?
"It is quite expensive, but effective at making an area unpleasant to stand in late at night. Anyone have thoughts as to the legality of using it around Old Town late at night?"
There is nothing to prevent a private property owner from installing one of these units on his property. I'd be shocked if the City or ARHA did it. We asked for a camera to be installed at a well known trouble spot in our neighborhood, but the city refused. They didn't want to stick their neck out legally. They only do that with smoking bans or Mirant, but I guess they figure PG is not worth fighting for.
Post a Comment