The more the Growler ponders the results of Tuesday's work session between ARHA and Council, the more focused the picture becomes.
First, readers are surely right to raise questions about Councilman Rob Krupicka's comments and why he voted the way he did. He is running in the Democratic primary for state Senate against Del. Adam Ebbin and Libby Garvey of Arlington. Those neighbors who remember the 2009 Council election will not soon forgive Mr. Krupicka for the way he cozied up to the Departmental Progressive Club at the expense of our neighborhood. Now that Mr. Krupicka has clinched endorsements from Mayor Euille and former City Manager Vola Lawson, is the Councilman tailoring his votes to obtain a coveted gold seal from ARHA Chairman Melvin Miller?
Second, it's time to cast sentiment aside and think about the cold hard implications of Third Baptist Church's sale of Pendleton Park.
The Growler checked the real estate assessment records for Pendleton Park and it appears that this is a valuable property that is assessed at over $3 million. (The assessment is informational only, as non-profits generally do not pay property tax.)
The Church stands to make a substantial sum of money on this transaction whether ARHA buys it or a for-profit developer. However, if the Church was truly committed to affordable housing, it could keep the building after the HUD Section 236 support expires next year, accept Section 8 Housing Choice vouchers and subsidize the operating costs. It could even give $100,000 to each of the 24 current tenants, which is enough to house them in non-subsidized buildings for more than five years at a typical rent of $1,450 per month. This would still permit the Church to take home $1 million for its missions.
No, the Church appears to be behaving like any other capitalist institution, which is to maximize profit and minimize expense. Third Baptist was one of the first churches here to lease its space during the week to American Day Care, and it appears to be guided by leaders with some enterpreneurial bent. There may also be missions other than affordable housing that members would like to fund with the proceeds, if most parishioners now live outside Alexandria and have no close link to the neighborhood any more.
But how is it that ARHA ended up with an exclusive contract to buy a valuable property one block from Metro for $3.5 million? At the work session there was some argument about whether there were other offers on the table, including those from private developers. In addition, we are now learning that the Alexandria Housing Development Corporation -- a non-profit created by the City to develop affordable housing -- made an offer for Pendleton Park that was rejected, supposedly on the grounds that their offer was contingent on obtaining City loans to buy the building.
Yet it was also noted at the work session that ARHA's offer has contigencies as well, namely the ability to snag VHDA Low-Income Housing Tax Credits.
Then there was the peculiar debate about Housing Choice vouchers at the work session and whether they would be available or not to the 24 residents if they were displaced. Mr. Miller ended the discussion by flatly saying there was no guarantee they would be available from HUD.
This Cranky Observer is most skeptical about that statement. If there's one thing we've seen repeatedly over the last few years, it's that ARHA can pull vouchers out of thin air in a crisis, despite its routine protests that they are scarce as hen's teeth. Just look at all the vouchers ARHA managed to find for Glebe Park residents when clouds of mold started infiltrating their units.
All this leads the Growler to wonder if ARHA and possibly City staff used scare tactics with the Church, implying that the 24 residents would be out on the street without vouchers unless the property was sold to ARHA.
And finally, this interesting tidbit from the Council work session may really explain it all. ARHA Vice Chair Hyra stated at one point that Pendleton Park residents might leave the City if given vouchers.
That, folks, may be the issue in a nutshell and in fact may also explain why there has been a general retreat from the principal of offsiting and deconcentration in the last few years.
ARHA may be trying to expand its housing stock in our neighborhood through the Pendleton Street Park acquisition in an attempt to keep a geographically concentrated group of residents in place to serve as a political base for Mr. Miller, who has never had success in attaining any elected Citywide office himself. If residents are more generally scattered, they will be harder to marshal as a voting bloc (if indeed they really act that way any more).
Otherwise, nothing about this work session makes sense. One week the Council reaffirms the commitment to offsite 16 units away from this neighborhood (at a cost to taxpayers of $3 million), then the following week express its support for moving 24 low-income units in the same neighborhood into the hands of the same landlord.
28 comments:
"we are now learning that the Alexandria Housing Development Corporation -- a non-profit created by the City to develop affordable housing -- made an offer for Pendleton Park that was rejected, supposedly on the grounds that their offer was contingent on obtaining City loans to buy the building."
An exception to the Growler's ramblings. We oppose the use of city funds to pay for the purchase of any additional low income housing in the neighborhood. City loans given to ARHA for the purchase of Pendleton Park are no different than city loans given to ADHC. In this case neither entity should receive cash favors. Rather we seek a reduction in the percentage of total housing of a type. Had Council paid more attention to offsiting Bland units perhaps I would not feel so parsimonious. Otherwise I agree the church should use all or some of the proceeds to find new shelter for the families involved. When God's involved go with God not the city.
"When God's involved go with God not the city."
Why should neighborhood taxpayers bear another burden when and if the church chooses not to? Mr. Miller may have made threatening noises, predicted catastrophic human outcomes, but upon sale the church would be sufficiently well fixed to cover the residents' transitional expenses especially if vouchers are not immediately available. The unspoken is the church's want to totally extricate itself from the housing matter.
I plan on donating and helping Ebbin even though I am not a Democrat. That's the extent of anger that Krupicka's words and actions generate in me.
At some point in the not so distant future, there are going to be far more of us in this neighborhood affected by the concentrated low income housing here and therefore paying attention to City policies.
Have you ever met a single person who lives in close proximity to an ARHA neighborhood would would not give their right arm to have the property sold to a private developer?
It always blows my mind when speaking with people from outside the neighborhood. They are so ignorant when it comes to ARHA. They assume that the projects must remain that way, either due to HUD rules or b/c no developer is interested. They are, to a person, STUNNED to learn that the City had the opportunity to redevelop and chose not to.
The more people who learn about the City Council democrats' cynical attempt to quite literally pay for their guaranteed elections through exanging votes for free housing, the better.
"That's the extent of anger that Krupicka's words and actions generate in me."
I've become quite disillusioned with him over the years. Where there originally seemed great promise there is now only pandering and mediocrity.
"Have you ever met a single person who lives in close proximity to an ARHA neighborhood would would not give their right arm to have the property sold to a private developer?"
Your viewpoint escapes me. Even with redevelopment some ARHA units will remain. Quaker Hill, Chatham Square, Bland. Do you want all ARHA resident to eat cake? Or is it that the city the Mayor especially continues to favor leaving most of it here. I assume Bland like Chatham Square will be governed by a homeowners association and you will be able to park your complaints there.
"I assume Bland like Chatham Square will be governed by a homeowners association and you will be able to park your complaints there."
It's ignorant people like you making arrogant (and incorrect) assumptions that cause numerous problems for people like us, who live in privately owned homes near ARHA properties, yet who have NO voice whatsoever. We don't live in the new Bland or Chatham Square. And the City either doesn't listen to us or outright lies to us. And sanctimonious people like you look down your noses at us. One of the many sources of frustrations evident on this board.
"Do you want all ARHA resident to eat cake?"
Can't speak for the previous poster, but what I want is for ARHA residents to bake their own cake. We've been feeding them cake for far too long when what they need is nutrition. Seriously, look where this policy has gotten us. Successive generations of poverty. This is not good public policy. Although it may make elitist do gooders feel smug about how caring their community is, in reality, we're harming this community. Let's try something else.
"All this leads the Growler to wonder if ARHA and possibly City staff used scare tactics with the Church, implying that the 24 residents would be out on the street without vouchers unless the property was sold to ARHA."
ARHA? Scare tactics? NEVER
I just fired off a letter to the Virginia Housing Development Authority and encourage you all to do the same. I'll note that the low income housing tax credits are awarded by the State on a competitive points system. ARHA's application will be approved based on its ability to amass points and clear several state hurdles. Council's vote in favor of Pendleton Park added 50 points to ARHA's application. Whether or not our letters subtract points, they'll certainly make projects from other housing authorities across the state look better.
I too was at the Council work session last week and was flabbergasted at the discussion. Talks went on for almost an hour but focused solely on underscoring that the City is not purchasing units but rather assisting ARHA in securing existing stock at no cost (The Mayor, Krupicka, and Miller found 100 different ways to make this simple misguided claim over and over). It wasn't until the last ten minutes of the discussion that the Braddock Road plan was even mentioned. The mayor literally dismissed it with a waive of the hand. When Fannon brought up the Braddock Road plan, the Mayor stated "we all know what's in it, it's the plan, we're not talking about that."
I was stunned by how little objectivity was actually displayed... especially by Krupicka. He simply couldn't wait to praise the new ARHA (which I must admit is better under Roy Priest) and not even discuss the neighborhood's wishes. Seriously, I assumed that they would at least fake it a little. Fannon and Smedberg at least mentioned the Braddock Plan and asked what the neighbors thought; which was summarily ignored. Smedberg also reminded Council that it was being disingenuous to the Braddock Plan... first voting to reduce and then endorsing additional City-supported public housing. Good on him for at least being honest... it's a start.
We're all busy, but the best way to make your voice heard is to attend the Council meetings and sit in on work sessions. Sheer numbers are as important as any other factor. It's unfortunate, but we have to continually remind Council of its promises. It may not seem like much, but it has gotten Fannon and Smedberg's attention. That's two more Council Member than two years ago.
It's hard... we all have demanding jobs and other pressures on our schedules, but it's prioritization... and I will try to make this higher on my list. They have a lot to learn and I hope to see more folks at these meetings sharing your points of view with Council and staff.
Growler, ACPS Superintendent is looking into creating "satellite schools" in neighborhoods where students are routinely truant. These schools would be staffed by one or two teachers in a building (community center or the like) and would essentially segregate parts of our community even further. Seeing how you comment a lot on the needs of Jefferson Houston, and the continued segregation of students in that school is a heated topic, this new idea may be worth investigating.
"We're all busy, but the best way to make your voice heard is to attend the Council meetings and sit in on work sessions."
The way I am making my voice heard is sending a big check to Adam Ebbin. Krupicka obviously has trouble understanding the English language so maybe the language of money will get his attention.
So the Mayor doesn't wish to discuss the Braddock Road Plan?
I guess I will just "waive my hand" when it comes to supporting City businesses with my tax dollars.
And to those who would argue it hurts us on the property tax line, um, our houses are ARTIFICIALLY DEPRESSED by living in an area of high public housing concentration. What do I care at this point? The City clearly has no wish to ever keep its word.
"I was stunned by how little objectivity was actually displayed... especially by Krupicka."
Krupicka is trading the neighborhood for Senate votes. Do you doubt it? He's tied to Euille's coattails and makes no apologies for his indifference. Sounds like you trust him. I don't.
As a resident of Pendelton Park Apts. I would like to Thank the Growler and all of you who are commenting on these blog submissions. Here is where I found out the building was being sold. We have had several meeting with the Management Company and always told the building had not been put up for sale dispite what residents had heard through the grapevine. So Growler again Thank you and I will keep coming back to this site to see what's going on with where I live because it seems that you are the only one forth coming with information regarding the buildings at 608 & 610 Payne St.
This morning, Rob Krupicka's Web site (http://krupicka.com/) announced that he had earned the endorsement of Lavern Chatman, the president and CEO of the Northern Virginia Urban League. Clearly he is working on netting black votes.
"As a resident of Pendelton Park Apts"
As a resident we wish you luck and hope that the transition to new ownership goes smoothly and that (hopefully) ARHA gives a rats %$$^ about improving the facilities.
ARHA is not known for being forthcoming or giving a darn about the maintenance of their properties.
To the resident of Pendleton Park: the Growler is happy to have been of service indirectly by providing information that you may have found helpful.
A question for you: do you recall a time when ARHA was hired as the management company for Pendleton Park?
That endorsement is quite ironic.
Laverne Chatman was the same person who spoke out strongly at the Braddock planning meetings about the need to provide services and amenities that attract young professionals to Alexandria, and to the areas around the Metro.
I guess keeping bricks and mortar public housing concentrated in Parker Gray is just a wonderful way to attract young professionals, Mrs. Chatman. I guess Rob's vote to support ARHA managing Pendleton Park is a wonderful move for all young professionals considering a move to Alexandria.
All I can say about Adam Ebbin is:
Adam Ebbin is the new plunking.
I don't agree with all his policy views either, but at least I know he has already represented areas like Arlington and Fairfax, which seem to have a lot more on the ball when it comes to economic development and education than Alexandria.
If voting for Mr. Ebbin or supporting his campaign is a way of voicing our displeasure with Rob Krupicka and his constant inability to ask the tough questions, then so be it. I will be making an effort to get neighbors and friends involved as well.
Krupicka may be many things, but he is not an idiot. He's figured (quite correctly) that nobody from this neighborhood would support him, given the fact that he f-cked us over by failing to disperse the promised 50% of Bland. I certainly was not going to support him after that. So why shouldn't he go after the AA vote? Historically speaking, they are quite reliable as a voting block in Alexandria - his folks will just show up with donuts and a van that day and drive them all to the polls. And this kind of thing by politicians will continue until we, as a neighborhood, get off our collective asses in large enough numbers on primary day and vote for Ebbin (or Growler, or anyone other than Krupicka).
Will be interesting to see if Krupicka's strategy works this time. He's not running solely in Alexandria, thank god, so I'm not sure the ARHA block is enough to put him over the edge. But he is trying really hard. I've been inundated with emails, postcards, and newspaper releases about his campaign. Not a peep from the others yet.
If the latino population - with lower income levels and more children - now outnumbers the black population in the city, then how is it that at least 80% of the ARHA population is still black? Isn't that reverse discrimination by ARHA? Don't know about you, but I'd rather have ARHA neighbors who are grateful for a leg up than the current population who seem to feel entitled to live in these choice locations...
"A question for you: do you recall a time when ARHA was hired as the management company for Pendleton Park?"
Not to my knowledge, but I will try to find out from some of the residents that have been there longer than I have.
I'm with Collin, we need to show up at these meetings. I've been delinquent - been in the neighborhood about a year now and just starting to get active but the regular chaos at the intersection of Henry and Queen make it clear that too much mixed use can be a bad thing.
Collin, who did you write at VHDA?
I wish that whomever spouts forth alleged facts about ARHA funding would do a little research. Tax credits mean that the City does not give ARHA money. Also, the money that ARHA received in the past from block grants was illegally identified as "loans" from the City, when in fact, block grants are exactly that - grants of federal money. You have every right to rant and rail about whatever you wish, but do take the time an effort to know what you are talking and writing about. By the way, ARHA, not the City, owns the land on which ARHA properties sit.
"ARHA, not the City, owns the land on which ARHA properties sit"
They would have to sell some of that land if it wasn't for the City's generosity in giving them funding, including bridge loans. Its not block grant money being dispersed because if it was, the City would have nothing to do with it; it would be appropriated directly by HUD.
I agree, all the City is doing for Pendleton Park is writing a letter of support for ARHA in their bid to get tax credits.
The issue I see longer term is when ARHA has to come back and ask the City for money to renovate and maintain Pendleton Park.
As ARHA itself notes, they are land rich and cash poor.
There's an interesting letter in this week's Gazette from Jack Sullivan supporting Rob Krupicka. It's all about how Rob helped Sullivan and Joyce Woodson create Union Cab. What the f*** does Sullivan care about cabs when he lives in the richest area of town. Does it have anything to do with this guy Randy Stevens who is always pushing the City about cab drivers and has something to do with the American Legion on Fayette that people want to have torn down?
I believe you are mistaken about non-profits not paying real estate taxes in Alexandria.
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