Do Arlington Board Candidates Only Like Smart Growth in Theory?

The problem of course... (4.00 / 1)

...with increasing density in current single family neighborhoods is that there is a perception (which may very well be true) that such increases damage the value of the remaining houses.  Many pooh-pooh a homeowners' concerns about drops in property values (see, for example, the bitter discussions about the effects on neighboring buildings that the soon-to-be-built year-round homeless shelter will have), but for many people their home is a the most significant thing they own, which they either (a) paid an enormous amount of money for, (b) went deeply into debt to acquire, or (c) spent years paying for the costs of acquisition and upkeep while its value increased (or perhaps has decreased).  When someone threatens to take action which could slice thousands (or tens of thousands) of dollars of value from such an investment, homeowners are justifiably irate and seek to protect their interests.

The streetcar poses a very difficult question, in my opinion, in that it is admittedly very expensive to build and likely very expensive to operate.  I think it is reasonable to question whether the those costs are justified by the potential benefits.  My sense is that they are, but that is based, somewhat, on a leap of faith and an extrapolation of what occurred in Arlington along the Orange Line.  Ironically, one of the ways to justify the costs are the increased property taxes which can be collected from property owners near the streetcar as the values of those properties increase (hopefully) as a result of the streetcar.  However, those increased values are going to increase the costs of housing in those neighborhoods, making them less affordable, and damaging the stock of "affordable" housing in Arlington.

How do you think we can avoid this problem?

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by: independent in arlington @ Tue Jan 10, 2012 at 00:44:42 AM UTC

"Green" candidates against Smart Growth (0.00 / 0)

Audrey Clements, the Green Party candidate has come out  against smart growth and high density development. Environmentalists universally encourage density in urban communities rather than pushing growth into farms/forests outside of metro areas.  I hope the Dem candidates will support smart growth and density development.

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by: amber waves @ Tue Jan 10, 2012 at 04:50:50 AM UTC

Why The Green Miles votes blue in Arlington (0.00 / 0)

I've never understood why the Arlington Green Party is anti-density. It's the equivalent of being pro-sprawl.

Read more at TheGreenMiles.com and follow me on Twitter

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by: TheGreenMiles @ Tue Jan 10, 2012 at 14:49:47 PM UTC

[ Parent ]

Based on conversations with Clement (0.00 / 0)

It's apparently because of concerns over the effect of the street car on existing apartments (many of which are home to low income recent immigrants). A lot of the complexes along CP are of lower value compared to the rest of Arlington's apartment options and the added value of the streetcar could alter that to a point where it prices many existing tenants out of the market.

I have other issues with the Greens (which is why I am a Democrat), but on this issue, I think they're rightly skeptical.

Head in NOVA, Heart in SW

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by: Paba @ Tue Jan 10, 2012 at 17:54:06 PM UTC

[ Parent ]

The Greens still exist? (0.00 / 0)

Who knew?

Impeachinelli! Now on Twitter.

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by: kindler @ Wed Jan 11, 2012 at 00:00:29 AM UTC

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The Good Miles (4.00 / 1)

I had a very similar reaction after hearing the candidates at the ACDC meeting last week. Miles expresses it so much better.

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by: JimWebster @ Tue Jan 10, 2012 at 14:32:41 PM UTC

I'm surprised... (4.00 / 1)

That the candidates haven't come to BlueVirginia to defend themselves or their positions yet...what are they hiding from?

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by: dominic @ Tue Jan 10, 2012 at 15:18:22 PM UTC

I raised my concerns to Kim directly and got a thoughtful response (0.00 / 0)

I hope more of you are doing that sort of thing.

There doesn't seem to be much mention of those of us renting existing apartments and what effect the streetcar will have on us. As someone who care barely afford to live here on my salary at this time, and who doesn't qualify for housing assistance, I think that I'm not alone among young professionals who may find the race to the street car and the property cost/rent hikes that should accompany it to be a factor that might drive us out of Arlington.

Head in NOVA, Heart in SW

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by: Paba @ Tue Jan 10, 2012 at 17:50:58 PM UTC

The question (0.00 / 0)

Was Metro bad for the Wilson Blvd corridor on the whole? Why would the Pike streetcar be so different?

Look, you are making my point on density. There are people who have fought building new, tall apartment buildings in Arlington or capped their height resulting in fewer places for people to live, and there are people fighting to preserve one-story strip malls near Metro. The result is that there are far fewer apartments in Arlington than the market demands, artificially driving up the price of existing ones. It's supply & demand, and while it's not the only factor in play, it's a major one in inflating housing prices and making housing less affordable.

Read more at TheGreenMiles.com and follow me on Twitter

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by: TheGreenMiles @ Tue Jan 10, 2012 at 18:02:59 PM UTC

[ Parent ]

Was Metro bad for the Wilson Blvd corridor on the whole? Why would the Pike streetcar be so different? (0.00 / 0)

It's a pretty area, but it's hardly affordable if you make under 50k as an individual. It's a great place for above average young professionals.

I'm not sure how the price of current housing is artificially high. It's not high based on the market and the supply. That's pretty self-evident.

How are you going to encourage developers to build more to meet your desired capacity without some kind of clear benefit on their side (so they know people will definitely move in and they won't be left with empty units because it's still more affordable and desirable to live in the outer, cheaper areas)? Property tax relief? Are you assuming they'll all come for the streetcar? Are your assumptions justified? Are people as wild about "new urbanism" as aficionados like you are?

Btw, I have a friend who works on this stuff in another region as an actual urban planner, and the consensus seems to be that, as well meaning as this sort of Panglossian "smart growth" sounds on paper, it's difficult (and often counter to some of its intended goals) in practice. He's no right winger, either.

I'm glad the candidates are asking questions instead of slipping into the comfortable assumptions promised by activists.

Head in NOVA, Heart in SW

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by: Paba @ Tue Jan 10, 2012 at 19:58:00 PM UTC

[ Parent ]

Most recent example (0.00 / 0)

The county capped the height of new East Falls Church redevelopment to ease concerns about aesthetics from neighboring single-family homeowners. No one needs encourage developers to build more - just let developers build the housing the market can support near Metro. Is that so unreasonable?

Sincerely,
Aficionado C. Activist

Read more at TheGreenMiles.com and follow me on Twitter

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by: TheGreenMiles @ Tue Jan 10, 2012 at 20:14:28 PM UTC

[ Parent ]

Many Arlington voters are progressive (0.00 / 0)

but cautious, preferring incremental progress to sudden leaps. Big projects such as the streetcar move forward, if at all, on the groundwork of years of community meetings, studies and debates. Changing any policy affecting established neighborhoods calls for an especially sensitive blend of vision and TLC, especially when many perennial voters seem more interested in "smart" than in "growth".

And yes, Arlington's off-year and local-issues electorate is dominated by older, more established residents in detached homes and condos. The under-35s who flock in the Metro corridors tend to move more often, vote mostly in federal elections, and have less interest in slow-cooking community policy work. So the candidates' generalities may well mean that they know their likely audience.

Granted (so to speak), the "Arlington Way" can be frustrating for activists. The flip side is that the county does tend to advance, eventually, commendably progressive policies, without the convulsive political and policy reverses seen in Loudoun County and elsewhere.

PS) Not to nitpick, but -- Miles, don't you vote blue in Falls Church?  

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by: listlady @ Tue Jan 10, 2012 at 18:16:08 PM UTC

"Slow-cooking" or "slow-killing"? (0.00 / 0)

The Pike Transit Initiative was first approved in 2002. If it were somehow possible to go any slower than the process already has, are we really supposed to believe that would do anything to satisfy the streetcar's opponents?

Read more at TheGreenMiles.com and follow me on Twitter

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by: TheGreenMiles @ Tue Jan 10, 2012 at 18:36:11 PM UTC

[ Parent ]

Why is it surprising (0.00 / 0)

that the streetcar hasn't garnered unanimous raves? Some resistance is unsquelchable. The recent headlines about a $100 million cost increase don't help.

This is a classic example of the importance of maintaining a clear long-term vision -- in this case, an eventual rapid transit loop connecting NoVaCC, Skyline, Columbia Pike, Pentagon City, Crystal City and the Route 1/Potomac Yard corridor -- while working through a slew of financial, technical and jurisdictional obstacles. All I'm suggesting is that patience can be a virtue and a useful tool.

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by: listlady @ Tue Jan 10, 2012 at 21:05:21 PM UTC

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Agreed in general, although at this rate (0.00 / 0)

with the streetcar, it feels like we're all going to have passed away by the time the thing is finally built! :)

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by: lowkell @ Tue Jan 10, 2012 at 21:47:29 PM UTC

[ Parent ]