In order to get a better understanding of why the DC Council would pass Bill B23-884 Bruce Monroe Extension of Disposition Authority Act of 2020 which will effectively pay the Park Morton developer TCB a bounty of $434K per Park Morton resident Displaced since 2017 and how it relates to the Comp Plan Bill B23-0736, I would recommend a quick re-read of Hans Christian Andersen tale/parable, “The Emperor’s New Clothes”. See the plot overview below.
The Emperor’s New Clothes
Two swindlers arrive at the capital city of an emperor who spends lavishly on clothing at the expense of state matters. Posing as weavers, they offer to supply him with magnificent clothes that are invisible to those who are stupid or incompetent. The emperor hires them, and they set up looms and go to work. A succession of officials, and then the emperor himself, visit them to check their progress. Each sees that the looms are empty but pretends otherwise to avoid being thought a fool. Finally, the weavers report that the emperor’s suit is finished. They mime dressing him and he sets off in a procession before the whole city. The townsfolk uncomfortably go along with the pretense, not wanting to appear inept or stupid, until a child blurts out that the emperor is wearing nothing at all. The people then realize that everyone has been fooled. Although startled, the emperor continues the procession, walking more proudly than ever.
Wikipedia – The Emperor’s New Clothes
In our contemporary view of this tail, the Park Morton Equity Plan and its resident first, equitable development and racial equity approach is analogous to the child who blurts out, “the emperor is wearing nothing at all”.
The swindlers have come to our city and proffered that development policies rooted in publicly financed and directed gentrification managed by private sector developers will result equitable and justice outcomes for DC Black residents without the displacement historically seen in urban renewal efforts.
The swindlers are hired and get to work, Hope VI, 100K New Residents, New Communities Initiative, Columbia Heights and Shaw. 80K plus Black residents displaced in about 5 years. 2006 Comp Plan incorporates the swindlers policies, but acknowledges policies repeat patterns seen in old fashion Urban Renewal.
“Parts of the Mid-City have changed rapidly during the last ten years. Some 2,000 housing units were added between 2000 and 2005, and about 1,500 units are in some stage of construction today. While this change has been welcomed by some, it has also created concerns about a loss of community identity and the displacement of residents. Homeowners have faced sharp increases in property taxes, and many renters have faced soaring rents and low vacancies….
The area’s economic diversity is threatened not only by rising housing costs, but also by the loss of subsidized rental housing. Mid-City includes many subsidized and lower cost units, including project-based Section 8 apartments that are at risk of conversion to market rents or condos….”
Mid-City Area Element – 2006 Com Plan.
Like the emperor’s advisors and officials in Andersen’s tale, OP Director Trueblood removes the above cautions from the Comp Plan in Bill B23-0736. And instead with the cheerleading of officials past such as Tregoning, Shaw, Klein and Smart Growth, Mobility enthusiastically adopts the position that no forced displacement of Black residents is taking place in our City and if any displacement is taking place facilitating the construction of more luxury apartments take care of it. And only those how are “stupid or incompetent” can’t see that entities such as Bozzuto, Hoffman and Brookfield will magically fix it all and bring racial equity to our city. Given all the affordable housing and equity communities these developers and other like them have built, Trueblood proposes amending the Comp Plan in their interest.
In 2014, our City (DMPED) in conjunction with the Housing Authority (DCHA) decided to reboot the stalled Park Morton NCI which started in 2007 and issues an RFP for the redevelopment of the Park Morton site. The team led by TCB comes upon a novel idea to give themselves an edge. Under the cover of Federal procurement laws they proposed using city owned public land (Bruce Monroe) and funding in their private PM NCI proposal response. As indicated below, control of adjacent sites to be included in the response was highly valued.
“If a Respondent owns or otherwise controls any parcels within or adjacent to the site, Respondent may propose to include such parcels in its development plan submitted with its proposal. However, Respondent must provide evidence of site control by submitting a copy of an executed, unconditional valid contract, an option contract to purchase, or a deed. An option contract to purchase the adjacent site is also sufficient. The DCHA and the District will favorably consider Respondents who control and contribute parcels adjacent to the site in its development program and proposal.”
Request for Proposals – Master Planning and Development Team Issued by the District of Columbia Housing Authority
TCB’s team with this advantage is officially awarded the PM NCI project in November of 2014. Although, there was great anxiety by some of us that TCB’s team could propose public land in a private deal without a community process, TCB was welcomed after officials explained that we were stupid or incompetent if we could not see that this was OK. This is the nature of public-private partnerships in DC. [Four year later, this would later become one of precedents for proposing the Park Morton Equity Plan, when it was clear that TCB would fail to deliver in spite of their advance]
2015 would kick off a series of twist, turns, rationalizations and the frivolous use of “political deference” which would leaves us with zero housing units, 70 plus residents displaced and begging for another 3 years. In short, TCB’s government partners and political advocates had to justify a retroactive sole source naked grab of public land, Bruce Monroe, by the private entity TCB. To do this officials had to falsely proffer that the Bruce Monroe was the best and even the only way to meet the Park Morton NCI Build-First requirement, while ignoring the two long vacant buildings at the Park Morton site ready for demolition and redevelopment. This “Bruce Monroe only way” language would then make its way into PR materials, Zoning agreements and legal arguments for the next 5 years.
The immediate leveraging the two long vacant buildings would have meant no resident displacement and the quickest path to construction of an NCI build-first site. Also, less disruption to residents, greater flexibility and security. But TCB needed Bruce Monroe. So too make this option disappear, officials wrapped them in new clothes, a grand national campaign that PM NCI would be the first every public housing redevelopment project in the country to not require or cause resident displacement, plus provide additional affordable units and two new parks. All centered around Bruce Monroe. Unfortunately this grand campaign was built around TCB’s management, a PUD (density), financing scheme built on feet of clay and hubris.
There are many versions and retellings of “The Emperor’s New Clothes” in some that child who spoke up and family were killed. While the crowd, was free to see the truth once the child spoke up, they did not protect the child. The Emperor though embarrassed for a moment continued on strutting the new clothes counting on “political deference” to avoid accountability.
On first reading before the City Council the Park Morton Equity Plan, equitable development and racial equity seem to be going the way of the child, unprotected by the crowd and killed. However its 2020, maybe the crowd will speak up for the PMEP, hold the emperor accountable before the finally reading on Bill B23-884 Bruce Monroe Extension of Disposition Authority Act of 2020.
Maybe the today’s crowd will openly acknowledge that our emperor(s) are butt naked and take the time to read the Barry Farm and Bruce Monroe appeals, not wrapped behind the magical clothes of swindlers. We the crowd may then learn that the exercise of “political deference” looses weight when exercised arbitrarily and capriciously. That when exercised in an arbitrary, capricious manner or an abuse of discretion and photo copying, the courts take “more careful judicial scrutiny and result in less deference”. Maybe when the displacement of our neighborhoods and the wasting of millions in public resources is taking place, we should follow the courts.
For we know, Bill B23-0736, the Comp Plan amendment was not written by the advisors to protect Park Morton resident against displacement or ensure equity, but to preserve and affirm the arbitrary and capricious use of “political deference” on behalf of a list of specific projects and developers.
“The list of developments, compiled by the Coalition for Smarter Growth based on data from the Office of Planning, includes longer-term efforts such as EYA’s project at the Takoma Metro site and the redevelopment of the Armed Forces Retirement Home site in Northwest. Others are submissions from just the last few months, like a plan for townhomes near the Anacostia Metro station or Bozzuto Development’s effort to remake a church near the Waterfront Metro into mixed-use (one of the largest projects proposed in the region since the pandemic struck).”
D.C. zoning officials say they can’t advance large projects without comp plan changes – Washington Business Journal
William
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Subject: The Comp Plan & The Racial Equity Struggle in Ward 1 – I
On Tuesday likely in deference to Ward 1 CM Nadeau instead of on the merits, the City Council passed on first reading Bill 23-884, “Bruce Monroe Extension of Disposition Authority Act of 2020″ giving the developer an additional 3 years to perform; thereby, ignoring calls for the inclusion of Park Morton resident equity.
This extension marks the second totaling 5 years given to Park View Community Partners (PVCP) controlled by The Community Builders, Inc. (TCB) with an 80% equity stake. TCB also controls an 80% position in the Park Morton public housing site’s redevelopment as master developer. In their 6 years as lead master developer for the Park Morton New Communities Initiative (NCI) redevelopment, awarded in November of 2014, TCB has failed to successfully meet any of the requirements of the original award.
The adverse effects of TCB’s poor performance record as master displacement, disappointment, anxiety and health risks have been and are being bourn by the residents of Park Morton. However to the contrary with Bill B23-884, TCB due is 80% equity position will actually benefit as a result of their failures.
Based on a conservative estimate, TCB will gain an additional $3.78M just from their 80% share of a 12% developer fee on the Bruce Monroe portion of the project alone from the delays caused by their failures. This is because the original award was made on a project whose estimated value was $96M, but today is estimated to be $134M. TCB’s estimated final equity position in the Bruce Monroe project project will go from $76.8M to $107.2 or a $30.4M gain for failure. Not a bad gain on a $99 dollar investment, Bill B23-884 is basically a $1 and year lease agreement for 99 years with the city.
Another way to understand TCB’s failure to deliver Build-First units for Park Morton residents is that for each of the 70 or so Park Morton resident families displaced over the last 3 years under NCI, TCB will again about $434,000 in equity. This is based on 2020 numbers, 2023 numbers when TCB may deliver its first units their equity position and fees collected will be even greater on their $99 investment. Yes, of course this does not include the gains TCB will derive from similar contract terms for the Park Morton site and similar NCI failures.
This quick analysis tends to spark questions and disbelieve. William, your analysis must be flawed, why would the Council’s Committee on Business and Economic Development approve a bill which basically awards TCB $434K in equity per Park Morton family (primarily Black Families) displaced over the last 3 years? And further, why would the Council who recently passed a Comp Plan Framework with pretty solid language on “Equity and Racial Equity” reject calls by the residents of Park Morton for an equity position in the redevelopment of their community?
213.7 Equitable development is a participatory approach for meeting the needs of underserved communities through policies, programs and/or practices that reduce and ultimately eliminate disparities while fostering places that are healthy and vibrant. Equitable development holistically considers land-use, transportation, housing, environmental, and cultural conditions, and creates access to education, services. health care, technology, workforce development, and employment opportunities. As the District grows and changes, it must do so in a way that encourages choice, not displacement, and builds the capacity of vulnerable, marginalized, and low-income communities to fully and substantively participate in decision-making processes and share in the benefits of the growth, while not unduly bearing its negative impacts.
The Framework Element of the Comprehensive Plan 2/11/20
The answers to these questions lie in a phenomena we can call “political deference” and the power which accrues under this system. A system where “equity” in the hands of Park Morton residents is a threat, but granting “equity” to TCB enhances “political deference”. Bill B23-0736 – Comprehensive Plan Amendment Act of 2020 currently before Council is primarily about preserving and reinforcing this system “political deference”. This system allows a few political players to assign who will benefit from the “equity” built from public investments and who will not. Bill B23-0736 exist primarily because PUD appeals, threatened this system. The bottomline is in order for TCB preserve its $434K equity gain from displacement Park Morton, Bill 23-88 must pass and then Bill B23-0736. And this fart the Council is will to do this for TCB in order to preserve “political deference”.
The Park Morton Equity Plan (PMEP), developed by the Council @ Park Morton (resident council) represents and is the foundation of a concrete and plan for equitable development and racial equity envisioned in the Comp Plan Framework. The PMEP not only seeks ensure Park Morton residents are not unduly bearing the negative impacts of NCI failures, but share in the wealth being created by their unfortunate displacement by TCB failed management of its responsibilities.
On first reading, the City Council voted reward TCB with $434K in additional equity per Park Morton resident displaced. The Park Morton Equity Team asks the Council to include the PMEP as part of Bill B23-884 so that residents can least share in the “equity” being created by the city through their displacement. And if the PMEP is fully adopted create additional equity without displacement.
The Council has an opportunity before the final vote on Bill B23-884 to act for racial equity and equitable development and adopt the PMEP. As well, honestly confront the struggle around Bill B23-0736 and the city’s Comprehensive Plan.
The Park Morton NCI Project and Park Morton residents struggle via the PMEP is to understand Bill B23-0736 – Comprehensive Plan Amendment Act of 2020. Its about who benefits from the equity created form public investment, and who controls who gets the equity now that Jack Evans is not longer around.
William
Flat_Urbanismv2.pdf