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Fiscal & Economic Benefits Confirmed

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Fiscal and Econ Benefitsv2The impact of the New McMillan is far reaching; some elements are observable, like parks, open space and a master plan integrated into the fabric of the neighborhood, while others less visible, such as the long-term economic impacts and job creation continuing long after completion. These impacts have been well publicized – $1.2B in new tax revenues over 30 years, 3,000 new constructions jobs and 3,200 permanent jobs. What is the source of these estimates? Are they correct?

 

Part of the early entitlement process, VMP retained Green Door Advisors (“GDA”) to conduct a fiscal and economic impact analysis of the proposed redevelopment to the District over a 30-year period.  Publicized in a 2011 report, their analysis took account of all relevant District revenues and expenditures expected and incurred from redevelopment.

 

Changes to the development program resulting from the evolution of the master plan are well documented and have been highlighted by VMP over the past few months during zoning commission hearings. Has the evolution of the development program diminished the economic impact and job creation benefits?

 

Robert Charles Lesser & Co (“RCLCO”), a renowned expert in strategic real estate impact analysis, conducted a thorough peer review of the 2011 report to confirm three key points – is the GDA methodology sound, is the level of economic impact still valid and are job creation estimates still correct.

 

In their findings, available here for review, RCLCO confirms the methodology used in the original analysis and states, “changes to the development program would not have a material impact on the very positive results in the GDA study, and would probably result in an even more positive fiscal impact”.

 

Has the delay in construction lessened the number of jobs created? In their peer review, RCLCO finds, higher development costs from the 2011 estimates may lead to even more construction jobs than the original GDA estimate.

 

The plan for the New McMillan has evolved for the better since 2011, while the exceptional Job Creation, Fiscal & Economic Benefits to the District remains a key principle of the project.

 

 

One week away…

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South Service CourtNorth Service CourtCommunity Center PoolCommunity ParkThis is it.  The time to show up and state your support is now.

The Zoning Commission hearings for McMillan are only one week away. The first will be next Thursday, May 1st, with subsequent hearings May 5th, 8th and 13th.  Fenced off and closed to the public since the 1940’s, the approval of VMP’s master plan by the zoning commission is a pivotal step in transforming the 25-acre McMillan site into a neighborhood asset, sustainably integrated into the surrounding community

The final master plan for McMillan has been a long time in the making.  Through a collaborative engagement process starting in the fall of 2007, the plan has evolved significantly to become a master plan built on community consensus.  Buildings now cover only a third of the site.  Nearly half of the total site area is reserved for large public open spaces, including an 8-acre park, which will be one of the best-designed public spaces in the District.  A 17,000 SF public community center provide recreation and fitness opportunities for all, as well as a 25 meter indoor swimming pool.  All historic buildings on the site will be preserved, with some adapted for new uses – small business incubators, outdoor cafes, water features, art displays, hanging gardens and more.

The master plan will provide much needed neighborhood serving retail, including a 50,000 SF full-service grocery store.  The new McMillan provides housing opportunities for all, with at least 20% of total housing units affordable to families making up to 80% AMI.  In addition to the the built elements, redevelopment of McMillan will result in $1.2 billion in new tax revenue over the next 30 years, while generating 3,200 permanent jobs and 3,000 new construction jobs.

In order for all of these things to come to fruition, we need you to engage now.  It is critical to let the Zoning Commission know how you feel about the project both before and at the hearings.   Please submit a letter of support to the commission and then commit to attending a hearing in support of VMP’s master plan for McMillan.

McMillan: Fact Vs. Fiction

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GET THE FACTS!

ON REDEVELOPMENT OF THE McMILLAN SAND FILTRATION SITE

 

Fact v. Fiction

 

FICTION:  VISION MCMILLAN PARTNERS’ (VMP) PLANS ARE TOO DENSE AND DO NOT PROTECT OPEN SPACE THAT WAS WAS ONCE A PARK
FACTS:
  • VMP’s plan creates three parks, including an expansive 6.25-acre central park with a community center and pool. If you add in the South Service Court and other public gathering places, there will be a total of 12 acres of new, public, open and green space. Specifically, of the 3½ block site, the majority – almost 2 blocks – will be open and green space distributed throughout the site.
  •  World-renowned landscape architects Nelson Byrd Woltz will design the public green space. They are famous for their work with urban parks, have garnered over 80 national and regional awards and have been featured in many national and international publications. This community will soon have one of the largest and best-designed parks not only in the District, but also in the region and in the country.
  •  While there was once a small park on the federal side of the McMillan site (near the reservoir, on the west side of First Street), the McMillan land that VMP is redeveloping was never a park. Historically, it was a working industrial site with manholes dotting the landscape every few feet, providing access for workers to the underground cells. In order to deliver water to the city, the site was in use all day and night, cleaning and pumping water.
  •  When the McMillan Sand Filtration Plant first opened, Olmsted, Jr. was commissioned to design a walking path around it that would offer residents a view without disturbing the daily work of the site.  This Olmsted Walk is being restored as part of the plan and will surround the entire redevelopment, connecting the parks and open spaces, providing engaging access and offering tremendous views of both the site and surrounding landmarks.  Every step of the walk will be publicly accessible and maintained. Finally, the fences on the site will be down, and there will be a park for residents to use and enjoy.
FICTION:  VMP PLANS REPRESENT A NOTABLE DESTRUCTION OF THE HISTORIC FABRIC OF THE SITE. ALL OF THE CELLS WILL BE DEMOLISHED, ALONG WITH THE WALLS FRAMING THE COURTS AND MANY OF THE SILOS
FACTS:
  • The very foundation of the VMP plan is a $22 million preservation program that will create exemplary design compatible with this historic landmark.
  •  The majority of the above grade structures will be preserved.  Every silo, every regulator house, every washer and every basin will be preserved and the historic courts will be maintained with special pavers.
  •  While the plan includes repurposing of underground cells, it is not feasible to place grocery retail inside the chambers or use the underground cells for foundation. Not only have retailers expressed opposition to the idea of an underground location here from a sales perspective, but the cost of making the cells safe enough for this type of use alone would make rental rates prohibitive for community and retail uses alike.
  •  Two underground cells (each the size of a football field) will be preserved, and the current plan includes repurposing Cell 14 for retail use.  Cell 28 will be preserved to view through the community center, as part of the planned memorialization.   The park will incorporate many features of a “cell with the lid off” as way of further using the unique structures of the site.
  •  The VMP plan incorporates water as a theme related to the history of the site. For example, the historic fountain currently located on the federal site will be relocated to the site. There will be spray grounds for children, a 25-meter pool inside the community center, a bio pond for water management and water features incorporating the historic silos.  There will also be historical memorialization, including community-planned and executed self-tours.
  •  The Historic Preservation Review Board (HPRB), in a unanimous vote found that VMP’s revised master plan “has been developed to retain important character-defining features of the site sufficient to convey its historic characteristics.“
FICTION:  NEW BUIDLINGS WILL BE LARGE AND DISPROPORTIONATE
FACTS:
  • Buildings will increase in size to the north west of the site, while eastern and southern sides of the plan will step down to work with the scale of existing neighborhoods.
  •  Two thirds of the total area of the site will be open and green space.  The remaining one third of the site will include local serving retail with a premium grocery store anchor, restaurants, community and cultural space. There will also be housing and offices on site.
  •  VMP’s plan will result in 3,200 new, permanent jobs, 3,000 construction jobs and generate $1.2 billion in new tax revenues. 35% of the local contracting opportunities are required to go to certified local, small and disadvantaged businesses and more than half of all jobs created must be offered to District residents.
FICTION:  THE HISTORIC PRESERVATION REVIEW BOARD REJECTED VMP PLANS
FACTS:
  • On October 31st, 2013, the HPRB voted unanimously that VMP’s revised master plan and design concepts satisfied their requirements.  Because they cannot vote on demolition, they referred the project to the Mayor’s Agent.  The project now moves forward to the Mayor’s Agent and Zoning Commission for additional approvals.
FICTION:  THERE WAS NO PROCESS FOR IDENTIFYING THE DEVELOPMENT TEAM. VMP WAS THE SOLE BIDDER ON MCMILLAN.
FACTS:
  • In 2006, the National Capital Revitalization Corporation (NCRC) issued an RFQ to select a development partner for the McMillan site. The selection process spanned several months and included several community meetings and community votes. The initial process was conducted by former Mayor Fenty, signed off on by MAG leaders and later evaluated and held up by former Mayor Gray.
  •  The eventual five bidders were judged on their land development capabilities, vertical development capabilities and financial capacity.  Community members attended tours of the vertical development projects for all five bidders. In July 2007, Vision McMillan Partners was selected from among the five bidders by the NCRC because of their collective experience with complex redevelopment projects that present a number of overlapping priorities such as historic preservation and open space.

McMillan Park

Vision McMillan Fact Sheet

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Hello Once Again!

In order to provide both understanding and an easy to use resource, we have developed this Vision McMillan Fact Sheet. Please use it as a quick reference point for the parameters of the current proposal:  preservation of all above ground historic assets, community center, park size and commercial square footage.

As always, please feel free to contact me with questions, comments or concerns:  mcmsalon@gmail.com.

Thanks,
Tania Jackson
Neighborhood Outreach Coordinator