Posts in category Smart Growth
Last week, people noticed flowerpots appear on 6th Street NE between Gallaudet University and Union Market. But that wasn't all. Yesterday, officials put in the next piece: a cycletrack.
This is a "tactical urbanism" project by the District Department of Transportation (DDOT) and Gallaudet University to make 6th Street NE safer for all users, including a new 2-way cycletrack and small plaza.
6th Street NE between Florida Avenue and Penn Street is extremely wide, with 70 feet of asphalt for only two parking lanes and two driving lanes. Each lane was 22 feet wide before DDOT recently re-striped the road. This is double the width of typical travel lanes.
The new layout still provides parallel parking on both sides, but also adds a two-way cycletrack on the east side while narrowing the travel lanes to 12' wide. This is similar to Option 3 for 6th Street in the ongoing Florida Avenue Safety Study, which will set plans for a future project to permanently rebuild the street.
Gallaudet has been a huge supporter of this project, and worked with DDOT to have this open now that their Neal Place entrance will be open full-time. The university owns most of the real estate on both sides of 6th Street NE and they were concerned about the campus community crossing the street to access Union Market and other businesses. They also have high hopes for future growth on this street.
While most of this land is now used for maintenance or parking, Gallaudet is planning a new campus neighborhood to improve the campus experience, provide revenue and improve links to the surrounding neighborhoods and Metro. The university recently chose JBG as the development partner for this 1.3 million square foot project.
The changes on 6th Street were able happen so quickly because DDOT did not need to remove any travel lanes, parking, or other elements which require more time to approve. This has also recently become a highly-traveled pedestrian area not only because of Gallaudet and Union Market, but also because KIPP has opened a high school at the former Hamilton School on Brentwood Parkway.
The planters at the Neal Street NE campus entrance will help protect a small plaza on either side of the street. This will make it easier to cross between Gallaudet and Union Market by shortening the crossing distance and making pedestrians more visible. Gallaudet provided and will maintain flowers in the pots.
This cycletrack will transition to the existing bike lanes on 6th Street south of Florida to K Street NE (which will eventually be rebuilt as part of the Florida Avenue NE project). For access to the southbound 4th Street NE/SE bike lane or to the Metropolitan Branch Trail, DDOT is planning new bike facilities for M Street NE.
The funding comes from DC's new Sustainable DC Innovation Challenge program. David Levy, program manager for Sustainable DC, says the program "funds innovative pilot projects that demonstrate ways to make the District more sustainable."
Sam Zimbabwe of DDOT said planners are "always looking for ways to improve safety and create usable public space. We did some short-term improvements on Maryland Avenue NE at 7th Street earlier this year, so it's definitely more and more in our toolkit, but we don't have other locations identified just yet."
A project like this will have a major impact on safety for all users, and was completed very quickly through collaboration by many partners. Where else are there opportunities for tactical sustainability projects like this?
Large flowerpots recently appeared on 6th Street NE along a crosswalk connecting Gallaudet University to Union Market. These aren't the work of a rogue gardener; they're a way for the city to narrow the crossing and enhance pedestrian safety.
Twitter user @GnarlyDorkette, a Trinidad resident and Gallaudet Deaf interpreter, posted these photos of the new flowerpot.
6th Street is only striped as a two-lane road, but it's a very wide two-lane road, with lanes formerly 22 feet wide. Drivers often used it as a four-lane road, said Sam Zimbabwe of the District Department of Transportation (DDOT).
The road is part of the area that has long been a wholesale food market. There was a lot of truck traffic, but very little pedestrian traffic, and so it wasn't a top priority to change. But now this is a popular destination. Union Market opened two years ago and has become a bustling food destination with 34 carefully-curated vendors. Its success has drawn other businesses as well, like the Dolcezza gelato factory across the street. And a lot more Gallaudet students are walking over.
The university recently modified its gate on 6th Street to allow people with university IDs to pass through 24 hours a day, 7 days a week, Zimbabwe said. All of this led DDOT to install the flowerpots to keep drivers on the two official lanes and encourage them to pass slowly.
What about Florida Avenue?
There's another wide road adjacent to Gallaudet that neighbors say could use some narrowing: Florida Avenue. The roadway there is three lanes each way but narrower elsewhere, and the traffic volume doesn't warrant six lanes. There's a study underway to look at widening the extremely narrow (and non-ADA compliant) sidewalks and adding bike lanes.
Zimbabwe said that study is about to wrap up, after which DDOT will submit proposed changes to the regional Transportation Planning Board for its Constrained Long-Range Plan. Departments of Transportation submit their projects for that plan each December, and Zimbabwe wants to get the Florida changes in this year.
The extra step is necessary, Zimbabwe said, because Florida Avenue is part of the "expanded national highway system" under the recent MAP-21 federal transportation bill, and is a major artery in the regional traffic models. DDOT expects to be able to modify the road, but has to jump through some administrative hoops first.
Between NoMa, Union Market, H Street, and more, the number of shops, restaurants, and other destinations around Gallaudet University has exploded in recent years. This makes it even more important to ensure the streets are safe to cross on foot for everyone of all ages, walking speeds, and hearing abilities.
The Gray Administration has had a poor track record of building affordable housing when selling public land. Kenyan McDuffie is trying to set a higher bar, but Gray is trying to gut the bill by proposing a giant loophole that would render the bill virtually toothless. Will Muriel Bowser hold firm or let the loophole in?
What's this bill about?
When DC does a deal to develop public land, it's typically required that the project include affordable housing for low-income residents. Mayor Gray, however, has pushed for much less affordable housing than his predecessors Adrian Fenty or Anthony Williams did.
Councilmember Kenyan McDuffie (Ward 5) wants to enshrine a threshold into law. Under his bill, 20-30% of rental housing (more near transit, less elsewhere) would have to go to people making 30-50% of Area Median Income, or about $30,000-50,000 for a family of three. If the building is condos, they could go to people making 50-80% AMI or approximately $50-78,000 for a family of three.
Sometimes that level of affordability isn't feasible. If a piece of public land isn't worth so much, maybe nobody can afford to build there if they have to provide that much affordable housing. Accordingly, McDuffie's bill allows for DC's independent CFO to evaluate the deal and determine if there needs to be a waiver.
What is the loophole?
Gray, however, is proposing cutting out the CFO. The Gray administration wants the mayor's office to decide when there needs to be a waiver instead of involving the CFO.
But this means that the mayor could essentially ignore the law at will. And if he or she does that, the whole process will be a black box to the public, just like it is today, which is one of the main things the McDuffie bill fixes.
In current land deals, the Deputy Mayor for Planning and Economic Development gets a number of proposals for developing a piece of public land, then picks one without explaining why. Often that decision goes against the wishes of the local Advisory Neighborhood Commission or other local leaders, and while officials shouldn't have to always go with the ANC's recommendation, it's often a big mystery why they chose something else.
We don't know if one of the proposals yielded more public money than another, or if the mayor's office thinks one's amenities are better than another's. And we don't know if and when the mayor is giving up affordable housing without good cause.
Deputy Mayor Jeffrey Miller says the requirement could lead to less affordable housing, rather than more, if the land value doesn't support the required housing. But this is why the CFO (or the Council, for that matter) can grant a waiver.
Miller also says the requirement could get in the way of providing other amenities like libraries or parks. But this is in some sense the whole point: DC needs to commit to actually building affordable housing. Other amenities are important, too, but if there isn't a way for lower-income residents to live in the neighborhood, then building other amenities only boosts the value of more expensive areas without addressing inequality.
Where's Muriel Bowser?
Bowser, who looks likely to become the next mayor, supported the bill in committee, but suddenly seems open to what she calls "administrative tweaks" to the bill. Advocates fear she is going to opt for this loophole big enough to swallow the whole bill.
Certainly, if she is mayor, she might prefer to have free rein. Gray sounded like he's pushing that idea when he said, "As a mayor, obviously, I would not be ecstatic about having legislation that ties the ability of the executive to function, as a general proposition ... I realize the huge importance of being able to have flexibility to get things done."
But the whole reason councilmembers are voting for this bill is because the mayor hasn't done what they think is necessary or appropriate. Bowser would only appreciate the value of a loophole if she's interested in exploiting it at times the CFO wouldn't let her. If she did that, she'd be breaking promises to create affordable housing.
There's no good reason for her to water down the bill. It would only send a message that maybe the public can't trust her commitments on affordable housing. Since she surely means to follow through on her promises, she should keep the loophole out.
DC will have more sidewalks, bike lanes, bus signal priority, real-time screens, many more finished studies, and other changes two years from now, if the District Department of Transportation (DDOT) follows through on a strong new "Action Plan" released today.
The moveDC plan is a forward-thinking, ambitious, and comprehensive vision for transportation across the District over the next 30 years. But will this become reality? Will DDOT start making significant progress on the many recommendations in the plan, or will this sit on a shelf and just be something we look at 28 years from now and lament how little got done?
To put some weight behind the plan, DDOT officials have now created a document that lists projects, studies, and programs they expect the agency to complete in two years.
Some points give very specific, measurable targets. For example:
- Add sidewalks on at least 25 blocks where they are missing today
- Improve pedestrian safety at 20 or more intersections
- Build 15 miles of bicycle lanes or cycletracks
- Complete Klingle and Kenilworth Anacostia Riverwalk Trail projects
- Get Rock Creek and Metropolitan Branch Trail projects at least to "advanced stages of design"
- Install bus lanes on a small piece of Georgia Avenue from Florida Avenue to Barry Place and signal priority on 16th Street
- Put real-time screens in some bus shelters citywide
- Work with WMATA to find at least 10 key spots that delay high-ridership buses and modify the traffic signals
- Finish a project to better time traffic signals for pedestrian, transit, and traffic flow
- Begin the Frederick Douglass (South Capitol Street) bridge construction.
Others call for a number of studies to take place on topics such as:
- Transit improvements, possibly including a bus lane, on 16th Street
- North-south bike routes between 4th and 7th Streets NW
- The 22-mile streetcar system (detailed environmental studies still need to be finished on many of the lines)
- Commuter and freight rail between DC, Maryland, and Virginia
- Dynamic parking pricing downtown
- Roadway congestion pricing
- Transit "brands" (i.e. what is the Circulator, and what is something else?)
Other prongs involve setting up programs and systems of communication, like:
- Working with a BID to set up parklets
- Working with MPD on more and better traffic cameras
- Working with neighborhoods (starting with three) to plan better parking rules
- Working with regional governments to find long-term funding for Metro and other needs
- Setting up more dashboards and releasing more data sets publicly, like public space permits and street trees.
The plan includes a few elements to advance this:
- Revise the Design and Engineering Manual to include new "tools and techniques for multimodal street design"
- Train all DDOT staff on multimodal design using the new manual and "national best practices."
What will the next mayor do?
Of course, a lot will depend on whether the next mayor and his or her appointee to head DDOT stick with the plan. They could ensure these projects get finished, slow some down, or abandon this altogether.
Gabe Klein's DDOT put out an action agenda in 2010 (which, admittedly, was very ambitious); Mayor Gray generally kept up the same initiatives and projects that the previous administration had begun, though many moved forward more slowly than advocates would like.
For example, WABA sounded the alarm in 2011 about the slow pace of new bicycle lanes. The 2005 Bicycle Master Plan called for new bike lanes that would have averaged about 10 miles per year. The 2010 Action Agenda called for adding 30 in just two years. But in 2011, DDOT planned 6.5 miles, designed 4.25 miles, and installed zero, WABA's Greg Billing wrote at the time.
Since then, the pace has picked up. Since Mayor Gray took office, DDOT has added or "upgraded" 19 miles, said DDOT's Sam Zimbabwe. This counts new striped bike lanes or cycletracks and any places where painted lanes turned into cycletracks. This year, Zimbabwe said, they've done 9 miles.
The Action Agenda sets a goal of 15 miles over two years, for an average of 7.5 per year. That's more than the recent average, but less than this year, and less than in the 2005 or 2010 plans. Which means it's probably an okay target as long as DDOT sees it as something to actually achieve rather than a stretch goal where it's okay to come in close but well under target.
When businesses set goals, they vary on whether the goals should be "stretch goals" where you don't expect to achieve them all, conservative goals where you need to achieve almost all of them to get a good performance review, or goals so conservative that they don't mean much because people are afraid to set any target they don't hit.
Ideally, the next DDOT director will treat these goals as the middle category: tell each department that he or she expects them to actually achieve what's in this plan. Certainly some things here and there will run into unexpected obstacles, but this plan should be something everyone takes seriously and feels some pressure to achieve in the two-year timeframe.
An entirely new neighborhood is rising just a minute's walk from the Anacostia Metro station. Nearly two dozen townhomes and apartments have sprouted at Sheridan Station, where public housing will become a mixed-income community. But will it be an economic catalyst for the community, or a new face for the area's existing struggles?
A view of Sheridan Station rising from the hillside across Martin Luther King Jr. Avenue SE. Photos by the author.
When it first broke ground more than 4 years ago, Sheridan Station was supposed to have 344 units, equally split between market-rate homes for sale and rentals for low-income households. But in the fall of 2012, developer William C. Smith asked to reduce the ratio of for-sale homes to 25%, arguing that potential buyers would have trouble securing mortgages.
Today, 327 homes are planned for Sheridan Station, just 80 of which will be for sale with the rest for rent. Of the remaining 247 units, 200 will be affordable, and 100 are set aside for households on the public housing waiting list. Priority will go to residents of Sheridan Terrace, which used to occupy the site, and Barry Farm next door, which will be redeveloped in 2016.
New residents are hopeful, but anxious
James grew up in the neighborhood and lived in Sheridan Terrace, the public housing complex that predates Sheridan Station, in the 1980s. The units were falling apart. "I came home one day from work and the ceiling was on the floor," he said. Hazardous building conditions and street crime precipitated the departure of hundreds of families.
James, a resident of Sheridan Station, has been watching the quick rise of an entirely new neighborhood yards from the Anacostia Metro station. Photos by the author.
I ran into James, who is wheelchair-bound, while recently surveying Sheridan Road. When housing became available in the first phase of Sheridan Station, he was able to secure a unit due to his sister's network.
"I've been coming out here everyday just to watch," James said. "It's about time they started. They never said why it took so long to begin. They blamed the weather. People began putting pressure on them and asking questions. There's more demand for housing than there is supply. This looks like it is decent housing." He pointed out a building and said once completed he would be moving to the first floor.
Market-rate homeowners are excited about the development too.
Darin Tuggle, an attorney for the Department of Housing and Urban Development Chris Miller, a 29-year-old business consultant, saw the signage for Sheridan Station on Suitland Parkway while commuting from Upper Marlboro. "When I decided to purchase a home, I looked at various neighborhoods but the rapid rise in prices in more 'trendy' neighborhoods priced me out," he says. Sheridan Station won him over with the proximity to Metro and the views of downtown DC.
"After moving in, I switched from driving to work to taking the Metro," he says. "The commute has been a big quality of life upgrade for me."
Chris Miller, a 29-year-old business consultant Darin Tuggle, an attorney for the Department of Housing and Urban Development, says he loves the "great urban neighborhood vibe and look" of the street where his new home is. "We are a microcosm of the city, young, less young, professional, artistic, black, white, Hispanic, foreign-born, single, couples, inter-racial," he says. Miller looks forward to the area becoming more walkable and getting a grocery store.
But there's been some tension between new residents and those who already lived in the area. Miller says kids have smashed his house windows three times, while neighbors have had their cars vandalized. "These incidents of vandalism can be attributed to some of the tension that existing members of the community feel towards the new development," says Tuggle.
Is this a sign of change, or more of the same?
Sheridan Station serves as a preview of future development east of the river, from the reconstruction of Barry Farm to Skyland Town Center, the 11th Street Bridge Park, and Saint Elizabeths East Campus. But in contrast to the splashy opening of Sheridan's first phase, the groundbreaking and construction of Sheridan's second and third phases have gone on quietly. At a press conference earlier this month, Mayor Gray highlighted his outgoing administration's commitment to developing affordable housing, but did not mention Sheridan Station.
William C. Smith's uneven promotion of for-sale units led homeowners to speculate that the development's initial goals would never happen. "I had to look for Sheridan Station; it didn't look for me," says Tuggle, noting that he'd received ads for other new developments in the area, like Arts District Hyattsville and Dakota Crossing.
He and other homeowners only found out recently there were only 20 homes for sale in the development's last phase, with the rest being rentals. "[My neighbors] had advised friends and associates that there would be a lot more opportunities to buy in the last phase," he says.
Furthermore, many public housing tenants I've spoken with express a fear that when the new buildings are filled with disparate families from various public housing developments, long-standing feuds, similar to the Hatfields and McCoys, may erupt.
Although private investment has hesitated to cross the Anacostia River, long-term residents point to developments like this, as well as the new schools and recreation centers that have been built recently, as infallible evidence of "the Plan," which seeks to make the area attractive to a new demographic who will displace them. But Sheridan Station and its inability to deliver a mixed-income neighborhood as first promised illustrates the tenuousness of the "new Ward 8," as Councilmember Marion Barry calls it.
The need for tenant and workforce housing in Ward 8 is overwhelming. Despite Sheridan Station's success in attracting affluent professionals, the continued concentration and retrenchment of disadvantaged people in this area has the potential to suppress the economy of communities east of the river for yet another generation.
- Vision Zero won't be easy
- For DC Council: Elissa Silverman and Robert White
- The Purple Line will likely beat ridership forecasts
- Ask GGW: How much pain will riders face while Metro replaces the Bethesda escalators?
- First flowerpots, and now, a cycletrack
- In Maryland and Virginia, vote to build transit
- Flowerpots create a safer pedestrian crossing from Gallaudet to Union Market