Posts by Dan Reed
|Dan Reed is an urban planner at Nelson\Nygaard. He writes his own blog, Just Up the Pike, and serves as the Land Use Chair for the Action Committee for Transit. He lives in downtown Silver Spring. All opinions are his own.|
Silver Spring isn't a city, but it faces the challenges of one. Its Citizens Advisory Board, which advises the Montgomery County Council, has eight empty seats. If you want to help shape Silver Spring, from how it grows to how people get around, joining the board is the best way.
After decades of decline, Silver Spring is booming. Thousands of new homes have been built in the past few years, and more are still coming. We're home to well-regarded local brewers, butchers, and ice cream makers. A new civic building, town square, and library have given this community places to gather and celebrate.
Yet this rebirth is fragile. Rising home prices have led to worries about displacement and gentrification. Years of Purple Line construction could disrupt local businesses. There are ongoing concerns about crime and homelessness. And there's a tension between the reality of an urban, diverse, and inclusive place and some neighbors who want it to be suburban and exclusive.
Silver Spring looks like and functions as a city, but like most communities in the DC area, it's unincorporated, meaning all local government takes place at the county level. We have a County Councilmember, Tom Hucker, who represents all of eastern Montgomery County. But downtown Silver Spring and adjacent neighborhoods don't have a mayor or city council to speak for them exclusively.
However, there are Montgomery County's five Citizens Advisory Boards, each of which are appointed by the County Council to be that community's voice to the county government. They're similar to the District's Advisory Neighborhood Commissions in that they don't make laws, but they have some influence on issues you might care about if you read this blog, including transportation, economic development, housing, young people, and the environment.
However, unlike the ANCs, they're not elected, and they represent a much bigger area, sometimes as many as 200,000 people. Each board member serves a three-year term. They don't get paid, but they can get reimbursed for travel costs.
There are five Citizens Advisory Boards in Montgomery County: Silver Spring (which includes Silver Spring inside the Beltway, Four Corners, and Takoma Park), Bethesda-Chevy Chase (which includes Potomac and Rockville), Mid-County (Wheaton, Aspen Hill, and Olney), East County (White Oak, Colesville, and Burtonsville), and Upcounty (Gaithersburg, Germantown, and beyond).
The Silver Spring Citizens Advisory Board has eighteen seats for people who live or work in Silver Spring and Takoma Park. Right now, there are eight empty seats. If you want to see this community continue to grow, attract new businesses, retain its diversity, and be a better place to get around, the board is an excellent way to get involved.
If you'd like to be on the Citizens Advisory Board, go here to learn more or send your application. You've got until August 1 to apply.
Once applications are in, Montgomery County executive Ike Leggett will appoint board members, and the county council will approve them.
It's about time we had a Greater Greater happy hour in Prince George's County! Join us Tuesday, August 23 in Mount Rainier at Bird Kitchen + Cocktails with special guest Rushern Baker.
Tuesday, August 23 from 6 to 8pm, come up to Bird Kitchen + Cocktails, located at 3801 34th Street. The last time we had a Greater Greater happy hour in Prince George's County was in 2010, and after six years away, we're excited to come back for some drinks and conversation.
We're also excited to hang out with County Executive Rushern Baker. Now in his second term, Baker has gotten serious about bringing urbanism and transit to a county that has sorely lacked both. He's spearheaded the revitalization of old urban places like Hyattsville and College Park and has worked to create new urban places at Prince George's Plaza, New Carrollton, and Greenbelt, which could soon be home to the FBI.
Bird Kitchen + Cocktails isn't near a Metro station, but it's directly across from the Mount Rainier Bus Terminal, located at 34th Street and Rhode Island Avenue. To get to the bus terminal, you can take Metrobus 81, 82, 83, 86, T14, or T18, all of which leave from the Rhode Island Avenue Metro station (Red Line) about every five minutes during rush hour. It's a 15-minute ride.
From the Green Line, go to West Hyattsville and take The Bus 12 towards Mount Rainier, or Metrobus F1 and F2 towards Cheverly and get off at Mount Rainier. From the Orange Line, go to Cheverly and take Metrobus F1 and F2 towards Takoma and get off at Mount Rainier.
Capital Bikeshare doesn't go to Mount Rainier, but it's easy to bike there, and we're thinking of organizing a meet up, starting in maybe Brookland or at Rhode Island Avenue Metro, for those of us planning to head out on two wheels. Would you join us if we did?
This year, we've held happy hours in Edgewood, Silver Spring, and 14th Street. Next up, we're headed to Arlington. Where should we go next?
A cross between apartments and townhouses, the "stacked townhouse" is becoming a popular house type among DC-area homebuilders and buyers. While they're great for urban neighborhoods, a quirk in zoning means they're most common in far-flung suburbs.
This townhouse in Arlington is actually two houses (note the two house numbers). All photos by the author unless noted.
Also called a two-over-two or maisonette, the stacked townhouse is basically a rowhouse divided into two two-story units, one over the other. Both units have doors on the street, usually in a little alcove, making it look like it's one big house. The garages are tucked in back, on an alley.
This house type is what some architects call the "missing middle," not quite a house, not quite an apartment, but a good alternative housing choice in places where the only options are a detached house or a high-rise.
Historically, lots of cities have rowhouses divided into multiple apartments: Boston's triple-deckers, Chicago's two- and three-flats, Montreal's plexes. In those cases, each building generally has a single owner who rents out the other unit. They don't seem to have been common in DC.
Today's stacked townhouses are either sold individually as condos, or rented out as apartments in a larger complex. They've become popular in the DC area within the past 20 years for a couple of reasons.
Builders like stacked townhouses because they take up the same amount of space as one townhouse, which saves on land and infrastructure costs. Unlike traditional apartment or condo buildings, these homes don't have lots of common hallways and lobbies that can be expensive to build and maintain.
Stacked townhouses are also great because they provide the same amount of space and privacy as a townhouse at a lower price, which might enable buyers to live closer in than they could otherwise afford. For instance, a stacked townhouse at Greenbelt Station in Prince George's County is currently selling for about $330,000, while a similarly-sized townhouse in the same development is selling for $70,000 more.
Neighbors might like this house type because they look like big houses, allowing them to blend in with other residential buildings, including apartments, conventional townhomes, or even single-family homes.
Well, most of the time. These stacked townhomes at Greenbelt Station in Greenbelt have plain, flat exteriors which only emphasize their size, making them look bigger than they really are. But this is an aesthetic choice, and can be avoided.
These stacked townhouses at Downtown Crown in Gaithersburg use different materials, colors, and bumpouts to break up what would otherwise be a big, four-story wall. It helps make the building feel smaller than it really is, while the individual doors for each unit add a bit of human scale.
You'll find that stacked townhouses are pretty common in further-out suburban communities, from Frederick or Chantilly or Loudoun or Prince William counties. Whatever benefits stacked townhouses provide go away when they're in a car-bound place where residents have to drive everywhere.
This happens because zoning in most communities outside the District (even close-in ones like Arlington) considers them apartments, meaning they can only get built in areas zoned for apartments. Where land values are really high, developers are more likely to just build a high-rise apartment building instead.
New townhouses in closer-in, transit-accessible places like Arlington or Silver Spring can easily cost over $800,000. If stacked townhouses were allowed in townhouse zones, builders would be able to provide a more affordable alternative that still blends in with existing neighborhoods.
That's basically how zoning works in the District. Areas zoned for rowhouses usually allow apartments too (with some exceptions). As a result, you can find stacked townhouses at Jackson Place, a new development in Brookland, and at another project under construction on Georgia Avenue in Takoma. Both locations are zoned for rowhouses.
We need big apartment buildings, and we need single-family houses. But we also need meaningful alternative for any household that doesn't want an apartment or a detached house, especially in inside-the-Beltway, transit-accessible neighborhoods. Stacked townhouses could be one of them, if they were simply easier to build.
It's time for the next Greater Greater happy hour! This month, join us on 14th Street at Trade.
Tuesday, July 19 from 6 to 8 pm, join contributors and readers for drinks and conversation at Trade, located at 1410 14th Street NW (between P and Rhode Island). Dubbed "DC's best new gay bar" by the City Paper, Trade's known for its "huge happy hour" specials (drinks are the same price, but come in a huge glass.)
Why go to a gay bar? Though many LGBTQ+ people no longer have to live in the closet, gay bars are still valuable places to gather and celebrate LGBTQ+ identity and culture. Gay bars help make the DC area great, and we'd like to celebrate them.
Trade is a ten-minute walk from several Metro stations, including McPherson Square (Blue, Orange, and Silver lines), U Street (Green and Yellow), and Dupont Circle (Red). If you're coming by bus, the Metrobus 50 buses stop out front, the Woodley Park-Adams Morgan Circulator stops at 14th and Rhode Island Avenue, and the Metrobus S buses stop two blocks away on 16th Street. There are also Capital Bikeshare stations at 14th and R and 14th and Rhode Island.
This year, we've held happy hours in Adams Morgan, H Street, Edgewood, and Silver Spring. Later this summer, we're heading to Mount Rainier (our first Prince George's County happy hour in six years!) and Arlington. Where should we go next?
In the last 72 hours, Alton Sterling and Philando Castile were killed by police officers in Baton Rouge, Louisiana and
Minneapolis a suburb of St. Paul, Minnesota, and then a sniper killed five police officers in Dallas. These tragic deaths, on the heels of a mass shooting at a gay nightclub in Orlando last month, have left us reeling.
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At its core, Greater Greater Washington is about creating more livable communities and cities. Normally, we do this by discussing transportation, housing, development, public spaces, and other elements that make our cities better places to live.
Today, though we wanted to take a moment to pause and acknowledge that a basic prerequisite before we can even begin to talk about "livable cities" is to preserve human lives, and our society did not succeed for the victims of these events.
Downtown Silver Spring could get a big new park as part of a massive redevelopment of the Blairs, an apartment complex across the street from the Metro. The park will be temporary, but eventually several larger parks will take its place.
First built in the 1950s, the Blairs are a complex of apartments, offices, and a strip mall across from the Silver Spring Metro station. Owner Tower Companies will redevelop the 27-acre superblock over the coming years, replacing a massive parking lot with 1400 new apartments (there are 1400 there now), new retail, and four acres of new parks.
The first new apartment tower, called the Pearl, is under construction, but much of the new stuff won't arrive for a decade. In the meantime, Tower wants to create a park over one acre in size on the site of a future apartment building.
Located near the corner of Eastern Avenue and Blair Mill Road, the new park would have a big lawn and a wood stage for performances. A playground and adult-sized fitness equipment would let people of all sizes work out, while a "fitness trail" would loop around the entire site. The park would also include a community garden and a temporary building that might house a leasing center.
While the park is set to go on private property, it would be open to both Blairs residents and the surrounding neighborhood. The park would be a welcome addition for neighbors who have clamored for more open space in the past. Silver Spring doesn't lack for parks, but many of them are either too small or designed to be unusable.
This wouldn't be the first temporary park in downtown Silver Spring. Over a decade ago, residents and visitors alike fell in love with "the Turf," an artificial grass lawn on Ellsworth Drive, and protested when it was removed to build Veterans Plaza. Possibly hoping to avoid the same result, Tower Companies will place signs at "visible locations" around their temporary park "informing both residents and visitors that the temporary green is the future location of a residential building, and that it is not permanent."
Montgomery County wants to move a school bus lot away from the Shady Grove Metro station to make room for new houses there, but residents of other neighborhoods don't want the buses in their backyards. But the move is worth it if it means more people can live walking distance to the train.
This week, the Montgomery County Council could vote not to sell off a school bus depot on Crabbs Branch Way in Rockville, next to the Shady Grove station. Montgomery County Public Schools has outgrown the lot, and the county wants to move it to make room for a new neighborhood around the Metro station that would have 700 new homes, parks, a school, and a library.
The move is part of a decade-long effort that County Executive Ike Leggett calls the Smart Growth Initiative. Until recently, the Shady Grove Metro station was surrounded by government warehouses and depots storing everything from Ride On buses to school cafeteria food. The county's been able to move nearly all of the facilities, many of them to a new site in Montgomery Village. In their place, construction has already begun on an adjacent, 1500-home neighborhood, called Westside at Shady Grove.
The school bus depot needs to stay near Rockville, since its 400 buses serve schools in that area. But neighbors fought attempts to move the buses to a nearby school, an empty parking lot at the school system headquarters, and a gravel lot in a historically-black, working-class neighborhood. At each location, neighbors have raised concerns about traffic, pollution, or reduced property values.
Naturally, councilmembers are nervous about proposing to move the buses anywhere else. Councilmember Marc Elrich has suggested that the best option may be to keep the buses where they are.
But even if the depot stays, the county still has to find more space to store buses. And in an urbanizing county, those buses are likely to go in somebody's backyard.
Councilmember Craig Rice notes that there are already school bus depots next to houses in Glenmont and Clarksburg, and those residents haven't had any problems with them.
If these nice Glenmont & Clarksburg neighborhoods can coexist with school buses, no reason why Rockville can't. pic.twitter.com/TVNmsvCTiC—
dan reed! (@justupthepike) June 22, 2016
Jamison Adcock, one of the bus lot opponents, told me on Twitter that existing communities' needs should come first. But what about people who want to live here but can't afford to because there aren't enough homes to meet the demand, driving up house prices? Or what about people who either can't or don't drive and would like to live near a Metro station? The county is responsible for their needs too.
Moving the bus depot has serious benefits for the county and the people who could live on that land. There are only thirteen Metro stations in or next to Montgomery County, and they represent some of the most valuable land around. We know that lots of people want to live near a Metro station, and that people who already do are way more likely to use transit and have lower transportation costs.
It's increasingly expensive to live near Metro because the demand outstrips the supply of homes near Metro stations. So if the county's going to build new homes, we should prioritize putting them there.
Meanwhile, there are roads all over the county, and the trucks that carry things to and from the county's warehouses can go pretty much anywhere there's a road. That's why ten years ago, county leaders decided that it made more sense to put homes near the Metro, and warehouses and bus depots somewhere else.
That won't make everybody happy, but it's the right thing to do.
It's time for the next Greater Greater happy hour! This month, join us in Silver Spring with special guest, Montgomery County Planning Board chair Casey Anderson, who will tell us about challenges and opportunities facing the county and how to get involved.
The Planning Board oversees Montgomery County's departments of Parks and Planning. It is responsible for approving new development, crafting master plans that shape how and where new development gets built, deciding where new roads and transitways go, and managing the county's parks and open space. If you're interested in any or all of these things, the Planning Board is where you can give feedback or input.
Tuesday, June 21 from 6 to 8 pm, join us at Bump 'N Grind, located at 1200 East-West Highway. While it may look like a coffeeshop, it's also a record store and one of the Washington Post's most underrated bars.
Bump 'N Grind is a five-minute walk from the Silver Spring Metro station (Red Line). If you're coming by bus, it's a few blocks from the 70/79 stop at Georgia and Eastern avenues, or the S2/S4/S9 stop at Georgia Avenue and Kalmia Road. There's also a Capital Bikeshare station right outside the bar. If you're driving, there's free parking both on the street and in the public parking garages on East-West Highway and Kennett Street.
This year, we've held happy hours in Adams Morgan, H Street, and Edgewood. Stay tuned for happy hours in Prince George's County (at long last!) and Northern Virginia.
After nearly a decade of debate, Montgomery County wants to build a bus rapid transit line in four years, for 20% of the originally estimated cost. While it'll be a better bus service, it may not be so rapid.
Last month, the county announced its plan to build a 14-mile BRT line along Route 29 (also known as Colesville Road and Columbia Pike) from the Silver Spring Transit Center to Burtonsville. It's part of a larger, 80-mile system that's been studied since 2008 and was officially approved in 2013. County Executive Ike Leggett wants to have this line up and running by the end of 2019, an ambitious timeline. The county also says they can do it for $67.2 million, compared to the $350 million county planners previously predicted.
How? Most bus rapid transit systems, like the new Metroway in Northern Virginia, have a separate roadway for buses that gets them out of traffic and provides a shorter, more reliable travel time.
On Route 29, the county envisions running buses on the shoulder between Burtonsville and Tech Road, where it's basically a highway. Further south, as Route 29 becomes more of a main street, the county would turn existing travel lanes into HOV-2 lanes for buses and carpools. For about three miles closer to downtown Silver Spring, buses would run in mixed traffic. This setup allows the county to build the line without widening the road anywhere, which saves on land and construction costs.
The line would have other features that can reduce travel time and improve the current bus riding experience. Each of the 17 stations would feel more like a train station, with covered waiting areas, real-time travel info, and fare machines so riders can pay before getting on. At some stoplights, buses would get the green light before other vehicles. Buses would come every six minutes during rush hour, and every 10 minutes the rest of the time.
County officials estimate that 17,000 people will use the service each day by 2020 and 23,000 people will ride it each day in 2040. The line, which would be part of the county's Ride On bus system, would replace express Metrobus routes along Route 29, though existing local bus routes would remain.
Montgomery County would cover half the cost of building the line, while the other half would come from the US Department of Transportation's TIGER grant program for small-scale transportation projects. In addition, the grant would include money for sidewalks, bike lanes, covered bike parking at stations, and 10 bikesharing stations along the corridor. The county will find out if it's won the grant money this fall.
The project could give Montgomery County somewhat better transit now
This plan could bring better bus service to East County, which has been waiting for rapid transit since it was first proposed in 1981. The Metrobus Z-line along Route 29 is one of the region's busiest, with over 11,000 boardings each day, but riders face delays and long waits.
East County lacks the investment that more affluent parts of the county enjoy, and so residents must travel long distances for jobs, shopping, or other amenities. Residents suffer from poor access to economic opportunities: according to the county's grant application, 30% of the area's 47,000 households are "very low income." County officials hope that better transit could support big plans to redevelop White Oak and Burtonsville.
While not having dedicated transit lanes makes this project easy to build, it also makes it hard to provide a fast, reliable transit trip. Enforcing the HOV lanes will be hard, especially south of New Hampshire Avenue where the blocks are short and drivers are constantly turning onto Route 29 from side streets. And without dedicated lanes in congested Four Corners, buses will simply get stuck in traffic with everyone else, discouraging people from riding them.
The route also includes two spurs along Lockwood Drive and Briggs Chaney Road, each of which serves large concentrations of apartments where many transit riders live, but would force buses on huge, time-consuming detours. One possibility is that some buses could go straight up Route 29 while others take the scenic route. But that's basically how the existing bus service on the corridor already works.
This could make the case for rapid transit
This might be a temporary solution. The county and state of Maryland will continue planning a "real" bus rapid transit line that might have its own transitway, but that could take several years.
In the meantime, the county needs to build support for better transit. BRT has broad support across the county, but many residents are still skeptical. Supporters and opponents alike have been confused and frustrated by the lack of information on the county's progress in recent months.
By getting something on the ground now, Montgomery County can show everyone how BRT really works sooner, rather than later. Despite the shorter timeframe, it's important to make sure this service actually improves transit, and that residents actually know what's going on.
It's time for the next Greater Greater happy hour! This month, we're heading back to Edgewood for drinks, conversation, and (if the rain would stop already) some fresh air on the deck of the Dew Drop Inn.
Thursday, May 26 from 6 to 8 pm, we'll be at the Dew Drop Inn, located at 2801 8th Street NE. Formerly home to Chocolate City Brewing Company, this bar may be best known for its rooftop deck, which overlooks the Red Line tracks.
The Dew Drop Inn is located between the Rhode Island Avenue and Brookland-CUA Metro stations. From Rhode Island Avenue, the bar is about a half-mile up the Metropolitan Branch Trail, just past Franklin Street. From Brookland, it's six blocks south of the station along 8th Street. If you're coming by bus, the Metrobus D8, G8, and H8 all stop within two blocks, while several other routes stop at the Rhode Island Avenue Metro. There's also a Capital Bikeshare station three blocks away at 7th and Hamlin Streets NE.
This year, we've held happy hours in Adams Morgan and H Street, but keep an eye out for future events in Montgomery and Prince George's counties. We're always looking for new, Metro-accessible locations for future happy hours. Where would you like us to go next?
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