Posts by Malcolm Kenton

Residents in these camps concerned about development at the site have organized two groups, Friends of McMillan Park and Sustainable McMillan. The groups' leaders claim that Envision McMillan virtually ignored the ideas community members presented in the various public listening sessions.

In fact, the team has significantly altered the plan based on community feedback. It now has much more open space, with 13.55 acres overall, including a 4-acre central park and 8 acres of large, public, open spaces. The team also added a grocery store, a library and a community center.

The plan mixes preservation and growth

Envision McMillan comprises 9 architecture, design, landscape architecture, and consulting firms selected as the site's developer by the DC Deputy Mayor for Planning and Economic Development. The District government bought the site from the federal government in 1987 and has sought to develop it ever since.

The majority of the existing above-ground structures on the site would be retained and repurposed. The plan calls for preserving more than one of the underground sand filtration cells for visitors to explore. The historic McMillan Fountain, currently in storage at the adjacent federally-owned McMillan Reservoir, would sit in a prominent location in a public plaza on the site.

The southern row of cylindrical sand silos would form the border between the project's central park and a cluster of row houses, which would match the architecture of the surrounding neighborhood. Stormwater runoff from the site would be completely captured on site by using state-of-the-art runoff management techniques.

Envision McMillan seeks to draw a grocery store and an eclectic mix of local retailers. Developers hope to create approximately 4,000 jobs at all levels as part of new healthcare office space on the northern end (adjacent to the VA hospital and Washington Hospital Center).

Additionally, the city plans to sponsor job-training programs to help District residents qualify for these jobs. 100 housing units will be designated as "affordable senior housing," and a mix of workforce and market-rate housing will be available throughout the site.

The team responds to community concerns

The next step for Envision McMillan and project supporters is to win the public-relations battle by convincing residents of the area, and the entire city, that the current plans represent the most appropriate balance of competing community needs and desires.

Traffic has been a central area of concern for nearby residents. First Street NW, in particular, is often bumper-to-bumper at rush hours between Michigan and New York Avenues, and Bloomingdale residents fear this will get worse once new homes, offices, and shops open up at McMillan. Envision McMillan analyzed current traffic to help create a plan to efficiently move people to and from the site, both by car and by other modes.

The study showed that there are no safe pedestrian crossings of North Capitol Street between Michigan Avenue and Channing Street. The restrictions on left turns from North Capitol onto Michigan from both directions cause more traffic to flow onto neighborhood streets. Cut-through traffic also overtaxes the alleys in the neighboring Stronghold neighborhood.

Envision McMillan's traffic plan calls for building 2 new through streets across the site from North Capitol to First NW, reducing traffic flow on existing neighborhood streets. It also recommends 2 new signalized intersections along North Capitol, and widening the North Capitol and Michigan Avenue intersection. Almost all of the parking on the site would be below ground.

But perhaps more importantly, the plan would enhance access to the site by non-automobile modes, thereby reducing the number of cars that will have to move through the surrounding neighborhoods. It proposes a transit hub on the north end with frequent Circulator buses connecting to the Brookland Metro station, a hiker-biker trail along North Capitol for the length of the site, several new sidewalks, and two Capital Bikeshare stations on the site—one near the grocery store and one in the middle of the mixed-use medical office/retail complex.

Yes, the surrounding neighborhood will feel growing pains as new residents, shoppers, and medical clinic patients move in. But maintaining the site as it is, empty and off-limits to the public, benefits nobody.

The only viable alternative to the status quo is some form of development. Putting this residential and business development in an urban neighborhood where people can take advantage of existing infrastructure at modest incremental cost makes the most economic and environmental sense. The long-term benefits to the region of developing the site in a conscientious way far outweigh the short-term costs.

Envision McMillan has proposed a plan for intelligent development and adapted it around reasonable concerns from the community. The plan will create a desirable place to live, work, and shop that retains both the character of the neighborhood and the uniqueness of this historic site.

He encouraged cities to move away from the historic North American penchant for putting a bus stop at nearly every corner (something not done in the rest of the world), and expect riders to walk a little more so that service is faster for everyone. Shortening trip times reduces the cost of providing service, which usually means that more service can be provided. It also encourages more people to ride, because it increases the area of the isochrone.

Transit routes that deviate off a direct path to serve poorly-located shopping centers, housing cul-de-sacs, and insular complexes, inconvenience through-riders and make transit less attractive, he said. Anything not built "on the way" is essentially saying, "I only want as much transit service as I alone can support," because those destinations can't be pooled with any other destinations. Once urban areas have taken this built form, it becomes expensive to provide service to them.

He ripped into WMATA's Metrobus map, pointing out that almost every route is shown in red, regardless of how often it runs. That's not helpful, he says, because it's like a roadmap "which doesn't differentiate between a highway and a gravel road."

Maps like this, which Walker laments are all too common amongst US transit systems, put the onus on the rider to first figure out what routes get them to where they want to go, then consult a complicated schedule to find out how often it runs.

Instead, he said, the map's design should make it as easy as possible on the rider by displaying routes based on frequency. Routes with the most frequent and round-the-clock service "should scream out at you," he insisted. For example, putting routes in a different color would let riders know at a glance if they could easily jump on board and not bother with a timetable.

Poor map design and inscrutable signpost information cost more than just riders. In some cities, it's become so frustrating that officials have thrown up their hands and turned to another form of transit altogether. Walker finds that unconscionable: cities shouldn't build streetcars or new bus systems simply because the existing system is incomprehensible. He pointed to the DC Circulator as a prime example of unnecessary duplication that squanders public resources that would be better spent making the most-used Metrobus routes more frequent and user-friendly.

His point about circulators is instructive for Tysons Corner, where five are planned. Walker says when good bus service is already there, adding circulators can be redundant and wasteful. In Canberra, Australia, planners faced with a similar situation saved lots of money by choosing simply to rebrand a section where many existing bus lines converged as one cohesive service (the "Green Line") with clock-face regularity.

He acknowledged that streetcars do tend to drive economic development because of their perceived permanence and attractiveness compared to buses. But he urged planners to remember that 50 years from now, any economic development potential today will be distant history, but the travel time riders gain from a bus which can navigate around obstacles will endure. He further cautioned against thinking of laying rails as signifying permanence, since most of DC's original streetcar tracks have been paved over.

Above all, Walker emphasized, transit agencies and the governments that fund them should see their job as enhancing freedom by making as much of the region as possible accessible by frequent, reliable service. The other things transit does, such as spurring economic development, providing jobs, protecting the environment and enhancing social equity, are all secondary to this primary purpose of transit.

If you missed Jarrett last week, you can watch his presentation to the Montgomery County Planning Department, below:

Each design team is charged with coming up with innovative ways to revitalize 3 zones: Constitution Gardens (the area containing the Vietnam Veterans Memorial), the area encompassing the base of the Washington Monument and Sylvan Theater, and Union Square (the Mall's eastern third). The winners of the 8-month competition, now in its final stage, will be announced in a ceremony on May 3. A group of 12 finalists has been selected, 4 for each section.

Three individuals with extensive public space design experience, though not all planners or designers by profession, shared their insights as to what makes a great public space in a January 11 panel talk at the National Archives. They agreed that great spaces must be able to sustain a high level of use over time yet retain the surrounding community's sense of ownership and stewardship.

The challenge at the heart of the treatment of the Mall is that it must be a national symbol, a green space for area residents, and the locus of expressions of the national public mood (celebrations, remembrances, protests) all at the same time. Theaster Gates, a Chicago-based artist and cultural developer, spoke eloquently to this conflict: "America is a very complex place with lots of different people and lots of different interests that would like to see themselves present on the Mall."

An "evolving monument," Gates said, isn't a permanent manifestation of one historical person or event, but rather a constant symbol of the community's mood that is "a carrier of whatever the moment is" and "accumulate[s] multiple stories." Public art or architecture that changes with the times would carry more meaning for people than a statue of, for example, Civil War commander John Logan, whose significance is lost on most who pass through Logan Circle.

The idea of public parks as staging grounds for cultural movements has been tested by the presence of Occupy DC in the city's central public squares. Gates insisted that there is no way to plan a space to accommodate certain types of First Amendment expression, as the very act of planning for them takes away their spontaneity, and thus much of their power.

"No matter how much planning and designing we do, people have the ability to remake spaces," Gates said, as Occupy has done. "Public space has to be able to cradle movements," added Tupper Thomas. "Spaces are defined by how people choose to use them. I don't think you can design niches for resistance," said John Bela.

Three specific precedents for innovations in public parks were discussed: the restoration of Brooklyn's Prospect Park as a popular gathering place, the transformation of Manhattan's High Line from an elevated railroad to a mile-long green space, and the annual observance of Park[ing] Day when on-street parking spaces are turned into temporary parks.

30 years ago, Prospect Park, designed by Frederick Law Olmstead (whose hand is also seen in parts of the Mall, Rock Creek Park, and on Gallaudet University's campus), had become "totally unused" because people were afraid to go on. Tupper Thomas's Prospect Park Alliance engaged in a grassroots dialogue, beginning with door-to-door canvassing, with the goal of getting Brooklynites, some of the country's most diverse citizenry, to love the park again. The park now has more visitors than it can handle, and the Alliance's new challenge is raising enough money to maintain it.

Park[ing] Day mastermind John Bela of San Francisco's Rebar Art and Design Studio spoke to the idea of planning for the sustainability of public spaces as a constantly evolving process. Park[ing] Day relies on a how-to manual with a few guidelines, but beyond that each group can make what they want of it. The most important aspect of the temporary parks, however, is that they have a truly public feel, and are not just extensions of the commercial spaces in front of which many of them are created.

Manhattan's High Line has accelerated the surrounding neighborhood's redevelopment and, because of this, has sparked the interest of other cities seeking to emulate it.

The fact that it took two entrepreneurs to take on the task of remaking the High Line, with initially no help from the city bureaucracy, shows that the traditional planning process is broken, said Bela. Consultants and activists with their own agendas, he noted, too often come to dominate "open" planning processes, essentially drowning out other community voices. To counter this tendency, planners should offer many affected people different levels of engagement in a process to give them more ownership.

It is good that cities are seeking to be noticed for good public spaces, added Gates, but each city should decide what kind of re-use of abandoned urban infrastructure is appropriate to its own context. Thomas cautioned those seeking to emulate the High Line to pay as much attention to community development as to economic development.

"Cities are being determined by what the public realm is," Trust for the National Mall President Caroline Cunningham summarized. In the Mall's case, local residents' desires for a certain type of public realm must be balanced with the nation's need for a place that is "both grand and personal" and evokes the country's history and future, while allowing the people to help shape that future through collective action.

We wound down the banks of Accotink Creek, through quiet woods separating cul-de-sac neighborhoods, and past baseball fields lying in floodplains that seemed hard to access by car. We made our way the north shore of Lake Accotink, pausing at its marina. On the trail's southernmost end, we encountered evidence of both September's flood damage and very recent repairs.

I had planned the route to end at the Franconia station; from there we would take Metro with our bikes back into town. I did so assuming that there would be a sidewalk, or at least a wide shoulder, on the stretch of Old Keene Mill Road between the trail's end at Hunter Village Drive and the turn onto Frontier Drive. No such luck.

Faced with the prospect of pedaling up this hill in the rightmost of four narrow lanes of speeding traffic, we opted to walk our bikes along the road's rocky right edge:

After we finally made it to an area with a sidewalk (albeit a very narrow one), it soon ended as we neared the crossing of I-95. Just past Backlick Road, we reached a point where we had to dodge cars exiting on two rightward on-ramps in order to stay on Franconia Road. We made it.

At the other side of the Interstate, we found sidewalks the rest of the way to the Metro station. But we left with the impression that cyclists are not welcome to actually ride bikes to the southern head of the Cross-County Trail, particularly when coming from Metro.

Not only that, but Old Keene Mill Road's design is highly unsafe for Metrobus and Fairfax Connector riders (never mind that this route doesn't operate on weekends). How is someone supposed to get to this bus stop without jaywalking or bushwhacking?

Fairfax County planners should re-examine Springfield's major arterial roads to ensure that they are safe and accessible to pedestrians, cyclists, and bus riders. Simply adding a sidewalk on this section of Old Keene Mill Road would go a long way.

Besides, if Amtrak is selling almost every seat at its current fare points, there's little economic incentive to lower the fare. Lowering the fare wouldn't sell any more seats since they're selling out already. And it would bring in less revenue.

Capacity: Amtrak simply does not have enough coaches in its fleet to handle the amount of passengers who would want to ride the train if Amtrak fares were comparable to those of curbside buses. Furthermore, there is very little room on the existing railroad to add new trains, particularly at peak hours when tracks leading into New York Penn Station (from New Jersey) are already at capacity with both Amtrak and commuter train traffic.

Giving Amtrak the ability to handle the passenger volume that it could if it were price-competitive with buses would require sustained higher levels of capital investment from the federal government, or from private sector partners, which are absent a strong federal commitment. Unlike highways and aviation, Amtrak lacks a dedicated source of reliable annual funding.

Amenities: Aside from being generally faster (even Northeast Regionals hit top speeds of 125 mph between Washington and New York, while buses never top 80 mph), train travel is generally considered more pleasant than bus travel. Trains offer a smoother ride, more legroom, the ability to get up and walk around while in motion, and on-board food and beverage service. These amenities provide many passengers a justification for paying more than they would to take a bus.

Unlike buses, which operate over highways built and maintained by federal gas tax dollars (along with some general federal and state tax revenue), Amtrak owns its own tracks in the Northeast Corridor and has to bear the full cost of maintaining them, with limited federal assistance. If the bus companies had to pay their full share of highway maintenance, they could not get away with charging the fares they do.

Railroading, by nature, is characterized by high fixed costs. Fixed costs are those that do not vary based on how many people use a good or service (in this case, buy an Amtrak ticket). It will cost Amtrak roughly the same to maintain the tracks, signals and stations on the Northeast Corridor regardless of how many trains run and how many riders use them. Railroad labor costs are also largely fixed. Remarkably, Amtrak nevertheless covers over 80% of its total costs through revenue from passengers, whereas most of the world's passenger train operators fall in the 50% to 60% range.

Despite this, Amtrak trains in the Northeast Corridor actually make an "above-the-rail" profit. Fares bring in enough revenue to pay for operating costs on the Northeast Corridor, though not enough to pay for the maintenance backlog of the corridor.

The need to promote energy efficient travel, lessen highway congestion, and spur the development of walkable, livable communities around train stations are good reasons to encourage greater numbers to use the train instead of flying, driving or taking a bus. Increased federal investment in Amtrak infrastructure and equipment—in the Northeast Corridor and elsewhere—would allow the railroad to increase the frequency, speed and capacity of its trains. This would allow more riders to be carried over the line, thus spreading the fixed costs over more paying passengers, leading to lower fares.

Some form of ongoing public capital investment will be needed to keep the infrastructure and equipment in good shape. Federal funding should come from a dedicated "trust fund" with its own revenue source rather than from a Congressional appropriation, which would make the amount of funding reliable year after year.

If you support higher and more reliable funding for passenger trains as a viable leading choice for intercity travel, join us in the National Association of Railroad Passengers in calling on Congress to fully fund Amtrak and the High-Speed and Intercity Passenger Rail grant program.

Solely based on its appearance, Florida Avenue Park gives off a completely different vibe from nearby Crispus Attucks Park. It is completely surrounded by a tall black wrought-iron fence, with a gate on the east end towards First Street and one on the northwest end towards Florida Avenue. The gates are locked nightly between 9:00 PM and 6:00 AM.

Inside is a basketball court (which is well used), two mostly plastic children's' play structures (not as well used), and a wide pathway lined with simple painted benches (often used by loiterers). While lines of mature oak trees on all three sides provide it with a shady canopy, the concrete, the fence and the overall uninspired utilitarian design make it not as welcoming a space as it should be.

The park was closed last week for renovations which aim to revive the space. Construction—funded by a $1.2 million grant from the DC Council—is slated to last through November 15. ANC 5C and the Hanover, Bloomingdale, and Bates Area Civic Associations were involved in the design process. The latter has even established a subsidiary, Friends of Florida Avenue Park, which will work with the DC Department of Parks and Recreation (DPR) to maintain and plan activities for the newly-refurbished space.

DPR staff who hosted Monday's meeting drove home the message that this kind of community activism will be key to making the park a success. But most of the concerns attendees aired dealt with how to keep certain kinds of people out, rather than how to bring more families with children, young people and seniors in.

Current plans call for the gate on the east end to remain permanently locked, to prevent liquor store patrons from easily accessing the park. But this caused some to worry about being trapped in that corner (where a play area for children ages 2-5 will go) by a threatening person with only one way out. As a solution, one attendee suggested a revolving gate that will allow people to exit, but not to enter—which does not square with the idea of eliminating aesthetic barriers to a welcoming public space.

Other attendees wanted to make sure the park would be well-lit, that metal armrests would be placed on the new benches to discourage sleeping, that surfaces wouldn't be painted but would also be graffiti-proof, and that the perimeter fence be double-fortified to prevent forced entry after hours.

But when it came to actually making the park fun and useful for kids and adolescents and desirable for adults, DPR and the project's landscape architect had more ideas than the attendees. Though the tall fence will remain, lowering the walls and trimming tree limbs will create clearer lines of sight, giving the park a more open feel while allowing police on Florida Avenue to observe activity within.

The play equipment will be redesigned with no enclosed spaces or large ledges—eliminating hiding spaces but also making it more challenging, and thus rewarding, to climb. Space beside the basketball court will be reserved for a community bulletin board and game tables.

But ultimately, it will be up to the Friends of Florida Avenue Park to organize concerts, clean-up days, meet and greets, and other social activities that will allow the community to reclaim the park as its own—ultimately the most effective deterrent to undesirable activity.

While drivers felt the furnace blast walking between their cars and buildings, many cyclists found it easier than expected to embrace to the heat, and learned to enjoy sweat. Bottles of water, sunscreen, loose light-colored clothing, and frequent breaks are all that's needed for bicycling to be all-weather transportation on summer's hottest days.

And it's good that DC-area residents are getting used to it, because summers like this one are likely to become the new normal for our region.

Commissioner protests three-block bike project: One ANC commissioner is fighting a lonely battle against DDOT's effort to help cyclists traverse R Street NE in Eckington with sharrows and a one-block contraflow lane.

Improve campus life to fix Georgetown town-gown relations: Making the campus a more attractive place for students to live, rather than simply requiring all students to live on campus, is the way to ease worsening tensions between Georgetown University students and neighborhood residents.

Most popular:

Hidden tunnels, bugs and bigamy: Construction workers near Dupont Circle uncover a tunnel dug by a Smithsonian entomologist circa 1910.

Envisioning a better Dupont Circle: Part of our "I wish this were..." series, we look at ways to make the Dupont Circle neighborhood even more of an urban gem. See also parts two and three

"Jackmandered" redistricting puts self-interest over sense: The proposed new boundaries for Wards 2 and 6 serve largely to secure the personal and political interests of one Councilmember.

Determining Metro fare should be simple: Tourists would have an easier time figuring how much they need to pay for a Metro ride if there was a fixed fare for paper farecard users, equal to the peak-of-the-peak fare.

Underground parking enables better public spaces: Putting parking underneath buildings, roads and parks accommodates drivers while allowing room for better land uses.

Map contest winners, part 5: One contestant innovates by showing "spurs" at key turning points, such as Silver Spring, along with including Amtrak, MARC and VRE lines.

Other posts:

• Park trails can increase bike usage east of the river
  
• DDOT posts CaBi under- and over-utilized station map
  
• As urban center, New Carrollton faces uphill battle
  
• Map contest results, parts 1 and 2.
  
• Remove rush-hour parking, or allow parking all the time?
  
• On the calendar: Streams of consciousness
  
• Enjoying the Flickr pool in the park
  

The event was sponsored by Friends of Rock Creek's Environment (FORCE), a 6-year-old nonprofit that works to protect water quality in the Rock Creek watershed (area in which all rain that falls flows into Rock Creek and its tributaries), which covers much of the District and Montgomery County and is part of the greater Chesapeake Bay watershed.

Along with coordinating hands-on cleaning and maintenance of the creek and its surroundings, including the removal of invasive plant species, FORCE works in the political arena for policies to curb the less visible forms of water pollution caused by a variety of human activities, and encourage "river smart" home and landscape designs that minimize stormwater runoff.

FORCE is one of several water quality protection organizations serving greater Washington. Others are the Anacostia Watershed Society, Potomac Riverkeeper, Friends of Sligo Creek, and the Chesapeake Bay Foundation. All are deserving of your support, as polluted local waters come back to bite us in many ways.

What remains of the national passenger train network, albeit skeletal compared to what it was and what it should be, exists largely thanks to the efforts of grassroots advocates who understand trains' superior energy efficiency and the importance of having balance and choice in the American transportation system.

The National Association of Railroad Passengers organized in 1967 and built a broad coalition that lobbied successfully for the passage of the 1970 law that created Amtrak. NARP and its allies have successfully fought further contraction of the system ever since, and are now building support for long-term, dedicated federal funding for intercity passenger rail—something highways and aviation enjoy, while Amtrak has had to fight for its small share of general funds in every year's appropriations cycle.