Development
Leggett's growth vision is not smart at all
The twin plans of Gaithersburg West and White Flint, both currently under consideration in Montgomery County, provide a rare opportunity to compare elected officials' responses to Smart Growth infill plans and sprawl development plans. The White Flint plan would convert the mess of strip malls along that segment of Rockville Pike into a real, transit-oriented, walkable neighborhood. Meanwhile, the Gaithersburg West plan will add large, mostly auto-dependent office parks along a proposed transit line that's unlikely to work well.
We now know where County Executive Ike Leggett comes down: he's a sprawler. Leggett expressed many reservations about White Flint, but came out strongly in support of Gaithersburg West. Ironically, he actually used many of the same arguments to promote Gaithersburg West as to oppose parts of White Flint.
Left: Gaithersburg West. Right: White Flint. Which is really Smart Growth?
| Leggett on Gaithersburg West | Leggett on White Flint |
|---|---|
|
"Will help generate the necessary ridership for the Corridor Cities Transitway ... This plan calls for 30% transit mode share, which is dubious at best. Nevertheless, Leggett praises the development for the potential to support expanded transit with up to 30% mode share. |
30-35% mode share "is too ambitious." The White Flint plan calls for a similar mode share of 30-35%. It's much more realistic because the site is right on the Red Line. But Leggett is skeptical about the mode share target. |
|
"The Corridor Cities Transitway will provide much needed traffic relief to communities along the Interstate 270 corridor." For Gaithersburg West, he says more development coupled with some transit will relieve traffic. |
"This plan has the potential to result in far reaching congestion of arterial roadways." At White Flint, he argues that more development atop existing transit will create traffic. |
|
"A better balance between jobs and housing ... is critical to ensuring a livable community for all. The plan is an example of smart growth." For Gaithersburg West, Leggett supports locating jobs and housing close together. |
"I am also concerned that as envisioned in the draft plan, Rockville Pike will become a choke point and not serve the function it was created to serve as a major artery to and from the District." Yet at White Flint, he sees Rockville Pike as just a way to get people from upper Montgomery County to jobs in DC, not to put new housing closer to those jobs and new jobs closer to existing housing. |
| "The projected annual net revenue of this plan is approximately $31 million." | "The annual net fiscal impact is $131 million [positive]." |
|
"The cost of not approving this plan and moving forward on the fundamental public investments will be enormous." Translation: Approve this plan without delay. |
"We will need to evaluate the value of these improvements with other priorities. ... If not done correctly, [this plan] can leave a legacy of impaired air quality and quality of life." Translation: Be very cautious and deliberative. |
Leggett is entitled to his opinion, but he should stop calling sprawl projects "Smart Growth" while opposing actual Smart Growth. He should also be honest about his vision for the County: extending the 1960s development patterns of office parks with big surface parking lots, large highways and interchanges that divide communities, and very long commutes to work.
 | David Alpert is the Founder and Editor-in-Chief of Greater Greater Washington and Greater Greater Education. He worked as a Product Manager for Google for six years and has lived in the Boston, San Francisco, and New York metro areas in addition to Washington, DC. He loves the area which is, in many ways, greater than those others, and wants to see it become even greater.   |
Comments
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by jcm on Oct 13, 2009 2:00 pm • link • report
by JTS on Oct 13, 2009 2:07 pm • link • report
That's why I think we can never have enough introductions to the basic principles, reasons and evidence for smart growth and walkable urban design.
by Laurence Aurbach on Oct 13, 2009 2:12 pm • link • report
by Bianchi on Oct 13, 2009 2:44 pm • link • report
by Matthias on Oct 13, 2009 2:57 pm • link • report
Here are a few salient facts.
Leggett supports adding HOV lanes to I-270. He also supports light rail on the Purple Line and the CCT.
He regularly abstained from voting on the ICC while on the County Council because he owns property near the road.
He argued for lower impact tax hikes than the Planning Board recommended in 2007. Our impact tax structure provide incentives for building near Metro stations.
He has done little to redevelop Wheaton, the county's best opportunity for mixed-use transit-oriented development.
He recommended cutting commercial space from the Planning Board's Gaithersburg West plan.
He has not taken a public position to my knowledge on Marc Elrich's BRT system proposal.
When looking at his broader record on an array of issues, it's hard to see any consistent philosophy at all, whether pro-sprawl, smart growth or otherwise.
by Adam Pagnucco on Oct 13, 2009 3:24 pm • link • report
by Bianchi on Oct 13, 2009 4:34 pm • link • report
This is a good article because it shows a major problem in politics (and journalism). Politicians have become so well-trained by their spin-doctors that everything they say sounds reasonable and logical. The problem is that it is not necessarily so. And that the public and journalists are not smart enough to see through that.
This is the reason by folks like Rush Limbaugh, Glen Beck, and quite frankly presidents Clinton and Obama are so popular. All of them are able to say virtually anything in a way that sounds perfectly reasonable, logical and straightforward. Until you stop for a moment and think about it. And then you go: "Well, wait a minute. What did you just say? But you said so, but you didn't do so! And what about two weeks ago, when you said the opposite?". [Start Daily Show leader].
Please note that I am not trying to express a political opinion here. I nicely picked two examples from the left and the right - how terribly fair and balanced. The point is not whether you agree with these guys, the point is that all four guys are brilliant speakers. Whatever they say, you are inclined to believe them. But what they say does not necessarily match their promises and actions, past nor future.
by Jasper on Oct 13, 2009 5:24 pm • link • report
by Bianchi on Oct 13, 2009 5:46 pm • link • report
Does it?
we can hold elected officials accountable and respond accordingly by voting.
You can, but do you?
I think its easier to hold local elected officials accountable, like Leggett, then it is national ones.
Why? Some counties are bigger than House Districts.
Anyway, what your saying sounds nice, but it is not happening.
Leggett is a democrat in a democratic district. He will be re-elected whatever he does because whatever he'll say during the campaign will sound nicer and juster compared to whatever his republican opponent will say.
by Jasper on Oct 13, 2009 9:09 pm • link • report
by Bianchi on Oct 14, 2009 10:35 am • link • report
I wonder what Leggett would've said of the blogosphere...
"If you don't read the newspaper, you are uninformed; if you do read the newspaper, you are misinformed." Mark Twain
by jnb on Oct 14, 2009 10:38 am • link • report
@ Jasper, Democrats in Montgomery County do get voted out of office. Just not (usually) in favor of their Republican opponents.
by Miriam on Oct 14, 2009 1:25 pm • link • report
by Jasper on Oct 14, 2009 2:30 pm • link • report
When this thing starts to get built & adds 40,000 jobs and 5-10,000 homes, even with 30% fully attained in mode-share, that's still 28,000 MORE cars on those roads. At 15% modeshare, it's 34,000 more cars per day. Imagine the impact on surrounding communities, schools, roads.
One change needed is a tightening of "incentives" (read: requirements) to employers to guarantee a ridership/trip reduction result, or offset any missed targets with a dissuasive fee.
MDOT wrote a stiff letter to Council Pres. Andrews on 9-15-09, drawing attention to concerns about funding for the FIVE grade-separated interchanges (so very pedestrian friendly!), and the absence of an alignment solution for CCT, of locally-preferred alternative (required), of demonstrated project impacts including cost, environmental, etc. Finally, someone said it out loud: "No clothes!"
Without including the cost of widening Key West to eight lanes (another very ped/bike friendly move), or the cost of needed right-of-way for CCT, MDOT puts the cost of interchanges & realignment of CCT through the "life sciences center" at $1.3 billion.
In case no one noticed, the ICC ate all the money, and is still hungry.
Any crumbs are being claimed by Purple Line & Baltimore's Red Line, both of which are, I think, further along. The chances of all three being funded in one state seem slim, no?
Also if it's a "Life Sciences Center" (LSC) then the Council needs to raise the LSC-related occupancy requirement. It should be about 75%, otherwise we're just opening an(other) upcounty office park.
Finally, Councilmembers Valerie Ervin & Nancy Navarro, district-based members from upper/easter MoCo, sent a letter to Park & PLanning Chair Royce Hanson in July, basically saying "hey, save some of this LSC-jobs-stuff for the LSC-EAST," which is planned for near White Oak. They are right on.
MoCo's east is drowning in housing & starving for jobs; the reverse of the western zone. So why are we shoe-horning this many (more) jobs in this urban node, and parachuting it into a suburban area with inadequate transportation, funding, infrastructure, & school capacity? Why AREN"T we putting it in LSC-East?
Answer #1: JHU-RE. Johns Hopkins Real Estate, Inc. Because they own 107 acres, they want it all there. Largest non-gov't employer in MD. End of story.
Answer #2: Because we lack the imagination to think of a Science COUNTY, rather than a Science City, while asking JHU to sit down now please.
What's your answer?
Diana
by Diana on Oct 14, 2009 2:37 pm • link • report
by Bethesda Boy on Oct 14, 2009 8:12 pm • link • report
1) Your cute little matrix is simplistic beyond belief and way off the mark. Sprawl is what you see in all those “foreclosure farms” in Prince William County, not what the Planning Board is proposing for either Gaithersburg West or White Flint, both of which are great examples of smart growth replacing more auto-dependent sprawl. The County Executive is right to support both. Some of the folks posting on this blog think smart growth is ONLY in D.C., not in the suburbs.
(2) Leggett is right to support both plans, as they will attract a totally different industry sectors and go a long way towards securing our economic future in this County. Do you want this development in Virginia? Well, that's where it will go because Virginia is doing high density all along the Dulles Rail line -- 13 new stations in all!
(3) It sounds from some of these postings that if you were a major biotech firm that needs to do clinical trials at a major hospital, collaborate with university researchers and other major bio-science firms for your next breakthrough, you would want to locate your company at White Flint, where there is neither a hospital nor a research university? That is idiotic. Gaithersburg West is where you already have Adventist Healthcare, University of Maryland, Johns Hopkins, BioReliance, MedImmune and Human Genome Sciences and that is where you would want to be. The industry has said so loud and clear. You guys are way off base and your argument shows that have never run a company, have no clue how site selection decisions are made, and donÂ’t understand the first thing about the bio-science industry or the importance of clusters as an economic development model for the industry all over the world.
(4) What is the basis for your claim about the CCT would not be effective? That is simply not true. Studies already show it would be highly effective and will be ready to start construction in a couple of years, long before any of this planned development takes place.
(5) Since when is increasing the concentration of jobs and housing around new transit stations, in the heart of the CountyÂ’s designated smart growth zone along the 270 corridor, not smart growth? Montgomery County has been doing this for over 40 years! You donÂ’t get it.
(6) The whole point of the new plan for Gaithersburg West is to take an auto-dependent suburban office park, which is exactly what we have today, and transform it into something much more transit-oriented and walkable. I would rather see the new plan with higher-densities and better design, a mix of housing retail and office, adding a new local street grid with smaller blocks and more walkable streetscapes, and all of it is designed around a 5-minute walking radius from 4 new mass transit stations that directly connect to the Red Line and other key centers up and down 270, than continuing the low-density single-use COMMERCIAL zone that is there now. Clearly, the new plan is in keeping with any real practitionerÂ’s definition of smart growth and your position is to continue the outdated sprawl model that is there now. You should replace the image you show here with one that actually reflects the type of community the Master Plan envisions, as you have done with White Flint. Click here to see fact: http://www.montgomeryplanning.org/viewer.shtm#http://www.montgomeryplanning.org/community/gaithersburg/documents/GWMPPBDraft7-30weboptimized.pdf
(7) The picture you show of Gaithersburg West is what it is there now, not what is in the plan (specifically, it is Human Genome Sciences headquarters, one of the leading bio-science companies in the world). Nice try, but thatÂ’s a bit misleading, donÂ’t ya think? Try comparing apples to apples next time.
by Ragozin on Oct 15, 2009 2:20 pm • link • report
by skinsfan on Oct 15, 2009 3:16 pm • link • report
Leggett is a huge disappointment. Can someone primary him?
by Steve on Oct 15, 2009 5:08 pm • link • report
I have not read one story in this blog that made cheap anti-growth scare tactic stories against ALL of the Planned Highway Projects, Sprawling Office and Upscale Retail Growth in Fairfax County, Loudon County, Prince QWilliam County, and Stafford County. Its like the main goal on this Blog is to Chriticize Most if not ALL of the Planned Growth in the Maryland Suburbs.
I strongly Believe that most of the people on here that hate to see The Maryland Suburbs to continue High Tech, Upscale Retail, and Highway Growth is FEAR that Maryland will be more COMPETETIVE against High Tech/Economic Rich Virginia.
The Negative Attitude of the people making bad remarks about Maryland Growth makes me wonder if they are Virginia Tax Paying Citizens.........
by James on Oct 15, 2009 6:30 pm • link • report
-I am reading a Racist tone in the above Statement. Montgomery County is known to be a County full of Closet Racists against African Americans which would explain why there are not any African American Owned/Controlled Businessses and Affluent Historic African American Communities......
by Tom on Oct 15, 2009 6:38 pm • link • report
by Bethesda Boy on Oct 17, 2009 5:17 pm • link • report
First, County Executive Leggett supports the Gaithersburg West Master Plan AND the White Flint Master Plan. To read Alpert, you would think thatÂ’s not the case and you would think that if you support one you cannot support the other. Such thinking is inaccurate.
Master Plans are complicated documents that lay the framework for development over a 20-40 year time frame. Accordingly, care must be given to what goes into them. Master plans should have a vision and address the development elements to implement the vision. County Executive Leggett takes very seriously his role in the planning process and has strengthened the Executive BranchÂ’s approach to Master Plans and land use issues.
Both Master Plans are “Smart Growth,” contrary to Alpert’s basic premise, each in their own way. Gaithersburg West builds on critical biotech assets – including the County’s Life Sciences Center, Johns Hopkins University, and the Universities of Maryland at Shady Grove – and the long planned and awaited Corridor Cities Transitway. And the Gaithersburg West Master Plan considers future development and orients it to and around planned Transitway stops.
The White Flint Plan is appropriately focused on the existing retail uses and shopping centers. It does not have the higher education institutions, hospital and research park that are required for a vibrant life sciences centered community. The White Flint Sector Plan builds on already existing density, empowered by the proximity of Metro and MD355.
Alpert ignores that Leggett has called for a reduction of two million square feet from the Gaithersburg West Master Plan forwarded by Park & Planning. Meanwhile, he has supported the full density called for in the proposed White Flint Plan sector plan. He is however, calling for a balance between density and transportation.
Again, County Executive Leggett supports both the Master Plans – and thinks they ought to be done right. That’s not sprawl. That’s smart – and “Smart Growth.” Pulling quotes out of larger, more comprehensive documents and juxtaposing them into jousting “boxes” is simplistic, out-of-context and misleading.
Check out the County Executive’s more complete views on these issues yourself at www.montgomerycountymd.gov and scroll down to “County Executive Leggett on Critical Land Use Issues”
Patrick Lacefield
Montgomery County Public Information Director
by Patrick Lacefield on Oct 26, 2009 8:49 am • link • report
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