Posts about Friendship Heights

The Laurel Macy's has managed to remain open for years despite much of its host mall being shuttered. That store would likely have closed years ago if it wasn't making money, especially in the wake of the Great Recession.

Similarly, if it had not been profitable the White Flint Bloomingdale's would have closed in 2007 when another location of the luxury retailer opened a mere 3 Metro stations away.

Within the Favored Quarter, the most economically competitive and healthy part of our region, only the largest and most dynamic enclosed malls are continuing to thrive. The rest are slowly dying.

In Maryland, Montgomery Mall is the most vibrant, while in Virginia the Tysons cluster reigns supreme.

When the White Flint redevelopment plan was approved in 2010, it provided the owners of White Flint Mall the opportunity to earn a healthier profit by giving the market more of what it wants: walkable urbanism.

Elsewhere in the region the malls are doing as bad or worse. Most have either closed or are in the process of being converted to walkable town centers.

Arlington has had success turning the area around its two enclosed malls into mixed-use towns, first at Ballston and now at Pentagon City, where the process is still under way.

In Fairfax, Springfield Mall is slated for redevelopment, and Fair Oaks Mall is actively considering a mixed-use future.

In Prince George's County, the area around the Mall at Prince George's (formerly Prince George's Plaza) has been undergoing a process similar to Pentagon City. At Bowie Town Center, County officials are looking at adding more entertainment and housing options.

Meanwhile, urban shopping areas that I mentioned three years ago have increased in prominence:

In the District of Columbia, there are four shopping districts that support clusters of national retail chains that are usually mall-based: Downtown (Old Downtown clustered around Metro Center), Connecticut Avenue between Farragut Square and Dupont Circle, Friendship Heights, and Georgetown. Columbia Heights is emerging and has a different mix of retailers.

Silver Spring's retail is more vibrant than ever. The space vacated by Borders was quickly filled by Smart Toys. Bethesda and Clarendon are continually adding to their mixture of chains and smaller upscale retailers. Wheaton is a work in progress.

Even outside the Beltway, urbanism is catching on. Rockville Town Square and Gaithersburg's Washingtonian Center are growing, and National Harbor is setting the standard for Prince George's County. Two decades ago, all those developments likely would have been enclosed malls.

While purely car-dependent malls aren't going to go completely extinct, they are becoming far more rare. In the future, it is likely the only enclosed malls that remain will be the largest super-regional "winners" inside the Favored Quarter. Meanwhile, no new malls are planned.

As the 21st Century continues, both living and dead mall sites will be either be completely redeveloped or will evolve into mixed-use walkable urban places. Retailers will continue clustering at transit-oriented, walkable urban locations, both downtown and at new suburban "uptowns."

The E6 carries an average of 373 riders per day, according to WMATA, and eliminating the route would save an estimated $385,000. To replace the Knollwood portion of the E6, Metro would extend the M4 along Western Avenue to Oregon Avenue. Most residents testified in support of the E6, and a small number spoke about changing or eliminating the N8. No one spoke in support of the N8 as is, and no one spoke on the proposed K1 or V8 changes.

Cheh, Bowser, and others testified that the E6 serves upper Connecticut Avenue and Friendship Heights, both important commercial and medical destinations for seniors. They argued that cutting the E6 would hurt local businesses and burden seniors trying to reach doctors' offices.

Knollwood employees also use the E6. One resident said the M4 begins too late in the morning for staff members to arrive on time. The M4 terminates at Tenleytown and residents connecting to Friendship Heights would have to transfer to the 30s, take the Red Line one stop, or walk down Wisconsin Avenue. Although they are close, the extra commute time and walk to Friendship Heights would unfairly burden seniors and disabled riders. Several residents said shifting ridership to the M4 would create significant overcrowding and slower service.

One Barnaby Woods resident said the neighborhood is wealthy and many residents have cars. If Metro were to eliminate the E6, he would simply drive instead. The E6 is the only transit connection for many Chevy Chase residents, and some said eliminating the service would effectively isolate this section of Upper Northwest.

Metro's budget gap is $66 million. Cutting the E6 would only save $385,000, a tiny portion of this gap. Certainly, if this argument were made for every cut, it could cumulatively fail to close the gap. But because this route provides direct transit access for seniors, it is not a wise choice. Cheh indicated at the end of her testimony that the Committee on Transportation and Public Works may have found additional funds to save the E6.

The committee report does identify sources of revenue to help fund the District's WMATA subsidy, and perhaps some of this money could continue to fund the E6. Metro is considering asking the three jurisdictions for more funding.

Some residents also spoke about the N8. The N8 runs eastbound on Yuma Street from 49th Sreet to Tenley Circle. Metro estimates an average daily ridership of only 300. Eliminating service on this route would save an estimated $516,000.

Yuma Street residents are concerned that the street is too steep and with low ridership, N8 drivers often speed down Yuma, making it dangerous for children and other pedestrians. One Yuma Street resident joked that more people had spoken to save the E6 route than ride the N8.

An American University student did speak in support of the N8, saying it helps students living in Glover Park travel to AU. She supported moving the N8 off Yuma to create a more direct connection to AU, but said the route should stay.

No one spoke on the K1 or V8 routes.

In addition to public testimony on the proposed service changes, Metro officials gave a short presentation on the FY12 budget and took questions from the audience. Residents asked about customer service and problems with the weekly bus pass.

Several residents said they have had negative encounters with bus drivers and station managers, including problems using the 7-day bus pass. WMATA CFO Carol Kissal said the agency had fixed the bus pass issue and apologized for poor bus driver service. Kissal said customers will be able to load their SmarTrip cards online this summer.

Few at the meeting spoke about extending weekend rail headways, though one man commented that stopping weekend rail service at midnight would be a mistake. A representative from Amalgamated Transit Union 689, which represents Metro employees, said the union opposes service cuts because it will hurt bus and rail operators.

The WMATA panel included General Manager and CEO Richard Sarles, WMATA board members Tom Downs and Mort Downey, and Barbara Richardson, Assistant General Manager of Customer Service, Communications and Marketing at Metro. The agency held two hearings each in the District, Maryland, and Virginia. The entire docket, including all proposed bus and rail service changes, is available here.

They helped elect Mary Cheh as the ward councilmember, who deserves unhesitating reelection. They have also won many ANC seats in neighborhoods across the ward, and we hope their numbers grow this year.

We support Tom Quinn, one of the leaders of the Ward 3 Vision smart growth organization, who is running in an open seat in 3E04. That district covers the eastern side of Wisconsin Avenue from Brandywine Street to the Maryland line. His opponent, Sally Greenberg, was the chosen successor to previous anti-smart growth commissioner Lucy Eldridge.

Jonathan McHugh is challenging the problematic incumbent Beverly Sklover in AU Park's 3E01. Sklover has opposed many smart-growth projects on the grounds of insufficient transit and then opposed transit to those same areas.

Also for their smart growth support, we prefer Mike Siegel in the open seat for 3F01 around UDC, and Fenty Ward 3 coordinator Petar Dimtchev against incumbent Ann Haas in Foxhall Village's 3D09. Update: Adam Tope, the other candidate in 3F01, has responded with more details of his views. We encourage voters to read that and make up their own minds.

Staunch smart growthers Jonathan Bender in 3E03 on the west side of Wisconsin Avenue in Tenleytown and Friendship Heights, and Sam Serebin in 3E05 northeast of AU, are both running unopposed.

At American University, two students are trying to gain representation on ANC 3D, which often takes positions on the school's plans without representation from its students. Current 3D chair Tom Smith successfully challenged both students off the ballot (huge PDF) in his own district of 3D02 and the adjacent 3D07.

Smith originally ran on a smart growth platform but quickly flipped his support to align with antis on most issues. We encourage residents to write in AU student Tyler Sadonis for 3D02, which includes the northern half of AU and the blocks to the northwest, and to write in Deon Jones in 3D07, the southern half of AU and blocks just to the south up to Nebraska Avenue.

Anne-Marie Bairstow is a terrific chair of Woodley and Cleveland Park's ANC 3C. She is a member of the DC Pedestrian Advisory Council, a strong ally of pedestrian safety, healthy business, and smart growth, and a regular reader of GGW. She is a terrific example of what a good ANC commissioner should be and we heartily endorse her reelection in her Woodley Park 3C03 district.

She faces an opponent, Matthew Kozik, who quotes Greater Greater Washington on all points of his transportation platform. Were Kozik running against almost any other commissioner we would eagerly cheer his candidacy, and hope he will continue to get involved in the neighborhood. Perhaps he will get redistricted into a different SMD for 2012, at which point we could get both Kozik and Bairstow on the ANC.

Jackie Blumenthal, the incumbent in Glover Park's 3B02, has supported streetcar and bike lane resolutions in a neighborhood that needs better transportation, and deserves reelection. We are also excited about having occasional contributor Ben Thielen serve on that ANC; he is running unopposed in an open seat on the adjacent 3B01, centered around Tunlaw Road.

Gray is also very excited for the potential of "downtown Ward 7," the corner of Minnesota Avenue and Benning Road, to become a walkable hub for the surrounding neighborhoods (complete with streetcars!) His approach and that of Mayor Fenty may differ a bit only in implementation: Gray's approach is to plan then act, while Fenty's Office of the Deputy Mayor seems far more focused in simply closing real estate deals.

Sometimes getting the deal done moves the ball forward more than a plan, but when buildings last for 50 years or more, moving hastily can lock in bad design for a generation. In Ward 7, the Donatelli development at the northwest corner of Minnesota and Benning has shaped up to be a real disappointment even in ways that have little to do with the economy. DMPED chose Donatelli's plan despite community consensus around another bid. DMPED also plunked a parking lot down at 5th and I and totally blew it with the Tenley Library.

On development, Gray's approach will be to create a good plan and hear out all the opponents before moving ahead, while Fenty's approach has been to move ahead without any plans or much listening. Here, both approaches have merit, and I'd give a small edge to Gray's. Perhaps some bold planning and community engagement could have resulted in improvements along the Wisconsin Avenue corridor, where recent development has more often produced a boring low-scale bank rather than anything transformative.

But as one Smart Growth proponent recently pointed out, we are fortunate. We have two candidates who have made a clear commitment to many parts of a Smart Growth vision. They'd implement it with different styles and might focus on different elements, but four years from now, there will be more housing opportunities near commercial corridors and Metro stations regardless of who is Mayor.

Fenty and Gray share a lot of other policy ideas as well. Education reform? Fenty's for it. Gray's for it.

Next: But what about streetcars?

One potential site for a bus garage at Walter Reed. Images combined from WMATA and DMPED.

Alternately, WMATA has made some sketches of a bus facility that could front onto Georgia with a more attractive facade. However, putting it farther west seems to make the most sense.

The best aspect of this option is that it could return two significant parcels of land in dense neighborhoods back to the tax rolls. DC can't get tax revenue from Walter Reed itself, but it can get some from the Northern and Western garage properties. WMATA would sell those properties and use the money to fund the new garage, and DC could get stores, apartments and townhouses right on the growing northern 14th Street commercial corridor and atop the Metro in lively Friendship Heights.

If WMATA doesn't get to do this, they'll have to invest substantial resources into rehabilitating the existing garages, ensuring those stay where they are and annoy neighbors for another generation.

WMATA's long-term bus plan calls for closing Northern in 2014 and rehabilitating it until 2016. WMATA would temporarily move Northern's bus operations to the DC Village facility in Southeast DC, which will replace the Southeastern Bus Garage that closed in 2008. DC Village is scheduled to open in 2012 and will have enough capacity to handle the buses at Northern. However, WMATA will have to spend millions of dollars a year in extra fuel and driver pay to deadhead buses from DC Village up to routes in northern DC and southern Montgomery County, which translates into high costs for the local jurisdictions.

Summary of bus fleet and facility growth, from WMATA.

After Northern is rebuilt, they would close Western, shift its buses to Northern, and rehab Western until 2018. All three garages, as well as the others outside DC, are necessary if WMATA wants to have enough buses for the anticipated growth in ridership by 2020.

The Deputy Mayor for Planning and Economic Development is rightly working with residents right around Walter Reed to identify the uses they'd prefer for the site. However, especially for the parcels that aren't immediately adjacent to residents or businesses, they should also consider the bigger picture. A new garage in the interior of the site would help residents in two other neighborhoods without harming the Walter Reed neighbors, bring in more money for the DC budget in the long run, and ensure that our bus service can continue to grow as more and more residents use transit.

The activists opposed to Smart Growth-type development in Tenleytown cite their desire to "preserve the existing zoning." Unfortunately, much of the zoning code was written in the auto era and reflects opinions of the time, like those which led to the North End of Boston being considered a "slum" and the nearby West End being torn down to build the horrendous Government Center.

For example, DC's zoning code, like that of many other cities, requires too much parking. Yet at a recent Zoning Review meeting for parking, whose purpose is to evaluate when and how much to reduce the minimum parking requirements or institute maximums, a community leader from Friendship Heights, Marilyn Simon, attended with the specific purpose of trying to require even more parking for any development.

Whether large or small, her group of NIMBY-oriented residents have power that shapes development in Upper Wisconsin. I wish the best of luck to Ward 3 Vision in their efforts to organize the many community residents who want to see this area around a Metro stop turn into a walkable community with more great restaurants and stores.

Update: Just saw Ryan Avent's take on this (he agrees with Fisher and me).