Posts about McMillan Site

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.

DC's Home Rule Charter states that each SMD should contain approximately 2,000 people, recognizing that it's impossible to reach that number exactly. This plan has so many SMDs that aren't even close. Thomas' plan appears to reduce the SMD containing McMillan to about 30% below standard.

It's impossible to precisely quantify that population would be, because its lines split up a block, and the Census doesn't report population in more detail than an individual block. Therefore, potentially as few as 1,399 (and as many as over 2,200) live in the critical SMD where this development is proposed.

It also carves McMillan away from the rest of Bloomingdale (its home neighborhood), Eckington, Truxton Circle, and Hanover-Bates. This will dilute the ability of these residents to make their voices heard regarding the largest development project in their immediate area.

Perhaps it is a coincidence, but the clearest and most defined opposition to the proposed McMillan development has coalesced in these neighborhoods, which the latest Thomas plan now puts in a separate ANC.

The latest Thomas plan moves the McMillan Sand Filtration Site into an ANC consisting in large part of the Armed Forces Retirement Home and the Catholic University of America. That is, McMillan will be in an ANC that is less-densely populated, with much of its population in essentially gated, private communities that lie relatively far geographically from the McMillan site and that will likely have less concern for the direct effects of what happens at McMillan.

Single member district size is another critical shortcoming in this plan. There are 38 SMDs in the plan, and more than half of them (20) have populations more than 10% above or below the ideal size of 2,000 people. The largest, in Carver Langston, is nearly 40% larger, with a population of 2,796. Meanwhile, the smallest, containing the Armed Forces Retirement Home, has a population nearly 55% smaller (917 people). These numbers make it impossible for an individual's vote to carry equal weight in the political process as every other vote in the ward.

Both Thomas' and the task force's plans fail to link communities with common goals and interests and distort voter power. Tomorrow, we'll present a neighborhood-centered alternative.

Meanwhile, if you want to weigh in on redistricting, the Bloomingdale Civic Association is holding a meeting on the issue tonight, November 1, 7:00 pm at St. George's Episcopal Church, 2nd & U Streets NW.

Charlie Richman of the Office of Planning sent us a clarification:

We think it's important for your readers to understand that redistricting plans aren't considered by the DC Office of Planning at all. That is for Council to do. Our role in this is purely technical. We review proposed legislative language provided by the Task Forces (or Council) and verify that the lines on the maps we use reflect that language accurately. Often we discover that this can't be done because the language isn't clear or consistent, and we work with the authors of that language to help make it clear and consistent. Once the lines are drawn, we report to Council on how many residents would be included in each proposed SMD and ANC. Ultimately final SMD and ANC boundaries are the Council's decision. OP's role is to provide technical support to Council in arriving at whatever decisions they deem best.

Though the top of the McMillan Fountain had been restored to the reservoir grounds, a Bloomingdale ANC commissioner told me the base of the fountain was in the woods in Fort Washington along with the remains of the fountain that stood at the center of the now-razed Truxton Circle.

I went to Fort Washington in search of these discarded works of art. I asked a park ranger where the fountain was and she drew me a map, saying that it stood in the park's "dump" and partly behind a fence.

I went to the picnic area nearest the site and walked into the woods a short distance where I found a fence. Behind it stood piles of bricks and other discarded building materials.

Beside the site is a dugout that serves as the back court to Battery Emory, a concrete gun battery built in 1898 to protect the capital city from enemy ships.

As I passed through the unfenced dugout, I immediately spotted few granite blocks that served as the cornerstones of the base bowl. Though they are strewn about the ground, a 1912 photograph can help us identify what pieces went where.

The elements of the fountain were stacked like totem pole. The bottom element features carved classical allegorical heads from whose mouths water gushed into the carved bowls below.

The next element of the stack is the fluted base to the top bowl.

Several other large granite stones are stacked and marked with numbers, presumably to help in reassembly.

The site also contains the rusting remains of the fountain that stood at Truxton Circle, which formed the intersection of North Capitol Street, Florida Avenue, Lincoln Road, and Q Street. The circle was built around 1901 and the fountain installed there originally stood at the triangle park at Pennsylvania Avenue and M Street in Georgetown.

A newspaper at the time described it as one of the largest fountains in the city. The circle was removed in 1940 to ease the flow of commuter traffic. At that time, the fountain, which may date to as early as the 1880s, made its way to Fort Washington to rust in the woods.

The fountain was also noted for the metal grates that stood near its base. Now these grates sit rusting in the woods.

If you want to see the fountain remains for yourself at Fort Washington National Park, go to picnic area C. Beyond the end of the parking lot is a restroom building and behind that is the fountain "graveyard." A fence encloses part of the site, but you can enter through the large gap down the hillside.

Rather than tossing aside our city's artistic patrimony, we should aim to restore these treasures to the neighborhoods from which they came. Public art is part of what differentiates cherished neighborhoods from unmemorable places.

These works remind us of the accomplishments and civic-mindedness of generations past and urge us to carry on the tradition of civic improvement for generations to come.

Cross-posted at Left for LeDroit.

Beneath the grassy fields visible from the surface there are 25 acres of underground concrete chambers, where the process of water purification was carried out.

Before water could be purified, it had to be delivered to the reservoir. It is still delivered in much the same way.

Water flows through aqueducts all the way from Great Falls to the Dalecarlia Reservoir, and then to the Georgetown Reservoir. From there water flows from the "castle" on McArthur Boulevard NW, at the reservoir's edge, through an arrow-straight tunnel to the pumping house on 4th Street at the McMillan Reservoir.

The reservoir, which is still active, opened in 1902 and is actually a dammed stream valley. The streams that used to flow here eventually formed Tiber Creek, which ran along what is now Constitution Avenue toward the Potomac.

Since the reservoir stores untreated river water, the water must be cleaned before it can be distributed to residents' taps.

At the turn of the 20th century a debate ensued regarding the best way to purify water, between proponents of chemical purification and slow sand filtration. Slow sand filtration won out, and Congress provided money to build a sand filtration plant for DC.

The process of slow sand filtration is pretty simple. Water fills a cell that contains 2 feet of sand sitting at the bottom. The water percolates through the sand, which traps contaminants. When the water reaches the floor under the sand, it is clean. The water then exits the cell and is distributed into the city's pipes.

The sand itself required routine cleaning to remove the contaminants. Clean sand was stored in the concrete silos that still stand in rows on the site, visible above ground.

Workers replenished the cells by dumping clean sand through access holes on the roof of each cell. You can still see the circular access covers from the street, and even from satellite photos.

This early photo shows fresh sand recently dumped into a cell.

Regulator houses such as this one contained valves for controlling the flow of water through each cell.

Senator James McMillan (R - Michigan), famous for his ambitious McMillan Plan to beautify Washington, proposed turning the ground level of the filtration site into a park. The idea found support, and a park was later designed by Frederick Law Olmsted, Jr.

The park unfortunately closed to public access during World War II, but many of the original park lamps, walkways, and staircases remain.

In the 1980s the US Army Corps of Engineers built a more modern rapid sand filter adjacent to the reservoir, west of 1st Street NW. With the new rapid filter in place, the old slow filters east of 1st Street became obsolete. The western section of the site still holds the active open-air reservoir and rapid sand filters that today supply clean water to much of Washington.

The western section containing the active reservoir and water treatment plant is closed to the public. What's most unfortunate is that the western section also contains the most notable feature of the old park.

Shortly after Senator McMillan's death in 1902, Congress and donors from his home state of Michigan honored the senator with an ornate fountain adorning the park that bears his name. The 1912 fountain, designed by Herbert Adams, contains a bronze sculpture of 3 nymphs on a pink granite base.

In 1941 the fountain was dismantled, left in storage, and mostly neglected. In 1983 the top portion of the fountain was moved to Bloomingdale's Crispus Attucks Park, and in 1992 that section was moved again to its current location at the active reservoir site, where it is locked away from public access.

One can still see the top portion of the fountain by glancing through the fence on 1st Street NW.

The base of the fountain is today somewhere in Fort Washington National Park, in Prince George's County. Perhaps someday the District, the federal government, and neighbors can raise the funds to reunite and restore the fountain for public enjoyment.

Cross-posted at Left for LeDroit.

The design team presented three very basic plans, all of which include a mix of retail, office, open space, row houses and multi-family residential (condos, apartments and/or senior living). Reflecting community feedback, the taller office buildings are located to the northwest corner of the site, near First Street, NW and Michigan Avenue. The plans call for lower buildings and setbacks in the east to match the row houses across North Capitol Street in Stronghold.

All plans include a grocery store, likely facing North Capitol with parking on the roof or below ground, as well as probably some protected angled or parallel parking, like on Connecticut Avenue in Cleveland Park. Developer Jair Lynch, however, offered some words of caution in his remarks on the grocery store. Comparing statistics of Bloomingdale and surrounding areas with Georgetown and Barracks Row, he made the case that the site is not yet at the point where locating a grocery store there would an obvious choice for a retailer based on include median income, dollars per mouth spent on groceries, and dollars spent dining out.

A representative of DC's Office of the Deputy Mayor for Planning and Economic Development assured one group that there would be space for community activities in the site as well, probably located within the retail areas.

The southern half of the site will have approximately 150 row houses and open space, the configuration of which was the focus of much of the discussion. Residents voted with stickers on sheets of paper to indicate what they'd like to see reflected in the final design.

Popular choices included an "outdoor amphitheater, rain gardens/stormwater management, reuse of silos/cells, [and] relocation of [the] McMillan fountain, reported @evoque. One group, apparently unsatisfied with the choices, created an additional choice, "MUCH more open space," which received a good number of votes/stickers.

Talk of "daylighting" Tiber Creek, which runs dozens of feet below the southeast corner of the site, seems to have been deemed unworkable, although water features that recall the creek were discussed.

Area residents seemed split on how to configure the row houses and open space. Some prefer houses on the south portion of the site, in order to continue the Bloomingdale neighborhood, others would like to see the open space separate the new from the old, to delineate the difference between traditional Bloomingdale and the historic McMillan site.

The most iconic element of the McMillan site is the silos and the two brick "service courts" that surround them. All three designs seem to using the north court for a driveway, while keeping the silos. The south court seems to be destined to be more open, probably integrated with adjacent open space.

Again reflecting community feedback from prior meetings, of some of the underground historic cells that once housed sand that filtered DC's water will be preserved and possibly integrated with open space or used for retail.

Each cell is about an acre, or about twice the square footage of the entire Spy Museum. The general talk seemed to be around preserving two or three of the approximately 25 cells on the site.

Residents seemed to appreciate this open, collaborative process, but at times displayed disdain that so much of the site (approximately two-thirds) would be used for new buildings. Other lingering criticisms of redevelopment include the increased traffic the development is sure to bring and storm water runoff issues, because Bloomingdale has a history of flooding downstream of the site. It also remains to be seen what effect, if any, the transfer of power to Mayor-elect Gray would have on site plans.

The next and final community meeting is set for Saturday, December 4th where presumably more detailed plans will emerge.

Byrd and Bell hosted a series of "design salons," at which their only goal was simply to listen to whoever came to share their ideas. They will formally present the findings from all of the salons to the community on Saturday, November 6th, at St. Martin's Church at North Capitol and T Sts. NW. I attended the last salon of the series, held this past Monday evening at the Big Bear Cafe.

There is broad consensus that a significant chunk of the 25-acre rectangular parcel should be open greenspace. Many felt that a green corridor that welcomes pedestrians and cyclists should be the center of the new "village," recreating the sense of contiguous green that was part of the McMillan Commission's original vision. Most also feel that a mix of housing and retail is also desirable, but simultaneously don't want to see something imposed upon the neighborhood that is out of keeping with the architecture and scale of its surroundings.

Bell and Byrd have heard a plethora of creative ideas, from having all the restaurants in the development use food grown on-site, to all sorts of uses for the cylindrical sand bins that sit there as remnants of the water purification plant. Many brought up the idea of daylighting a now-underground creek that flows across the site's southeastern corner and making it a focal point of the new neighborhood.

Using a chunk of the site for solar power generation is another possibility. It is also likely that the project will make use of sustainably-sourced building materials and energy and water-saving design techniques.

VMP is still faced with the substantial task of allaying neighbors' concerns about what the new facilities will bring to the area, primarily car traffic. Many development supporters insist that the project include improved transit service. While a planned Michigan Avenue streetcar line would connect the site with the Red Line at Brookland, the construction is likely to be finished well before streetcar service begins operation.

In the meantime, VMP could sponsor shuttle service to the Metro (a la the H Street Shuttle to Gallery Place and Minnesota Avenue Metros), and could offer incentives for bicycling, including bike valet service and a Capital Bikeshare station or two. WMATA should also consider increasing the frequency of the 80 and H-series Metrobuses that serve the area. Of course, some additional parking will also be necessary, hopefully in the form of underground decks on the outer edges of the site.

I left the design salon with a high degree of confidence that something great will become of the long-dormant McMillan site. This process shows that an organized neighborhood that is willing to cooperate with developers and the city government can exert a positive influence on the shape of new development. The community's involvement will almost surely be reflected in a place designed to complement and augment both its natural and human-made surroundings.

"It's a site of potential national prominence that deserves a world-class development: something people are drawn to and inspired by," said northern Bloomingdale resident and salon attendee Todd Crosby. "It can have retail and residential, but it should be a place for building community pride and city identity."

Let us seek such a transformation of this unique property, incorporating the historic structures, resurrected creek, and future streetcar station into a model for durable design that effectively blends the public and the private and harmonizes buildings with the landscape.

Finally, planners will present their final concepts for reusing much of the Walter Reed site. The details have already been reported, including a number of nonprofits and a good amount of retail which the local ANC nonetheless opposes. The Post has a map. And how much parking will it need?

Meanwhile, planning for another large parcel of land in DC's northern section is just getting started: the McMillan Sand Filtration Site at North Capitol and Irving. Stalled for a while due to the economy, the developers are starting a series of public meetings Saturday at 10 am. I'd expect the community opposition to building anything to come roaring back in force, so if you live nearby, stop by to weigh in.

Speaking of community controversy, the debate over a Lincoln Park CaBi station will feature prominently at the local ANC's meeting on Monday. A lot of us were unhappy DDOT's bike planners simply deleted the station from the map after a few people complained instead of soliciting input from others, many of whom were excited about the station.

Now, the ANC is giving everyone that chance, at 7 pm Monday at Capitol Hill Towers, 900 G Street, NE. If you support the bike sharing station (or if you don't), show up to make your voice heard. Otherwise, DDOT will likely decide based on the opinions of others.

Wednesday is another bevy of community presentations on local projects for residents of the upper half of DC, this time about streets in upper Northwest and upper 14th. West of Rock Creek, DDOT will present its findings on its Rock Creek West II Livability Study, which looks at transportation safety on key streets. East of the park, the Office of Planning will discuss retail revitalization on 14th north of Spring Road.

There's also a public forum on Maryland transportation priorities at 2:30 pm at SHA's headquarters district office in Prince George's, but based on the time of the meeting, SHA doesn't seem to really want you to go.

After all those meetings, it's time for some fun. The NoMA BID and Dandies & Quaintrelles (who ran the Seersucker Social) are holding a Retro Day as part of NoMA's three-week public festival Zestfest. Retro Day, on Friday, October 22, features a classic bike show, badminton, and a Beatles rock band at the Loree Grand, 2nd and L Streets, NE. We hear Tommy Wells is going to be one of the judges of the retro bike show.

And the next day, tour DC's West End neighborhood in the lastest CSG walking tour. It's Saturday, October 23, 10 am at the Trader Joe's. The tour will show off a number of exciting developments, a gas station with a green roof, and even the place Michael Jordan once lived.

If you live in Northern Virginia and are wondering why there aren't more events in your areas on the calendar, you've got one: the Northern Virginia Streetcar Coalition annual meeting, Thursday, October 28 at 7 pm at NVCC Alexandria.

But if you'd like to see more Northern Virginia events on our calendar, or more of anything, submit them as tips or email tips@ggwash.org and we'll add them.

For the cloverleaf itself, the study doesn't choose between the three options, the parkway/memorial, the circle, and the "four corners." I recommended the circle, which has the most development potential ($188 million) but also the least parkland (2.7 acres). The cheaper "four corners" option, with 10 acres of parkland, splits it into four pieces with a major road cutting through, and the parkway/memorial option is both the most expensive and the least likely to develop a usable sense of place.

The study team also looked at the possibility of realigning North Capitol to follow the straight axis from the Capitol. A realigned North Capitol could become a main street for the new AFRH development instead of having it turn its back on the street. However, they determined that it's infeasible because of historic buildings a cemetery, and part of AFRH's grounds in the way, and the fact that the AFRH planning has already progressed very far. An at-grade intersection at Irving and North Capitol was also rejected because of traffic volumes.

I'm also curious if the study team evaluated having both roadways pass underneath the circle, meeting at a traffic light underground while turning cars still use the circle. I've always wondered if that would improve Dupont Circle. It would slow traffic passing through somewhat, but since cars wouldn't have to wait for left turning movements, would delay drivers far less than a regular at-grade intersection.

The "memorial" design looks too much like the Kennedy Center's "ramp spaghetti" and other contemporaneous designs that aren't really pedestrian-friendly. That design creates a park that would serve the AFRH development well, but cuts the park off from the other sides. One day, the VA Medical Center or the houses to the southeast could become more walkable in design, and the interchange should not hinder that possibility. Likewise, residents of the future McMillan site development should be able to walk to this plaza without passing over and under ramps clearly designed for vehicles above all.

The "four corners" is okay, but the park is either too small or too large. If built, the ring of buildings cuts off the parks from the roadway, decreasing "eyes on the street" and making the park into more of a courtyard for the buildings. Without the buildings, it's just a larger version of the circle with an uncrossable road cutting it in two. There are no crosswalks on North Capitol in the middle, meaning people will have to walk all the way to one end to cross, or dash dangerously across midblock.

The study also briefly considers Irving and North Capitol outside the cloverleaf. It recommends redesigning North Capitol into a greenway with a median and hiker-biker sidepath north of the cloverleaf, and into an urban boulevard with wide sidewalks and off-peak parking south of the cloverleaf. Other recommendations include reducing travel lanes on Irving to add a bicycle lane, and removing the "slip lanes" to make the intersection of Michigan Avenue and Irving Street a more pedestrian-friendly, 90-degree standard intersection. To help drivers, it recommends widening Michigan Avenue slightly at 1st Street, NW to lengthen the turn lanes and add protected left turn phases to the traffic lights.

All of the designs show potential locations for stops on a future Irving Street transit line. For now, that could mean a rerouted H bus or a future Circulator, but in the future this corridor should get light rail or a streetcar running from Woodley Park to Brookland. Metro is also considering giving it the "Priority Bus Corridor" treatment like 16th Street or Georgia Avenue; the 80 bus on North Capitol is already on the priority corridor list, though at the very bottom.