Posts about Montgomery
Big plans for bike routes in Montgomery County are underway, and Silver Spring is a focal point. When one group of neighbors learned that the county is studying the possibility of a new bike lane near their homes—
Sharrows at the intersection of Silver Spring Avenue and Fenton Street. Bike lanes on Fenton could make the area even more bike-friendly. Photo by Dan Reed.
Silver Spring has been designated as a Bike and Pedestrian Priority Area, meaning it's getting extra funding for bike infrastructure improvements. So far this has resulted in plans for separated bike lanes on Spring and Cedar Streets, with construction set to begin this year.
In addition to these and other planned lanes, Montgomery's department of transportation has examined important downtown Silver Spring corridors. For example, there has been mention of studying possible bike lanes along Fenton Street, which could conceivably be implemented in conjunction with a massive PEPCO dig project on Fenton Street that will take place in the next several years.
But even with the study not underway yet, some nearby residents expressed loud opposition to any possible bike lanes. They created a petition with the following claims (all the capital letters are part of the original):
- Not necessary because there is CURRENTLY A DESIGNATED COMMUNITY BIKE ROUTE—
"Grove Street Bike Route"— THAT PARALLELS FENTON STREET along Cedar Street, Bonifant Street, Grove Street and Woodbury Drive.
- A Fenton bike lane REMOVES PARKING and DELIVERY TRUCK LOADING AREAS from the Fenton Village businesses.
- A Fenton bike lane INCREASES MORE UNWANTED PARKING ON NEIGHBORHOOD ROADWAYS (Bonifant Street, Easley Street, Thayer Ave, Silver Spring Ave and Grove Street) because Fenton Village customers will seek parking on the neighborhood roadways adjacent to Fenton Street instead of in parking structures.
- A Fenton bike lane FORCES MORE UNWANTED LARGE DELIVERY TRUCKS, INCLUDING 18 WHEELERS, ON NEIGHBORHOOD ROADWAYS adjacent to Fenton Street for loading / unloading to businesses in Fenton Village.
- A Fenton bike lane INCREASES TRAFFIC ON THE NEIGHBORHOOD ROADWAYS, particularly on narrow Grove Street, a neighborhood roadway outside the Silver Spring CBD.
- The current bike route goes through minor neighborhood streets and consists almost entirely of sharrows since it would never have enough bike traffic to warrant protected lanes. Lanes on Fenton would serve as a much better connector for the Downtown Silver Spring bike network and would also make it easier to get to shops and residences along Fenton.
- There are four public parking decks and three public lots within a block of this route, in addition to adjacent private lots for shoppers. We should definitely work to develop strategies to better direct people to parking if that is a concern, but there is no shortage of parking. Moreover, MCDOT plans to carry out a parking study to identify any issues with parking in and around the Fenton Street corridor, with any findings informing the ultimate proposal.
- Parking in nearby residential neighborhoods is easily addressed with neighborhood parking permits, which Montgomery County seems to enforce quite well. East Silver Spring already has such a system, and it seems to work smoothly.
- We should definitely have a discussion about how best to accommodate delivery trucks, but there's no need for that to start with "NO BIKE LANES!!"
- Fenton is already quite congested at rush hours, and it's not at all clear how bike lanes would divert more traffic. More importantly, MCDOT plans to carry out a traffic study before making any proposal. And finally, a wealth of previous research has shown that well-designed bike lanes don't cause congestion.
The opposition to these potential bike lanes also ignores that if the proposal were well-designed and implemented in conjunction with the PEPCO project, the benefits of the bike lanes could come at very low cost, with concerns about parking and congestion mitigated.
But we're never going to get that far if we allow loud opposition to shut it down before MCDOT even has the chance to make a proposal.
How to get involved
If you live in downtown Silver Spring or one of the nearby neighborhoods, you will have likely opportunities to hear from MCDOT representatives and provide feedback. Keep an eye out for meetings of your local civic associations and, should the process move forward, meetings hosted by MCDOT.
Montgomery County residents can also join the Action Committee for Transit (ACT), or sign up to receive the agency's email alerts—
The Pike + Rose development on Rockville Pike is a surprisingly experimental collection of buildings. It's contemporary in style, but also filled with architectural ornament. The result upends the common architectural conceit that ornament cannot be "of our time."
Pike + Rose is one of the region's most ambitious attempts to retrofit an aging suburban place to become more urban. It gets far more headlines for its planning than for its architecture.
But although Pike + Rose isn't flashy enough to find itself on the cover of Architect Magazine, it's fascinating and instructive for what it tells us about how architecture can interact with urbanism.
Ornament doesn't have to be historic-looking
In the world of architecture criticism, ornament is taboo. Buildings should be "of their time;" they must not rely on historic styles to look good. Since so much ornament is either historic or kitschy faux historic, the world of architecture has turned its nose up at it for decades.
But many laypeople prefer buildings with little flourishes, because, well, little flourishes are pretty and people like pretty things. Those flourishes are particularly important on urban buildings, where people walking along a sidewalk need human-scale things to look at.
Pike + Rose attempts to rectify that mismatch by providing the sort of small-scale ornamental flourishes that pedestrians crave, but using unabashedly contemporary styles and materials.
Mixed but instructive results
No doubt about it, Pike + Rose is an experiment with mixed results. Its designers tried a lot of things, and failed as often as they succeeded. But failure teaches as much as success, and future architects can learn much from what happened here.
The most successful attempts are those that fully embrace their modern manufacturing, using carefully-placed materials to create repeating abstract patterns of factory-produced detail. These are unmistakably both contemporary and ornamental, and look great.
The same effect thrives on fences and other urban accoutrements.
Less successful are the more literal decorations. These are individually beautiful, but on buildings they're awkward and kitschy.
Least successful of all are the murals, particularly this cartoonish fake advertisement for a baking machinery factory that never existed:
Other murals are more honest about what they are, and thus aren't so bad.
It's easy for architects to retreat to glass boxes and pretend they're bold, and it's easy for laypeople to point at old buildings and say "do that," but neither is a satisfying way to build modern cities.
The architects of Pike + Rose, WDG, deserve praise for pushing an envelope that needed to be pushed. Contemporary ornament can work, but it's going to take talented designers willing to try controversial things to build on and refine these early results.
I hope this continues. Our cities will be more beautiful and more livable for it, even if it takes a while to figure it out.
Cross-posted at BeyondDC.
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.
Some Montgomery County residents are accusing county officials of waging a "war against suburbia." But the county isn't coming for your single-family house, no matter who tells you otherwise.
Last week, about 70 protesters from Bethesda demonstrated outside the Council Office Building over the Westbard Sector Plan, which would redevelop a cluster of 1950s-era strip malls off of River Road into a small-scale town center with new shops, parks, and up to 1200 townhomes and apartments. The council is set to approve the plan tomorrow.
Holding signs saying "suburban not urban," the group shouted down Councilmember Roger Berliner when he tried to address them, calling him "corrupt." Berliner, who represents Bethesda, had successfully convinced the council to reduce the amount of allowable development in the plan, which effectively limits building heights to six stories.
The group, called Save Westbard, is led by Jeanne Allen, former Republican state delegate candidate and charter school advocate. In an email blast two weeks ago, she called the Westbard plan "Orwellian" and says Berliner's "visits to Cuba and China influenced" his support for developing the area.
She argues that the county wants to "destroy" wealthy suburban neighborhoods like hers, overcrowding the roads and schools, and possibly changing the culture of her community. "Suburbs breed generous people," she says. "They have community meetings and fundraisers in their homes (on streets where people can park)...take care of one another's kids (who can play in yards)...suburbs have a purpose."
Is the county really at war against the suburbs? Save Westbard released a document called the Westbard Papers containing emails between county planners and attorneys for Equity One, one of the major property owners in Westbard, though they don't reveal anything illegal. And Allen refers to three-year-old comments from Councilmember George Leventhal (though not about Westbard) in which he calls the suburbs "a mistake."
Except in reality, Leventhal is talking about the spread-out nature of some suburban places, which forces people to drive really far for work or shopping, resulting in lots of traffic and pollution. He's not making a value judgment about suburbs, but instead acknowledging that some kinds of suburban development have negative costs.
"We see the substantial separation of residential areas from commercial areas from industrial areas from retail areas as a mistake," he says. "Because the very thing that was so marvelous when Olney and Gaithersburg and Wheaton were laid out in the 1940s and 1950s is now killing our planet. We can't afford to drive as much as we do, we have to change our land use patterns, our transportation patterns...Our heirs will blame us for our failure to do that. It's one of the culprits in climate change."
It's possible to have suburban neighborhoods where you can have a big house with a yard and still be able to walk to things. You only have to go about two miles east of Westbard to Chevy Chase to see what that looks like. That's why Montgomery County wants to focus development in aging commercial areas like Westbard, or Chevy Chase Lake, or White Oak. The county is built out, and investing in these areas gives current residents access to more things without having to sit in traffic, while accommodating future population growth.
There are many current Westbard residents who agree with Leventhal and Berliner that having new shops and amenities within walking distance is a good thing. The Citizens Coordinating Committee on Friendship Heights, which represents nineteen neighborhoods and condo buildings in the area, supports the Westbard plan, calling it a "compromise of different interests," including the developers and some residents who wanted less development.
Another petition circulated by Equity One includes signatures from 182 neighbors who support the plan. "Westbard is a highly affluent area of Montgomery County," reads the petition, "yet its streets are not pedestrian-friendly, its residents shop at an unsightly retail center surrounded by a sea of asphalt, it's service workers can't afford to live there, and its natural resources are among the county's worst."
And there are the people who have yet to live in this community. While looking for a job after graduate school, I worked out of the Westbard Giant giving out samples for a local bakery who sold cakes there. I got to know some of the people who worked there, and discovered that few of them lived in Montgomery County, let alone in the neighborhood. These are the people who have to drive long distances to work in Westbard, which is one of the most expensive parts of an already expensive county. The county's plan for the area would set aside 15% of new housing units for lower-income households, allowing some people who work here to live there as well.
Leigh Gallagher's recent book "The End of the Suburbs" might freak out any Westbard resident who likes the suburban aspects of their community, But Gallagher's argument is that suburbs aren't actually going anywhere, particularly affluent ones with good schools that are walkable. It bodes well for Westbard, but it doesn't mean that Westbard, or anywhere else, isn't totally immune to change.
Montgomery County is expected to gain 232,000 new residents over the next 30 years. Currently, Montgomery's traffic tests measures whether development leads to people driving faster rather than whether development leads to more people driving. Reforming this practice could help discourage sprawl.
Under the current system, development like this one in Silver Spring, where it's easy to walk around, doesn't get credit for reducing how often and how far people drive. Photo by Dan Reed on Flickr.
Montgomery County is currently updating its four year "growth plan", known formally as the Subdivision Staging Policy (SSP). The SSP governs everything from school infrastructure needs to the amount of taxes developers pay for new projects.
While any number of those issues have a huge impact on guiding growth, it's hard to say any are more important than revising how Montgomery tests the way new developments impact traffic.
Here's how Montgomery currently tests traffic
The test Montgomery County uses measures just car speed at intersections. Incoming development, whether located in dense areas or not, is projected to generate X amount of car trips, and therefore create Y amount of car delay at intersections.
The test does not take into account the number of people walking, biking or busing-- it assumes that a project a block from a Metro station will produce the same amount of car traffic as a project in Clarksburg. If a project is found to create an "unreasonable" amount of traffic, developers have to pay to mitigate the impact----even in an area where many folks may not drive.
Currently, a single occupant car is valued the same as a bus carrying 80 passengers. Even though a dedicated bus lane could carry vastly more people than a lane of single occupant vehicles, that bus lane would fail current traffic tests because it hurts the speed at which single occupant vehicles can drive.
In real terms, this often means a developer paying to widen a road in order to pass a traffic test-- an outcome that's inherently contradictory to Montgomery's transit and environmental goals. We're rewarding sprawl and making infill development more difficult.
Evaluating car delay ensures we aren't looking at all the possibilities for moving the most people-- we're just looking at how to move single-occupancy vehicles the fastest. These tests prize car speed over increased mobility options, rewarding development that is far from urban centers. Why build a new grocery store in Downtown Silver Spring, which would require a traffic mitigation payment for a failing intersection, when you can build one five miles away near the highway and pass your traffic test with flying colors?
In fact, the type of traffic tests Montgomery uses has been called the "Transportation Planning Rule Every City Should Reform". Focusing solely on automobile congestion has the strange effect of making transit improvements like bike and bus lanes look bad but road widening look good.
The county is considering another way of doing things
The good news is that the Montgomery County Planning Department is
VMT takes the total amount of vehicles being driven on a daily or annual basis and divides it by the total number of miles being driven. For example, 10,000 vehicles each travelling an average of 15 miles per day, would result in 150,000 vehicle miles travelled per day.
By attacking traffic tests from this angle, we can set goals to decrease the amount of car trips residents take. Montgomery could set a goal of reducing VMT by 10% over ten years, and evaluate how future development fits in with that vision.
Building near transit and retail can mean people won't need cars at all, but that doesn't show up with Montgomery's current testing system. Photo by Dan Reed on Flickr.
To appreciate the difference, imagine CVS plans to build two new pharmacies in the county, one in Downtown Silver Spring and the other in Germantown. Under the current system, both projects would be projected to generate the same amount of new trips using a standard formula.
Because Silver Spring is already more densely developed, those new trips would be added to roads that are likely already failing from a car delay perspective, forcing the developer to fund costly "mitigation" efforts. In less developed Germantown, those same trips are unlikely to cause any intersections to "fail" the car delay test, so no mitigation is required.
VMT ends the incentive to build in less dense areas, many of which are far from transit. It provides a holistic look at mobility options in an area.
This is about equity for residents, too
The current test is inherently unequal, giving priority to single occupancy vehicles and completely overlooking those who are transit reliant (by choice or by necessity). This is especially important, as study after study shows transit access is a huge indicator of someone's odds of being socially mobile.
This issue is even more important when we consider that Montgomery saw the most significant increase in poverty of any jurisdiction in the DC region. Inequality of mobility leads to inequality of opportunity.
If we want an equal county, measuring traffic in a way that encourages inclusive growth, not just destinations that can be reached exclusively by car, is certainly an important step.
Can you get involved? Yes!
You can help be a part of the change. The Montgomery County Planning department is currently producing their staff draft of the growth policy. Send the planning board emails, write them letters, make your voice heard.
Tell them: "I am a transit reliant Montgomery County resident. Every day, I am confronted with both the positives and negatives of our transit infrastructure. Far too often in planning meetings, or County Council hearings, the voices of people who actually need transit are not in the room. We need better approaches to how we grow."
If we want a county that is more walkable, and inclusive we need to make our voices are heard. The fight to change our traffic tests should be a rallying cry for environmentalists, progressives and transit advocates. This is a critical opportunity for Montgomery to fufill its reputation as a bastion of progressivism.
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