Posts about Montgomery

And Friday morning, three pedestrians walked into a car driven by Richard Phillips, 38, who was passing through a crosswalk in Germantown on his way to work. Phillips was unhurt, but according to a police report the car's recently-polished grille sustained minor smudges from one pedestrian's bag. The pedestrians all walked away from the scene and have not been charged.

In an interview, Delegate Mills credited the Washington Area Drivers Association (WADA) for the idea. "Helmets will protect drivers from collisions, making it safe to allow drivers on all roads throughout the state," she said. She quoted a study from the Maryland Department of Transportation that found that helmets are the "single best way to avoid head and face injuries."

Driving activists are unsure about the bill's merits. Rental-car agencies note that travelers from out of state rarely pack a helmet, while even members of WADA have distanced themselves from the legislation.

"Studies in Australia show that when helmets are required, driving declines by 35%," said WADA president Penny Farthing. "MDOT is quoting junk science."

In Prince George's County, officials welcomed the proposed legislation. Bai To Hitachi, director of the Department of Public Works & Transportation, noted that cars clearly do not belong on roads meant for pedestrians. "DPW&T cares about public safety and is concerned when members of the community ... knowingly commit acts of high-risk behavior as a mechanism to achieve a public action," Hitachi said.

Hitachi called for additional legislation to require helmets for drivers in parking buildings, where heavy pedestrian traffic puts them in danger. "I'd feel safer walking on the Capital Beltway than driving in the parking building at the New Carrollton Metro Station," he added.

Community leaders look forward to the institution of more helmet laws for any and every situation. "Fifteen years ago I wound up in the intensive care unit of the Georgetown University Hospital neurology department," said Montgomery County Councilmember Flora Noreen. "I don't really know what happened, but I do know that I was not wearing a helmet."

The bill remains in committee and with one week to go before the General Assembly adjourns, opponents of the bill are optimistic that the session will end without action.

In the meantime, police advised drivers in a recent press release to stay alert while crossing sidewalks; to drive cars in bright visible colors or even in reflective paint; to always use controlled intersections; and, before driving, to look left, then right, then left again to check for any pedestrians.

"Parents are the most important models of proper driver behavior for children," said the press release. "Remember, be an engaged driver. It may save damage to your car."

New tax plan for Virginia: Governor Bob McDonnell proposes eliminating the state sales tax. He would make up the revenue by a 50% tax on hybrid or electric cars, organic produce, reusable grocery bags, and bicycle inner tube replacements. Observers now consider him a shoo-in for the 2016 GOP Presidential primary.

Congestion solved: The Texas Transportation Institute found that lost jobs from sequestration improved congestion. "Therefore, the logical policy for transportation must be further job loss," said Tim Lomax. Plus, Stockton, "foreclosure capital of the world," has the nation's lowest congestion, making it a clear model to emulate.

Where's the birth certificate?: Donald Trump is offering a reward for anyone who can prove DC Councilmember McDuffie isn't a "native Washingtonian." Stronghold resident McDuffie owns the house he was raised in and says he was born here, but no incontrovertible proof was immediately available after a 5-minute Google search.

Metro becoming more self-service: As part of its efforts to create a more "self-service" system in the Momentum plan, Metro will replaces all escalators with stairs and convert trains and buses to a Flintstone's-style power system.

Examiner will keep going: The Washington Examiner has reversed course and will continue its current publishing format. "Once we saw how upset our editorial style made David Alpert, we figured we were doing our job and had to continue," said editor Stefan Schmitt. The paper will, however, still fire Kytja Weir and Liz Essley, as both sometimes had positive things to say about transit.

Cheh apologizes: After weeks of speculation and inquiries from the local press, Mary Cheh relented and issued a letter of apology for her completely legal campaign fundraising activities. "DC residents have come to expect so much more of their elected officials," said DC voter Amy Zoneger.

Work on Montrose Parkway began in the 1970's, when it was planned as part of the Outer Beltway, which was eventually built as the Intercounty Connector. Later, a portion of the highway's route between Veirs Mill Road and New Hampshire Avenue was turned into Matthew Henson State Park.

Planning for the current version of Montrose Parkway began in 1998 and resulted in the construction of the segment west of Rockville Pike, which opened in 2010. The Planning Board's recommendations, which aren't binding, will next go to the County Council for a vote. SHA officials say that construction won't begin for at least 5 years.

The proposed four-lane highway would have a stoplight at Chapman Avenue and overpasses at Nebel Street and the CSX railroad tracks. At Parklawn Drive, there would be a single-point urban interchange or SPUI (pronounced "spooey"), where drivers on Parklawn would stop at a light before turning onto the highway. A SPUI already exists at the junction of Falls Road and I-270.

SHA and MCDOT representatives insist that Montrose Parkway is needed to handle anticipated traffic from the redevelopment of White Flint. "If you build more density, you're going to have more traffic congestion," said Edgar Gonzalez, MCDOT's deputy director for transportation policy.

However, recent studies and local examples suggest that compact, mixed-use development like what's proposed here will actually reduce traffic, raising the question where MCDOT and SHA's concerns are actually valid.

Parkway would reduce east-west connections

Plan showing Montrose Parkway at Parklawn Drive if Randolph Road is closed.

Plan showing Montrose Parkway at Parklawn Drive if Randolph Road is open.

Since the latest plans for Montrose Parkway were first presented two weeks ago, residents have expressed concerns about the state's plans to close Randolph Road, a major east-west thoroughfare running parallel to the parkway, where it crosses the railroad tracks.

"One of the biggest problems in White Flint planning is the lack of east-west crossings," wrote Barnaby Zall last week. "We've been trying for years to figure out a way to bridge that gap."

SHA officials say it'll improve safety. The Federal Railroad Administration calls it the 4th most dangerous crossing in Maryland: there have been 21 collisions there in the past 35 years, including one death. Since 2007, there has been just one collision. Separating the road from the railroad tracks also means trains won't have to blow their horns when they pass through, something many neighbors have complained about.

Randolph Road would end in a cul-de-sac just east of the tracks, and anyone who wanted to go further west would have to get on Montrose Parkway. Chair Carrier worried that this would hurt access to shops along Randolph Road. "It would be hard to imagine that the businesses there would remain viable," she said.

Gonzalez said it could be a safety hazard. "You have to weigh the benefits [of access to Randolph Road] with the possibility of a future event occurring," he said. "Nobody wants to be in a train collision."

Nonetheless, board members voted to keep Randolph Road open at the railroad crossing, which planning department staff recommended because it gives travelers more options, reducing the traffic burden on any one road.

Debate over whether interchanges are "barriers"

Plan of the entire eastern segment of Montrose Parkway.

Much of the debate about Montrose Parkway revolved around the proposed interchange with Parklawn Drive. Board members worried it would become a barrier between White Flint and Twinbrook, making it difficult for people to walk or bike from one side to the other.

"We should rethink what we're doing in the context of the future land use of White Flint," said Planning Board member Casey Anderson. "We're not trying to build these huge slabs of asphalt that divide communities into pieces."

In the past, county planners have recommended putting a stoplight there instead. Former planning director Rollin Stanley argued that interchanges in White Flint "[reinforce] the view that Rockville Pike is a runway to get through White Flint versus moving through the area as a destination itself." Last fall, acting planning director Rose Krasnow wrote a letter asking MCDOT and SHA to consider it, but was rebuffed by MCDOT director Arthur Holmes, who said the interchange would "improve safety and reduce barriers by separating conflicting flows" of cars, pedestrians and bicyclists.

Likewise, Gonzalez said that an at-grade intersection, which would require that Montrose Parkway be 9 or 10 lanes wide to handle projected traffic, which would be just as bad for pedestrians and bicyclists.

Planner Larry Cole argued that it's because the county and state's plans are "overdesigned" and overestimate the amount of future car traffic in White Flint. "The reason [Montrose Parkway] is this big is that the space is available," he said.

Nonetheless, the board eventually voted in favor of keeping the interchange after officials from MCDOT and SHA promised to look at ways to make crossing the interchange safer and more pleasant for pedestrians, such as restricting right turns on red. The parkway will already have a 10-foot path for bicyclists and pedestrians on the north side and a 5-foot sidewalk on the south side.

Over time, the vision for White Flint has changed a lot. Forty years ago, the Outer Beltway was supposed to pass through it. Twenty years ago, the Planning Board sought to build multiple interchanges along Rockville Pike. Even the White Flint and Twinbrook sector plans, which are less than 5 years old, included the Montrose Parkway.

However, these neighborhoods are envisioned as urban places where people will be able to drive less, and to succeed it needs a street network where people feel comfortable and safe not driving, and Montrose Parkway as proposed could undermine that. The Montgomery County Department of Transportation and State Highway Administration work for pedestrians, bicyclists and transit users, not just drivers, and their plans for places like White Flint must reflect that.

Crossposted on the Friends of White Flint blog.

Moreover, the rule is only enforced to require building the parking, not using it. Garages that contain required parking spaces are often filled with equipment for lawn care or shop work. County enforcement staff say they have never received a complaint about such violations of the zoning ordinance.

Sometimes, requiring off-street parking actually reduces the availability of parking. Montgomery County mandates one off-street space for houses built between 1955 and 1958. A parking space for a single-family house requires a driveway (except in neighborhoods with alleys, which exist in DC but not MoCo). That takes away at least one parking space, and sometimes more if driveways are spaced closely together.

The parking space goes to waste in the daytime if the owner drives to work. Without an off-street space, there would be no need for a driveway and one more space would open up at the curb. The curb space, available 24 hours a day, would supply more parking than an off-street space that is useless during working hours.

These rules may not do much for those who want to park. But parking minimums do reduce the supply of affordable housing.

Montgomery County requires an extra parking space (and sometimes two) when a property owner splits off part of a house into an accessory apartment. If there's no space to shoehorn the parking onto a small lot, the owner has to go through the time-consuming and expensive special exception process.

New apartment buildings near the Red Line and future Purple Line need underground garages, which can run up to $50,000 per space in lower levels. Driving up construction costs makes it harder to build for the middle class.

From this vantage point, the debate over off-street parking is about much more than where people put their cars. It's about what kind of communities we want to live in. Will our laws put economic limits on who can live here, or will we build places that welcome everyone?

KCE concluded that the situation resulted from a "lack of coordination" between contractor Foulger-Pratt and engineering firm Parsons Brinckerhoff, while the county's independent inspectors from the Robert B. Balter Company failed to report problems or find adequate solutions for them.

The County Council discussed the report in a closed session yesterday afternoon, and County Executive Ike Leggett released a statement expressing dismay at its results. "Unfortunately, the news is not good," he said.

Construction errors, lack of oversight plague the project

According to KCE's report, discrepancies between Parsons Brinckerhoff's design documents and the working plans drafted by Foulger-Pratt's subcontractors led to improperly-installed and treated concrete, which was exposed to harsh winter weather and settled unevenly. The concrete developed cracks and broke away in places, leaving the complex susceptible to water damage and reducing its life expectancy to just 12.5 years when it was supposed to last for 50.

In addition, the transit center's concrete decks, meant to carry buses and other vehicles, aren't as strong as they're supposed to be. In some places, they were built without necessary reinforcing steel.

As previously noted, about 60% of the concrete in the decks were poured too thinly in some places and too thick in others. The slabs were supposed to be roughly 10 inches thick, but in reality, they ranged from 7 to 12 inches. And some columns, while being structurally sound, are thinner than what's allowed by the fire code.

Yet the county's inspectors looked the other way. KCE claims that they "did not raise sufficient concern" about cracks in the concrete and didn't look for a solution. It wasn't until September 2011, when the first reports of deficiencies were made public, that county officials directed Foulger-Pratt to find a fix. When they proposed sealing the cracked concrete with a waterproofing solution, the county said it was insufficient and sought out the help of KCE.

Report recommends solutions, but there's no plan to implement them

While the Transit Center is unsafe, KCE said the building can be saved and strengthened to meet the International Building Code and WMATA's standards. Much of the concrete and reinforcing steel is sound and the structure is strong enough to allow construction to resume.

KCE proposed a variety of "remedial actions" to make the complex stronger and more durable. They include waterproofing the structure, laying new concrete atop areas where it's too thin, replacing concrete slabs that have deteriorated, and strengthening some beams and girders with fiber reinforced polymers.

David Dise, director of the county's Department of General Services, told the Gazette that the transit center "can be fixed, will be fixed," though no cost for the repairs or date for their completion has been given. Since 1999, the project's costs have tripled to $112 million.

Despite the results of the report, Foulger-Pratt insists that Montgomery County is still responsible for the ongoing delays. Last month, they filed a claim against the county.

"Everyone in this community—including us—has been waiting for more than a year for the County to act," said managing principal Bryant Foulger in a prepared statement. "If only the County had been willing to work cooperatively, the Transit Center would have been open by now for the benefit of everyone in Montgomery County."

The Silver Spring Transit Center has been planned for nearly 20 years. It's already one of the region's largest transportation hubs, with nearly 60,000 users each day, and an important part of the revitalization of downtown Silver Spring.

While it's a relief to finally have some answers about what went wrong, new questions have arisen, namely when the parties involved are going to get this long-awaited project finished.

According to the 2010 Census, Montgomery County has about 186,000 residents between the ages of 20 and 34, making up about 19% of the county's population. In a recent Washington Post article about the county's Night Time Economy Initiative, reporter Bill Turque notes that young adults make up a lower share of Montgomery County's population than other places in Greater Washington.

Why is that? Trends show that Millennials want an urban lifestyle, but are often stymied by limited funds and a dearth of affordable housing.

As a predominantly suburban, affluent county, Montgomery doesn't seem like the kind of place where young adults would want to live. However, if you look at individual neighborhoods, you'll find substantial concentrations of Millennials, suggesting a way forward for Montgomery County as it seeks to draw more of them.

Millennials flock to areas near transit, jobs, affordable housing

The map at the top shows Census tracts where the percentage of 20-to-34 year old residents is higher than the county's 19% average in the 2010 Census. The county's largest concentrations of Millennials are along the Red Line in places like White Flint, downtown Bethesda and downtown Silver Spring, where young adults are a slim majority. Notably, these are also the places where walking, biking and taking transit to work are most common.

Young adults also seem to gravitate towards shopping and entertainment districts like the Washingtonian Center in Gaithersburg. Even though it's not near a Metro station or major bus route, Washingtonian Center is a pretty walkable area where one can shop or grab dinner without a car.

We can also conclude that many Millennials are trying to live as close as possible to their jobs. Here's a map of where people under 29 work in Montgomery County:

Where Millennials work in Montgomery County. Click to enlarge.

Compare it to the first map and you can see that clusters of young people coincide with the county's biggest job centers, White Flint, Bethesda and Silver Spring. Yet there are also large concentrations of Millennials in places with fewer jobs, like Briggs Chaney in East County and Germantown in the Upcounty.

Not surprisingly, these communities are also more affordable. According to the 2006-2011 American Community Survey, the median monthly rent is $1,565 in Census tract 7048.06 in Bethesda's Woodmont Triangle, compared to $1,344 in Census tract 7008.18 in the Middlebrook section of Germantown.

Both of these neighborhoods have some of the county's largest concentrations of Millennials, suggesting that there may be more to it than affordability. If we take a closer look at different segments of the county's young adults, we can get a better understanding of why they live where they do.

Educated and single Millennials move closer in

Here's a map of 18-to-34-year olds with at least an associate's degree:

Where college-educated Millennials live in Montgomery County.
Click on the image for a larger version, or see it without the rankings.

The general distribution of young people is the same, but there's a slight shift towards the Downcounty. College-educated people tend to have higher incomes, which might explain why there are more of them in expensive areas like Bethesda and Friendship Heights.

Where young singles live in Montgomery County.
Click on the image for a larger version, or see it without the rankings.

However, the county's single Millennials have decidedly chosen to live closer in, settling in and around downtown Silver Spring, downtown Bethesda, Friendship Heights and White Flint. These neighborhoods have almost everything that a young single person would want: they're close to Metro, major employers and the District, they contain a fair number of bars and restaurants, and they have a variety of housing options. Silver Spring in particular has a number of group houses.

Millennials with families move farther out

Where young families live in Montgomery County.
Click on the image for a larger version, or see it without the rankings.

While singles are flocking to closer-in neighborhoods, Montgomery's young families, defined here as households led by individuals under 34 and related by marriage, blood or adoption, are moving farther out. All ten of the county's largest concentrations of young families are well outside the Beltway, particularly in Gaithersburg and Germantown. Just one is near a Metro station, Twinbrook.

This fits the long-held stereotype that once you get married and have kids, you move to the suburbs in search of larger, more affordable housing. Not only is it cheaper to rent in the Upcounty, it's cheaper to buy: the median home value in Middlebrook is just $294,000, compared to $516,800 in the Woodmont Triangle.

Yet families who choose to move farther out will pay considerably more for transportation than they would elsewhere. That might explain why young families appear to have settled in neighborhoods like Fallsgrove in Rockville, which were designed to encourage walking and biking, near shopping areas like Washingtonian Center or employment areas like the Shady Grove Life Sciences Center.

Meanwhile, young families still make up one-tenth of all households in downtown Bethesda and downtown Silver Spring, suggesting that some are interested in an urban lifestyle. This isn't a new trend: I grew up in an high-rise apartment building in downtown Silver Spring in the 1990s, and there were plenty of kids around. Of course, my mother chose to live there because it was "affordable and quiet," which I'm not sure characterizes the area today.

What does this mean?

These maps have implications not just for Montgomery County, but the whole region. They show that the District and Arlington aren't the only places that can attract Millennials, so long as they can be near neighborhoods near transit, shopping and jobs. While many young families are choosing to live farther out, they're still seeking a semi-urban experience.

They also show that one of Montgomery's greatest strengths remains its diversity of neighborhoods, allowing it to attract both singles and families. However, two distinct challenges lie ahead. One is to preserve a supply of affordably-priced housing in the county's urban areas, both established places like Bethesda or emerging ones like White Flint. The other is to create more walkable neighborhoods and improve access to jobs, shopping and transit in the Upcounty and East County, where young families continue to settle.

Of course, Millennials aren't the only ones who want an urban or semi-urban lifestyle. But if Montgomery County wants to attract a new generation of residents, it needs to start listening to young adults. Without us, the county doesn't have much of a future.

Cross-posted at Friends of White Flint.

Just as I previously wrote about the topic, a mega-sized Costco gas station is incompatible with the Wheaton Sector Plan, passed January 2012, that calls for a more walkable urban Wheaton. There are few uses that would impede Wheaton's revitalization and redevelopment than a mega-sized Costco gas station.

Such a use would require extra road infrastructure that would create an unwalkable dead zone. A lot of land that would be better used for more walkable urban formatted amenities would be taken up with bigger multi-lane access roads that will have idling cars lined up at all hours of the day.

The Montgomery County DOT will be especially reluctant to design any roads for pedestrians instead of cars with massive numbers of vehicles constantly traveling to and from the gas station.

Here is an aerial view of a the Woodmore Costco store that has a gas station:

Images from Google Maps.

The Costco store in Gaithersburg does not have a gas station:

Finally, here is the Wheaton site. The Costco is scheduled to open April 10:

The Wheaton site is wholly unlike the Woodmore site, which is extremely car-oriented, and has no Metro station or legacy street grid. It is also much more urban and pedestrian-oriented than the Gaithersburg site. The Wheaton site is comparable to the Pentagon City Costco. Just like in Gaithersburg, that store has no gas pumps.

Costco is a nationally successful business that will clearly make a healthy profit at the Wheaton store. I don't think anyone would dispute that the store will be packed from the day it opens. Costco clearly does good business in neighboring Gaithersburg and Arlington without gas pumps.

The next round of hearings is part of the process for special zoning text amendments. The hearings have been rescheduled for April 26, May 1, May 6, May 14, May 17, May 20, May 23 and June 4. All hearings will be at 9:30 am in the Stella B. Werner Council Office Building, Second Floor Davidson Memorial Hearing Room, at 100 Maryland Avenue in Rockville.