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Development


Otherwise-progressive Maryland elected officials choose exclusion at the Takoma Metro

In our region, in 2014, shouldn't building housing on top of Metro stations be an uncontroversial idea? To many people and elected officials in Takoma Park, that's only tolerable as long as you add a very small number of residents and don't build anything larger than surrounding buildings.


Photo by bradleygee on Flickr.

This attitude ensures that housing costs stay high and many communities remain off-limits to many people who would like to live there. Montgomery Council candidate Tom Hucker, gubernatorial candidate Heather Mizeur, congressman Chris Van Hollen, councilmember Marc Elrich, state senator Jamie Raskin, and delegate Sheila Hixson all reinforced much or all of this exclusionary attitude last week.

They were writing about the planned 200-unit apartment building atop the Takoma Metro station. It will cover what's now the Kiss and Ride parking lot and a patch of trees. The site is inside the District of Columbia, but is across the street from some houses in Maryland. The WMATA Board held a hearing last week on the proposal.

A group of people, led by Takoma Park councilmember Seth Grimes, have been fighting against the project. They want the project to preserve some open space, be shorter, have fewer residents, and include fewer parking spaces. And they say that the developer, EYA, has not listened to them enough in the process.


Image from EYA.

Plan has a lot of good, some room to improve

The current proposal isn't perfect. It probably does have more parking than is necessary. Some elements of the current design aren't as attractive as they should be.

On the other hand, it's not an unreasonable size for the area and for the fact that it's atop a Metro station. In fact, EYA has already shrunk it down from the first iterations of this apartment building plan, which had 225 units. WMATA and DC worked out a deal to keep the other half of the site as a park.

This building will be more compact than a 2006 proposal to construct townhouses. Neighbors also fought against that plan, and successfully delayed it into oblivion.

The plan may get even better in the future. WMATA wouldn't be approving the final design for construction. Rather, this project is what's called a Planned Unit Development, where the DC Zoning Commission has extensive input into its design. That part of the process hasn't even begun, and so there will be a lot of opportunities for people to ask for changes.

Maryland residents will be able to testify at Zoning Commission hearings on the project, and especially with two federal representatives on the Zoning Commission, there's every reason to believe that board will listen to any reasonable arguments they make.

However, Raskin, Hucker, Hixson, and Mizeur, who are the sitting state legislative delegation for the area, argue in their letter that Maryland "has limited formal involvement" in the PUD process. They therefore ask the WMATA board to delay approval until there can be yet another process, where a neighborhood working group with members from DC and Maryland get to push for more changes (surely including reducing the amount of housing even further).

"More dialogue" is a smokescreen

That letter also states that neighbors haven't been involved enough. So does at-large councilmember Marc Elrich's letter. Perhaps the developers have listened as much as they could; perhaps not. In countless development disputes, however, opponents say that they are just looking for "dialogue" and haven't been listened to, when in fact they are demanding a substantially smaller project with less housing, and that is not a realistic request.

Years of delays and battles killed the 2006 townhouse effort. Maybe if opponents can just delay this project enough, nothing will get built, or only a very small amount of housing will end up going at this site. That would be an enormous loss to the region. There are limited developable parcels around Metro stations, and those are best places for new housing and jobs. This building may be larger than many around it, but it's not really that big.

Hans Riemer, another at-large member of the Montgomery County Council, confined his letter to making specific recommendations to improve the project. That's a good approach and the developer should heed his suggestions. Opponents, unfortunately, have responded to his more constructive approach by campaigning against him in tomorrow's primary.

When other elected officials like Hucker (who hopes to win a primary contest tomorrow to represent the district on the council), Raskin, Elrich, Van Hollen, and the others ask in letters for delay and more consultation, they aren't standing up for good civic process. They are just strengthening obstruction.

Building apartments at the Takoma Metro means more customers to support Takoma's thriving local businesses, fewer people who need to drive everywhere, and the ability to meet the demand for housing, resulting in lower or at least more stable housing costs. That's the truly progressive thing to do, not trying to keep new people out in favor of those who came here first.

Development


Events roundup: Takoma, Braddock Road, and more

Beat this week's summer heat by attending one of these (very likely) air conditioned events to stay cool. We have important hearings for mixed-use redevelopment projects at the Takoma and Braddock Road Metro stations, presentations on complete streets and BRT in Montgomery, a book talk, and much more.


Takoma Metro station

Public hearings on Metro station redevelopments: WMATA plans to redevelop the areas around some Metro stations, and is holding community meetings and about projects at two stations to provide project updates and hear testimony from the public.

At Takoma, the agency will present the latest plans to build an apartment building and parking garage on the current Metro station parking lot. The meeting is Wednesday, June 18th from 4:30-5 pm, with a formal hearing from 5-10 pm.

The Coalition for Smarter Growth has a factsheet about the proposal if you're interested in testifying. The hearing will take place at the Takoma Educational Campus at 7101 Piney Branch Road NW.

Braddock Road: The community meeting for redevelopment at Braddock Road is Thursday, June 26th, 7 pm in the Charles Houston Recreation Center on Wythe Street in Alexandria. WMATA officials will present initial concepts and timelines for the redevelopment project, and will gather feedback from the community.

Complete streets in Old Town: Alexandria officials will host an open house about upcoming complete streets projects in Old Town in the Sister Cities room of City Hall, 1101 King Street. That's tonight, Tuesday, June 17th at 6 pm.

Stead Park construction: DC will soon renovate Stead Park, on P Street NW between 16th and 17th, to add a splash park, seating, running track, and trees in part of what's now the large athletic field. Hear about the plans and ask questions on Monday June 23 from 7-8 pm in the ballroom of the Chastleton, 1701 16th Street, NW.

Smart Growth, Happy City: Charles Montgomery, author of the urban planning book Happy City: Transforming Our Lives Through Urban Design will give a seminar on his work and how the design of cities can influence how we feel, behave and treat one another. He draws on brain science and urban experiments around the world to explain how we can change our lives by changing our relationships with cities. The talk is at the National Building Museum on Thursday, June 19th from 12:30-1:30 pm. Pre-registration is required.

Rockville rapid transit open house: Join the Coalition for Smarter Growth and Communities for Transit to hear the latest updates about Montgomery's planned 81-mile network Bus Rapid Transit plan. That's at the Rockville library on Wednesday, June 25th from 6:30-8:30 pm.

Do you know an event that should be on the Greater Greater Washington calendar? Send an email to events@ggwash.org with the details and a link to a page on the web which has more information.

Politics


ACT scores Montgomery County candidates on transit and smart growth

Where do candidates in Montgomery County and statewide in Maryland stand on the Purple Line, pedestrian- and bicycle-friendly road designs, Bus Rapid Transit, M-83 and adding housing? A new scorecard by the Action Committee for Transit helps shed light on these issues.


Scorecard for countywide offices.

Maryland voters will be choosing nominees in a primary on June 24th. ACT asked candidates for Montgomery County Council and County Executive, state delegate from Montgomery County, and governor about these issues. ACT then rated the candidates based on their voting records, questionnaire answers, records in office (especially important for candidates who have held executive offices), and public statements.


Scorecard for County Council district races.


Scorecard for candidates for governor.

Here is more detail about the questions ACT asked, and why.

1. Do you support funding and advancing the Purple Line to groundbreaking as described in the Locally Preferred Alternative and the Environmental Impact Statement without qualification?

In the quarter-century and more that activists have worked for the Purple Line, plenty of politicians and citizens have claimed to support the Purple Line. However, that support has sometimes come with qualifications that would make the Purple Line either prohibitively expensive to build or ineffective.

There are those who support the Purple Line only if it were built as a heavy rail line or only if it were bus rapid transit. Some public officials have claimed to be for the Purple Line but then pushed for alternative routes that were impractical or wildly expensive. Others have said they supported the project but then added qualifications that neatly dovetailed with the arguments opponents were making against it.

The Locally Preferred Alternative Governor Martin O'Malley and the County Council selected for the Purple Line includes an at-grade light rail line with a trail alongside it on the Georgetown Branch right of way between Bethesda and Silver Spring.

Although the Purple Line is widely considered a done deal, the fact remains that any public works project this large can falter. The Purple Line has uniquely well-funded and well-connected opponents. As activists, our job is to consistently advocate for the Purple Line until the trains are running and the trail is full of bikers and hikers. ACT only gave candidates pluses if they supported the Purple Line without any qualification.

2. Would you support more transit, pedestrian, and bicycle-friendly road design in our school zones and urban centers even if it slows drivers down?

Many officials claim they want safer and more convenient roads for pedestrians and cyclists, but advocates have consistently found that support vanishes if any design changes would lower speed limits or otherwise inconvenience car traffic. It's easy to support pedestrian and bicycle friendly road design; it is very hard to support it when it requires slowing drivers down. Sadly, this is true even of school zones.

For this question, ACT gave pluses only if candidates were willing to support complete streets policies even when a change might slow down some drivers.

3. Do you support changing existing traffic lanes to dedicated bus lanes for BRT?

The basic idea of Bus Rapid Transit (BRT) is that the most efficient use of road space is for those vehicles that carry many passengers. When lanes are reserved for exclusive use by buses, a road can carry more people faster. Stranding buses in the same congested traffic as cars takes the "rapid" out of Bus Rapid Transit; effective BRT requires dedicated lanes for buses.

Unfortunately, if implemented improperly, this gives highway builders an opportunity to further widen roads for extra bus lanes. In Montgomery County, the temptation exists for politicians to support dedicated bus lanes in the upcounty by widening roads, while opposing any bus lanes in the downcounty. That would mollify those who can't imagine taking lanes away from cars. It is easy for a candidate to support generic BRT; it is harder for a candidate to support changing some existing car lanes to bus-only lanes.

The BRT plan approved by the County Council last fall does not rule out widening roads to create dedicated bus lanes, and includes several chances for residents to delay or stop repurposing car lanes to bus only lanes. Advocates must continue to pressure the County Council to make sure Montgomery County gets the rapid Bus Rapid Transit system it needs.

ACT specifically asked candidates if they support changing existing traffic lanes to dedicated bus lanes, and only gave candidates a plus if they supported that.

4. Will you support stopping all spending on the M83 highway?

M83 is an environmentally destructive highway that would run from Montgomery Village to Clarksburg and cost the county at least $350 million to build. It was put in the master plans over 50 years ago, before major modern environmental laws existed.

To be sure candidates opposed it, we asked if they would support stopping all spending on M83. The question covered money from both the capital budget and operating budget, as well as any money to study it further.

The questionnaire answers are the first time all at-large county council Democratic candidates stated their opposition to any further spending on the M83 highway, marking an important turning point in the fight against the "zombie" highway.

5. How would you increase the housing supply in our urban centers?

For transit to work, it has to be where people can use it: near their homes. And if more people live near transit, then more people can use it. Therefore ACT has consistently supported development in urban areas like downtown Silver Spring and Bethesda.

In areas like these, politicians who support this sort of development frequently take a lot of criticism from people who don't want any new development whatsoever, and who feel it threatens the character of single-family neighborhoods.

Two recent projects, the Chelsea Heights townhouse development in Silver Spring and the Chevy Chase Lake plan, have typified this debate in the downcounty. ACT considered candidates' statements on those two development projects when rating them on this issue.

Many candidates chose to interpret this question as one about affordable housing programs, which misses the point. The intense market demand for transit-accessible housing means that less affluent residents will inevitably get squeezed out unless we greatly increase the supply. To ensure that housing near Metro does not become a luxury good, we must promote construction of transit-accessible residences at all price levels, including high-end and middle-income housing as well as subsidized housing.

6. Would you support a 2nd road crossing of the Potomac?

At the moment, there are no plans for a second highway crossing over the Potomac which would make an "Outer Beltway." However, some Virginia advocacy groups regularly bring the idea up at Council of Governments meetings, and there are Marylanders who are very interested. The highway lobby in both states is very supportive.

A second road bridge would invite more highway-building at the expense of funds for transit. Although the issue is currently dormant, it might become active in the future and so the ACT board wanted to know what politicians would say about it. It also seemed to be a good opportunity to find out candidates' general attitudes towards highway building and sprawl development.

7. Do you support including the 3rd track needed to allow all-day MARC service?

Right now MARC only runs a few times a day between Martinsburg, Frederick and DC. MARC runs on CSX tracks, and CSX uses those tracks for its own trains, limiting MARC service. For MARC to run more frequently, it needs a third track.


Scorecard for state senator and delegate.

"Why did my candidate get a minus when their questionnaire answers are perfectly correct?"

Some candidates answered "yes", and then followed that with an answer that made it clear they didn't get it. For example, an imaginary candidate who responded to the M83 question by saying "Yes, there should be no further spending on M83. The money should go to a highway that runs from my house to I-270," would receive a minus because they do support building more highways in our county. For the record, no candidate said any such thing.

Candidates who served in executive offices, such as the County Executive, were evaluated on their records in office as well as their public statements, voting records and questionnaire answers.

There have been a considerable number of candidate forums and other opportunities to hear candidates speak. ACT board members have attended as many as possible, not just because we are political junkies in need of help, but because we wanted to see if candidates were consistent in their positions.

We found that some candidates were inconsistent in addition to just not being clear. If a candidate's statements at a public event conflicted with the answer he or she gave on the questionnaire, that factored into the rating. The questions were deliberately written using very specific language to see who would go beyond generalities and commit to a position that might be unpopular.

Candidates running unopposed in primaries were not rated. However, their answers to the questionnaires, along with those of all the other candidates, are posted in full on the ACT website.

Development


Prince George's adopts "Sprawl Plan 2035" over community objections

It was supposed to be different this time. Prince George's County's new general plan was supposed to embrace a bold new vision for a more sustainable and transit-oriented growth strategy. Instead, the county chose to cling to its old, failed approach of mouthing platitudes of support for walkable urban development around transit while actively facilitating suburban sprawl far from transit.


Photo by thisisbossi on Flickr.

County residents and smart growth advocates feared this when planners released a draft of Plan Prince George's 2035, the updated countywide comprehensive plan for long-term growth and development, last fall. The draft placed too much emphasis on sprawl.

It ignored the revitalization needs of most inner-Beltway communities and downplayed neighborhood Metro stations. At the same time, the preliminary plan supported massive greenfield development outside the Beltwayboth at mixed-use "suburban centers" like Konterra and Westphalia, and also in scattered single-family residential subdivisions.

Each subsequent revision of the plan only made matters worse. When the Planning Board adopted its version of the plan in March, it added hundreds of acres to the exiting suburban Bowie Regional Center, which was already too disconnected from transit.

Likewise, when the County Council approved its version of the general plan earlier this month, it removed hundreds of additional acres of woodlands from the rural preservation area and placed them into the "established communities" area, making them eligible for further sprawl development. The council also added language specifically endorsing automobile-oriented suburban "town centers," stating they "help[ed] fulfill countywide goals."

Planners and council members rebuffed calls for TOD fixes to plan

When planners held their first town hall meeting about Plan Prince George's last June, they appeared committed to a strategy of picking 3 Metro station areas as "downtowns" and focusing most of their energies at those stations.

But when the preliminary plan draft finally emerged, it did not seriously put weight behind directing more growth to those downtowns and less to areas far from transit.

When the preliminary draft plan went before the Planning Board for review in March, more than 100 citizens and public officials from across the county signed a petition urging county officials to reconsider the land use priorities in the preliminary plan.

Among the petition's signatories were Maryland State Senator Joanne Benson, Capitol Heights Mayor Kito James, Seat Pleasant Mayor Eugene Grant, Forest Heights Mayor Jacqueline Goodall, and a host of civic leaders representing all 9 council districts. The Planning Board ignored these pleas and forwarded its sprawl-enhanced version of the plan to the County Council for approval on March 6.

Led by council members Ingrid Turner (District 4) and Derrick Leon Davis (District 6), the County Council chose to maintain the build-anywhere-you-want culture that has left the county with the least-developed and least-profitable Metro station areas in the region. The lone dissenter was outgoing District 3 council member Eric Olson.

In the end, Plan Prince George's 2035 embodies the same undisciplined, sprawl-centered approach that planners cautioned against. While the plan says many good things about why the county should focus on developing its transit stations and reinvigorating its older communities, it ultimately allows and encourages uncontrolled growth away from transit and outside the Beltway. As such, it does not improve much upon the previous 2002 general plan.

Fortunately, the county does not have to wait another decade to right this wrong. Any future master plan or small-area sector plan can amend the general plan as it relates to that specific planning area. But to realize that opportunity, the county needs council members who are serious about focusing on smart growth.

A version of this post originally appeared on Prince George's Urbanist.

Transit


Three ways to build in Forest Glen without creating more traffic

As new homes, offices, and shops sprout around the region's Metro stations, Forest Glen has remained a holdout due to neighborhood resistance to new construction. But that may change as WMATA seeks someone to build there.


Metro wants to redevelop this parking lot. All photos by the author.

Last month, the agency put out a call for development proposals at Forest Glen, in addition to West Hyattsville and Largo Town Center in Prince George's County and Braddock Road in Alexandria. WMATA owns 8 acres at Forest Glen, most of which is a parking lot, and developers have already expressed interest in building there.

Forest Glen should be a prime development site. While it's on the busy Red Line, it's one of Metro's least-used stations. It's adjacent to the Capital Beltway and one stop in each direction from Silver Spring's and Wheaton's booming downtowns. Holy Cross Hospital, one of Montgomery County's largest employers with over 2,900 workers, is a few blocks away. But since Forest Glen opened in 1990, not much has happened.

On one side of the Metro station is a townhouse development that's about 10 years old, while across the street are 7 new single-family homes. The land the parking lot sits on is valuable, and it's likely that WMATA will get proposals to build apartments there because the land is so valuable. But zoning only allows single-family homes there, the result of a 1996 plan from Montgomery County that recommends preserving the area's "single-family character," due to neighbor concerns about traffic.


Townhouses next to the Forest Glen parking lot.

As a result, whoever tries to build at Forest Glen will have to get a rezoning, which neighbors will certainly fight. It's true that there's a lot of traffic in Forest Glen: the Beltway is one block away, while the adjacent intersection of Georgia Avenue and Forest Glen Road is one of Montgomery County's busiest. While traffic is always likely to be bad in Forest Glen, though by taking advantage of the Metro station, there are ways to bring more people and amenities to the area without putting more cars on the road.

Make it easier to reach Metro without a car

Today, two-thirds of the drivers who park at Forest Glen come from less than two miles away, suggesting that people don't feel safe walking or biking in the area. There's a pedestrian bridge over the Beltway that connects to the Montgomery Hills shopping area, a half-mile away, but residents have also fought for a tunnel under Georgia Avenue so they won't have to cross the 6-lane state highway.

Montgomery County transportation officials have explored building a tunnel beneath Georgia, which is estimated to cost up to $17.9 million. But county planners note that a tunnel may not be worth it because there aren't a lot of people to use it.

And crossing Georgia Avenue is only a small part of the experience of walking in the larger neighborhood. Today, the sidewalks on Forest Glen Road and Georgia Avenue are narrow and right next to the road, which is both unpleasant and unsafe. WMATA has asked developers applying to build at Forest Glen to propose ways to improve pedestrian access as well, and they may want to start with wider sidewalks with a landscaping buffer to make walking much more attractive. Investing in bike lanes would also be a good idea.

Provide things to walk to

Another way to reduce car trips is by providing daily needs within a short walk or bike ride. The Montgomery Hills shopping district, with a grocery store, pharmacy, and other useful shops, is a half-mile away from the Metro. But it may also make sense to put some small-scale retail at the station itself, like a dry cleaner, coffeeshop or convenience store, which will mainly draw people from the Metro station and areas within walking or biking distance. Some people will drive, but not as many as there would be with larger stores.

Putting shops at the Metro might also encourage workers at Holy Cross to take transit instead of driving, since they'll be able to run errands on their way to and from work. Encouraging this crowd to take transit is important, since hospitals are busy all day and all week, meaning they generate a lot of demand for transit, making it practical to run more buses and trains, which is great for everyone else.

Provide less parking

Whatever gets built at the Metro will have to include parking, not only for commuters, but for residents as well. While Montgomery County's new zoning code requires fewer parking spaces, each apartment still has to have at least one parking space. Even small shops will have to have their own parking. The more parking there is, the more likely residents are to bring cars, which of course means more traffic.

Thus, the key is to give future residents and customers incentives to not drive. The new zoning code does allow developers to "unbundle" parking spaces from apartments and sell or rent them separately. Those who choose not to bring cars will then get to pay less for housing. The code also requires carsharing spaces in new apartment buildings, so residents will still have access to a car even if they don't have their own. If Montgomery County ever decides to expand Capital Bikeshare, the developer could pay for a station here.

And the developer could offer some sort of discount or incentive for Holy Cross employees to live there, allowing hospital workers to live a short walk from their jobs.

No matter the approach, there are a lot of ways to build in Forest Glen without creating additional traffic. A creative approach can do wonders for the area's profile and elevate the quality of life for residents there.

Development


Prince George's is trying to be serious about transit-oriented development

Prince George's County officials want everyone to know that the county is serious about transit-oriented development and making the most of its Metro stations. A promise to plan needed streets, sidewalks and parks around a short list of stations could be an important change to county spending that's been focused on big-ticket road projects.


Photo by the author.

The county has been lobbying hard to get the FBI headquarters at the Greenbelt Metro station. Next week, officials break ground on a new Maryland Department of Housing and Community Development headquarters at the New Carrollton station. And the county has committed to locate a $650 million hospital at Largo Town Center station.

All are examples of the county's strategy targeting five Prince George's Metro stations: Largo, New Carrollton, Prince George's Plaza, Branch Avenue, and Suitland. The county will speed up the approval process around these sites and offer financial incentives for transit-oriented development.

The county has also committed to plan infrastructure such as streets, sidewalks, and parks around each station. For the last few years, the county's requests to the state government for transportation projects listed infrastructure at Metro stations, but did not make a detailed request. County officials now are committing to assessing specific station area needs, to make sure that infrastructure at Metro stations are in the line for funding from the county, state, or other sources. The current draft of the county's 20-year land use plan also calls to revise the county's capital project lists to align with its transit-oriented development priorities.

But apart from the Purple Line, which isn't entirely in the county, the lion's share of local and state funds continue to flow to expensive road widening, interchanges and other facilities that chase sprawl.

The county has won a state commitment to spend $150 million on an interchange at Suitland Parkway and MD-4, and a new interchange for MD-210 (Indian Head Road) at Kerby Hill Road for $100 million. The Suitland and MD-4 (Pennsylvania Avenue) interchange feeds develop­ment at the 6,000-acre greenfield Westphalia project, which is a bad deal for the county.

The county's top request from the state this year is to fund another interchange for MD-210, which could cost close to $100 million. The complete plan for 7 interchanges along MD 210 prices at more than $600 million. Those numbers dwarf the $26 million the state committed last year for pedestrian and bicycle improvements.

Rushern Baker's administration's pledges to help spur development at priority Metro stations are very welcome. Residents are hoping to see them follow through.

Development


Takoma Metro development proposal is a real compromise

For more than 10 years, we've discussed what kind of development at the Takoma Metro station would make this station a lively, safer place. A new plan for a residential building does just that, while offering a compromise to neighbors concerned about open space and parking.


Photo by tracktwentynine on Flickr.

Since 2000, WMATA has attempted to develop the area around the Takoma station. Last year, developer EYA proposed building about 200 apartments on a surface parking lot. The building would have 3 stories on Eastern Avenue and step up to 4 toward the train tracks. It would replace most of the parking, only about half of which is used at one time.

The plan keeps the existing 2.5 acre green space open, and offers some enhancements to make it more usable. The proposed building and residents overlooking the site will help foster a safer, more pedestrian-friendly environment by orienting the building to the bus drive, with entrances and windows facing the lane. Previous plans for live-work units or retail space have been dropped because of the weak market for retail at the site.

A 2006 plan that later stalled out offered about 90 townhouses and a one acre village green, but no replacement for the Metro parking, which is only for short term use. While the attractive townhouse and inviting village green were worth pursuing, I always thought this site would be better for an apartment building.


Image from EYA.

Then and now, some neighbors in both Takoma and the adjacent city of Takoma Park, which sits across Eastern Avenue, have opposed the project. In 2006, both supporters and opponents gave the developer grief about building homes with 2-car garages at a Metro station. But many critics also said that WMATA should replace all of the existing parking, in addition to preserving the whole 2.5 acre open space in front of the station and adding more bus bays.

The new plan responds to nearly all of the major criticisms, while at the same time more than doubling the amount of housing originally proposed. Now, opponents mostly object to the potential building's height, even though it is on a block with other 3-story apartment buildings, all of which face single-family houses.

The proposal's modest scale is in sync with the downtown district's eclectic variety of buildings. EYA has already agreed to make the building shorter and reduce the number of units from 266.

At a March 13 WMATA committee meeting about the project, the board members incorporated amendments that the city of Takoma Park requested into its resolution to move the project forward. This Thursday, the WMATA Board will vote on an agreement with EYA to pursue the project, and to hold an official public hearing.

If WMATA approves the project, it will go to the DC Zoning Commission, which will have an opportunity to refine the design in its review process. Neighbors will have ample opportunity to raise their concerns about any aspect of the proposal then.

Like with any proposal, there is room for more improvement. The proposal offers much less parking for residents than before, which makes sense for a site next to a Metro station. But it could be lower still, since this is the transit agency's land and the point is to build housing for more transit customers.

The new proposal offers residential parking at about 0.7 spaces per unit, down from 1.5 to 2 spaces per unit in the townhouse proposal. It would be sensible for WMATA to require that developers on their property to build less parking and offer their residents incentives to ride transit and use carsharing. That makes it easier to market the building to transit-oriented households who rely much less on personal cars.

The other important way the WMATA Board could improve this project is to honor the DC Council's 2002 request that 20% of any housing at this site be set aside for households making 30%, 60%, and 80% of the area median income. This is still the right commitment for a property that the public transit agency and District of Columbia control, and our need for more affordable housing has only grown in the intervening years.

It's been a long time coming, but this proposal for the Takoma Metro station will make downtown Takoma a better place for everyone. It will help a greater number of people use transit, have daily access to local shopping, and live with a lower carbon footprint. This is exactly where our region should be growing, and where we can accommodate more people who seek a transit-oriented lifestyle.

If you agree, ask the WMATA Board to move ahead with this project. Click here to let them know.

Development


Progress at Gaithersburg's two new town centers

Gaithersburg's collection of walkable new urbanist neighborhoods is growing, with impressive construction progress at both the Crown development and Watkins Mill Town Center.


Ellington Boulevard in Downtown Crown, seen from the north. All photos by BeyondDC.

Both neighborhoods are planned around future stations of the Corridor Cities Transitway, which will someday connect a whole string of walkable neighborhoods in upper Montgomery County to Shady Grove Metro station. But with rapid transit service still years away, construction is working from the outside in, focusing first on sections farther from planned transit stations.

Crown

At the Crown development, construction progress is focused on Phase 1, the western half. A mixed-use town center surrounds the corner of Ellington Boulevard and Crown Park Avenue, with blocks of rowhouse neighborhoods to the side.


Ellington Boulevard, seen from the south.


Crown Park Avenue, perpendicular to Ellington Boulevard.

It's clear that serious work and expense went into the architectural details.


Downtown Crown.


Downtown Crown.

To the east, the rowhouse neighborhoods are taking shape as well.


Rowhouses on Hendrix Avenue.

Decoverly Drive marks the boundary of Phase 1, as well as the future route of the transitway. Crown's original plans show an even larger town center surrounding the BRT station along Decoverly. But following actual construction, it appears density has been reduced around the station, and rowhouses line the Phase 1 edge instead.

One wonders if Phase 2 will make Crown a truly transit-oriented place, or if transit will merely run through it.


Decoverly Drive.

Watkins Mill Town Center

A few miles to the northwest, adjacent to the Metropolitan Grove MARC station, Watkins Mill Town Center is taking shape.


Watkins Mill Town Center.

At Watkins Mill, the rowhouses and lower density portions are nearing completion, but the downtown section has yet to begin construction. As a result, a huge field separates the MARC station (and future BRT stop) from the constructed portions of the development.


Urban Avenue, not quite urban yet.

Someday, the Corridor Cities Transitway could make Gaithersburg a second Arlington, a string of walkable communities knit together by transit. Whether that actually happens or not will depend the State of Maryland getting the transitway built, and the City of Gaithersburg insisting on truly transit-oriented places.

Cross-posted at BeyondDC.

Development


Prince George's new general plan places too much emphasis on sprawl

Last year, Prince George's County planners kicked off a bold effort to revise its general plan and direct most future growth to transit stations inside the Beltway. But a continuing focus on sprawling suburban development on the county's fringes could thwart those worthy goals.


Photo by La Citta Vita on Flickr.

The Planning Department has been working on "Plan Prince George's 2035," an update of the county's blueprint for long-term growth and development. It proposes directing most growth to a few "downtown" areas at major Metro stations inside the Beltway. Planners stressed the need to revitalize older communities and preserve natural resources.

Throughout the process, planners urged the county to be "bold and forward thinking" and to reject the "business as usual" approach of supporting sprawl development. But the County Executive's and County Council's continuing enthusiasm for big greenfield developments like Westphalia and Konterra, will only continue this pattern by directing growth away from downtowns.

Preliminary draft plan reflects council's desire for more "business as usual"

The preliminary draft of Plan Prince George's 2035, released in September, is graphically impressive and chock-full of data. Planners have spent the past several weeks reviewing, digesting, and responding to public comments received in November and December.

In many ways, the preliminary draft plan lays out the right overall vision and framework for how the county should "live, work, and sustain" over the next 20 years. It says that 50% of the county's growth should go to one of eight "Regional Transit Centers": Largo Town Center, New Carrollton, Prince George's Plaza, Branch Avenue, College Park, Greenbelt, Suitland, and National Harbor. Of these, only National Harbor is not Metro-accessible, and all of these areas are either inside or adjacent to the Beltway.

In many other ways, however, Plan Prince George's 2035 is at odds with the planners' stated vision. It's too permissive of allowing growth to continue in the sprawling areas of the county that lie outside the Beltway and away from transit. Inside the Beltway, the preliminary plan misses the mark in identifying existing neighborhoods most in need of capital investments to catalyze revitalization and redevelopment.


Photo by Magnus D on Flickr.

New "Suburban Centers" and sprawling subdivisions away from transit encourage growth in the wrong places

The plan identifies five "suburban centers," all located outside the Beltway and away from transit: Bowie, Brandywine, Landover Gateway, Westphalia, and Konterra. Planners envision that these centers will be "larger in size" than development around Metro stations and will "rely more on vehicular transportation."

According to the plan, 6,300 new homes should be built in these areas, representing 10% of the county's growth over the next 20 years. But Konterra and Westphalia alone are already approved for 9,500 homes, or 15% of the county's projected growth. Add the approved and planned development at Woodmore Towne Centre and the old Landover Mall (both at Landover Gateway), as well as Bowie and Brandwine, and Suburban Centers could easily be responsible for more than 20% of Prince George's projected future growth.

County planners may have felt they had to include the suburban centers because they're already reflected in existing master plans. Additionally, County Executive Rushern Baker and many County Council members continue to vigorously support growth and development in these areas. But the point of the General Plan is to provide a blueprint for the county's future growth, not to ratify the bad growth decisions of the past.

The preliminary plan also recommends directing another 20% of the county's growth to so-called "Established Communities," which refers to every place in the county that's eligible for public water and sewer connections. But such an overarching designation, which includes many areas that are currently undeveloped, turns the whole concept of "established" on its head and does virtually nothing to control sprawl.

Last fall, the County Council extended the validity periods for several previously approved but still-unbuilt projects dating to before the housing bust. Eighty percent of those projects are for single-family subdivisions in undeveloped areas outside the Beltway.

With the "Suburban Centers" and "Established Communities," as contemplated in the preliminary plan, over 40% of the county's projected growth will occur in outer-Beltway suburbia, away from transit. This can hardly be the "bold" direction that planners originally envisioned.

Plan doesn't direct enough resources for inside-the-Beltway communities

In contrast to the massive growth planned for "Suburban Centers" and "Established Communities," the draft plan only anticipates 15% of the county's growth going to the 20 Metro, MARC, Purple Line, and other transit stations inside the Beltway that are designated as local transit, neighborhood, or campus centers. There's little mention in the plan of public funds for capital improvements, like new streets or public facilities, and other catalytic investment in these areas, meaning even that tiny amount of growth is not likely to materialize.

The draft plan focuses its "Neighborhood Reinvestment Area" priorities solely on the six neighborhoods that County Executive Baker designated in his 2012 Transforming Neighborhoods Initiative (TNI) program, which provides educational, public health and safety resources to communities particularly plagued by crime.

In her public testimony, Lillie Thompson-Martin, mayor of the town of Fairmount Heights, rightly criticized the preliminary draft of Plan Prince George's 2035 for "starving the older established communities," refusing them any meaningful revitalization assistance.


State-designated revitalization opportunity areas like this, across from the Addison Road Metro Station, get little attention in Plan Prince George's 2035. Image from Google Earth.

A better approach would have the plan focus on those areas that county and state economic development officials have already identified as most in need of revitalization. Maryland has designated several Prince George's communities as either a Sustainable Community, Targeted Area, or Enterprise Zone. This would encompass most of the inner-Beltway Metro station areas designated as Local Transit Centers or Neighborhood Centers, like West Hyattsville and Addison Road, and many other older communities, like Brentwood, Mount Rainier, and Capitol Heights.

Tell Prince George's it's time to change directions

Although the public comment period has passed, the final draft of Plan Prince George's 2035 has not yet been adopted. The Planning Board and the County Council still have to meet and vote to adopt the final plan.

If you believe that Prince George's needs to make developing our Metro stations and revitalizing inside-the-Beltway communities a priority, you should write to them and urge them to hold another public hearing. For the Planning Board, send your emails to the Public Affairs Department, with copies to Planning Director Fern Piret and Deputy Planning Director Al Dobbins.

For the County Council, send your emails to Council Chair Mel Franklin, with copies to the Clerk of the Council and Ingrid Turner, chair of the council's Planning, Zoning, and Economic Development committee.

Cross-posted on Prince George's Urbanist.

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To:Public Affairs Department, Prince George's Planning Board
Mel Franklin, Chair, Prince George's County Council
Cc:Firn Piret, Planning Director, Prince George's Planning Board
Al Dobbins, Deputy Planning Director, Prince George's Planning Board
Ingrid Turner, Prince George's County Council
Clerk of the Council, Prince George's County Council

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