Posts about White Flint
Over the next two weeks, you can learn about plans for transit on I-66 and for meters on the Mall, speak up on WMATA's budget and the DC zoning update, and see a play with us in Arlington.
Come see Clybourne Park with us: Join us to go see Clybourne Park, an award-winning play about gentrification in Chicago, this Sunday, February 9. We'll have an open discussion with the show's director, the cast, and some GGW contributors after the show.
The show begins at 2:30 pm at the Thomas Jefferson Community Center, located at 125 South Old Glebe Road in Arlington. The theater is about a mile from the Ballston and Virginia Square Metro stations and accessible by Metrobus routes 10B, 23A, 23C, and 4A, or ART route 41. Purchase tickets here.
Talk about parking meters on the Mall: The National Park Service has plans to help fund a new Circulator bus route by adding parking meters to free parking on the National Mall. On February 11, NPS will hold a public meeting to discuss the parking meter proposal at the NPS National Capital Region Headquarters Cafeteria, at 1100 Ohio Drive SW beginning at 6 pm.
See the future of White Flint: Montgomery County wants to transform Rockville Pike from a suburban strip to a new downtown. Hear how the county's working with property owners, local businesses, and residents to make it happen during a lunch talk with Lindsay Hoffman, executive director of community organization Friends of White Flint.
The event is this Wednesday, February 5 from 12:30 to 1:30 pm at the National Building Museum, 401 F Street NW. The talk is free, but you need to register.
Last chance to speak out on DC's zoning update: The last round of public hearings on a rewrite of DC's 50-year-old zoning code begin this Saturday, February 8 and continue throughout the week. Interested in testifying? Attend the meeting for your ward and speak your mind. The hearings are first come, first served, so be sure to sign up early. The Coalition for Smarter Growth has a guide for signing up here.
The ward-by-ward schedule is below:
- Wards 1 & 2: Thursday, February 13 at 6:00 pm, DC Housing Finance Authority building, 815 Florida Avenue NW.
- Wards 3 & 4: Tuesday, February 11 at 6:00 pm, Wilson High School Auditorium, 3950 Chesapeake Street NW.
- Wards 5 & 6: Saturday, February 8 at 9:00 am, Dunbar High School Auditorium, 101 N Street NW.
- Wards 7 & 8: Wednesday February 12th at 6:00 pm, Dept. of Employment Services, 4058 Minnesota Avenue NE.
The schedule of remaining hearings is below. All meetings begin at 6 pm with an information session, followed by the hearing at 6:30 pm:
- Monday, February 3: Matthews Memorial Baptist Church, 2616 Martin Luther King Jr. Avenue SE in DC, two blocks from Anacostia (Green Line).
- Tuesday, February 4: Montgomery County Executive Office Building, 101 Monroe Street in Rockville, two blocks from Rockville (Red Line).
- Wednesday, February 5: Arlington Central Library, 1015 North Quincy Street in Arlington, three blocks from Virginia Square (Orange Line).
- Thursday, February 6: Metro headquarters, 600 5th Street NW in DC, two blocks from Gallery Place-Chinatown (Red, Green, and Yellow lines).
Improve transit options on I-66: The Virginia Department of Transportation is exploring options to improve transit on I-66 in Fairfax and Prince William counties. They will be holding a public meeting to talk about the results of their recent environmental impact study and share ideas and suggestions for transit improvements. The second and final meeting is
tomorrow, February 4 Wednesday, February 5 at 6:30 pm. It will be held at the Wyndham Garden Hotel, at 10800 Vandor Lane in Manassas.
The first phase of Pike + Rose, the massive strip mall redevelopment on Rockville Pike, is scheduled to open this fall. Recently, I got to tour the construction site as it slowly transforms into a neighborhood.
When it's finished several years from now, Pike + Rose will contain 9 city blocks with 3.5 million square feet of apartments, offices, shops, and restaurants, as well as a movie theatre and music venue. I'll be five times the size of Bethesda Row, which developer Federal Realty also built.
After about 18 months of construction, Pike + Rose is beginning to look like a place. Cladding is beginning to cover the buildings' frames, and windows are starting to go in. Grand Park Avenue, envisioned as a bustling street lined with storefronts and dining patios, is still a mud pit, though it now has curbs.
Around the corner is Muse Alley, the first of several public spaces in the development. Evan Goldman, Federal Realty's vice president of development and my tour guide, explained that the lower level would be a deck with movable tables and chairs and surrounded by a "forest" of birch trees. Overlooking it will be a beer garden.
There are three buildings in the first phase. Two are apartment buildings: Pallas, an 18-story building that's still being framed, and PerSei, a mid-rise building that will open this spring. Aaron Kraut at BethesdaNow got to take a look inside PerSei last week.
Like many new apartment buildings, it's been designed to look like several smaller buildings in an attempt to break down its block-long size. Goldman said that the developer wanted to draw from the area's history. One section is designed to look like a repurposed warehouse building, while the cream-colored section pictured above will get a mural inspired by a bakery that was once located nearby.
The third building, 11800 Grand Park Avenue, contains several floors of offices atop a health club, a high-end movie theatre, and a four-star restaurant. Federal Realty worked with Strathmore, whose music hall is a mile away, to create a jazz club as well. It was originally supposed to be an open-air space, but instead will have sliding glass walls, allowing it to double as a corporate meeting space during the week.
Having this many entertainment venues next to each other, and all opening at once, could create a critical mass of activity in White Flint almost instantly. It's similar to the way that restaurateur Joe Englert sought to make H Street NE a nightlife destination by opening several bars and restaurants at once. "This will be the entertainment center of the county," Goldman says. "We hope this is that place everyone goes on the weekends."
This building includes a number of outdoor spaces; the restaurant, health club, and jazz venue all have roof decks. Today the views are of parking lots and strip malls, but over time, it'll fill in as White Flint grows a skyline.
Back on the street, 75% of the retail spaces have been leased, including several restaurants. Many of them are chains, but there are places that only have a few other locations nationwide, meaning they'll be the only ones in the DC area.
Some of these restaurants will face Old Georgetown Road, a busy state highway. This fits in with the county's vision to make it a more pedestrian- and bike-friendly street, though both Montgomery County and Maryland transportation officials have been reluctant to do so. Hopefully, creating activity on Old Georgetown now will push them to redesign it as an urban street.
In May, work on Pike + Rose's second phase will start by demolishing the rest of the main strip mall, while a small retail building at the corner of Rockville Pike and Old Georgetown Road will get a facelift to help it blend in with the new buildings. Most of the remaining tenants have left; some have moved to other Federal Realty-owned shopping centers along Rockville Pike, while Chipotle, Starbucks, and La Madeleine will move to new spaces on-site.
The second phase should open within two years, but Federal Realty has no timeline for the rest of the site, including the building on the corner. Plans show that it could eventually become a high-rise office building, though that probably won't happen until there's funding for a new entrance to the White Flint Metro across the street, which would make that site much more valuable.
White Flint has been in planning for years, and it'll take decades for it to fully become a more urban place. The first phase of Pike + Rose offers us a glimpse of White Flint's future, but also suggests a path forward for other aging shopping centers around the region.
Check out this slideshow of Pike + Rose under construction.
As Montgomery County asks the state to spend more on transit within the county, its proposed budget pours money into sprawl-inducing highways instead, while calling road widenings near schools and Metro stations "pedestrian improvements."
Last week, County Executive Ike Leggett sent his proposed $1 billion transportation budget for 2015-2020 to the County Council. It adds new money to build two $100 million highway segments, Goshen Road in Gaithersburg and the 8000-foot-long Montrose Parkway East near White Flint, and lets environmental studies for the even more expensive extension of Midcounty Highway continue.
But many transit, bike, and pedestrian projects have been delayed. The proposed BRT system will get a $10 million state planning grant, but no county funds. The $80 milllion south entrance to the Bethesda Metro station, which the County Council previously funded over objections from the Department of Transportation (MCDOT), was left alone.
Bicyclists get a speedup in construction for a bike path on Needwood Road, required under the terms of a state grant. But the money comes from slowing down work to complete the far more important Metropolitan Branch Trail. Bike projects on Bethesda Avenue, Frederick Road, and Seven Locks Road are delayed too.
MCDOT learned long ago that cars-first policies had to be disguised with lip service to transit and pedestrians, and this budget continues that tradition. While new roads are the first category in the current six-year budget, the new budget lists them after transit.
At first glance, the proposed transit and pedestrian budgets seem large, but this is a mirage. The numbers are inflated with items that belong elsewhere. The county calls a $70 million dollar garage for school buses and park maintenance vehicles a mass transit facility. Road widenings around new schools, previously classified as road projects, are listed as pedestrian improvements this year. Buried in the budget for a new Metro entrance at Medical Center is the cost of a turn lane a block away at Jones Bridge Road.
Montgomery County's ped/bike budget will pay for a turn lane onto Rockville Pike at NIH. Photo by thisisbossi on Flickr.
A telling example of MCDOT's attitude is how it justifies spending money on bike lanes in downtown Bethesda. The county planning board made us do it, agency officials say. The bike lanes must be built before development can proceed beyond a certain point. There's no thought that they might serve a transportation purpose.
In recent years the County Council has shown increasing willingness to challenge MCDOT's priorities. The council funded the $80 million south Bethesda Metro entrance in 2008 and repeatedly fended off requests to reverse that decision. Two years ago, it put off construction of Goshen Road and Montrose Parkway East and budgeted for the Capital Crescent Trail instead.
But MCDOT still clings to the traffic engineering doctrines of the 1950s. The one completely new big project in the budget is yet another upcounty highway, a segment of Observation Drive whose price tag is likely to wind up north of $50 million a mile. The Bethesda Metro entrance stands as the only major county-funded transit construction project.
The time has come to reject once and for all the discredited idea that wide highways are a cure for traffic congestion. The council should zero out all spending on upcounty highways and end the pernicious practice of forcing developers to widen roads. All of the county's scarce transportation dollars are needed to correct the expensive mistakes of the past with better transit and a street network that works well for pedestrians and cyclists, not just for drivers.
Maryland's gas tax increase means it now has the most transportation funding in a generation. Will Montgomery County spend its share on transit to support its urban centers, or keep building highways?
Coupled with existing revenues, the new gas tax has made $15 billion available for transportation, a 52% increase from last year and the most transportation funding in a generation. This month, the County Council will send the state a list of their transportation priorities in order to receive some of that money. As in past years, there are a number of road projects on the list.
But the Planning Board, noting the high cost of new highways and efforts to direct future growth to urban centers, urged the council to choose transit instead. Transit isn't "the answer to every transportation problem," they write, but "where roadway widenings to solve perennial traffic congestion would significantly affect existing communities, natural resources and parkland, a more efficient solution is needed."
Funding would give county's transit plans teeth
Not all of the projects on the list are likely to receive funding. But if they were, the county's transit network could expand dramatically.
Some projects already have the support of county and state officials, including the Purple Line and Corridor Cities Transitway. Also included are funds for more 8-car trains on the Red Line, which will allow Metro to stop turning trains around at Silver Spring instead of running them to the end of the line at Glenmont.
There's also funding to build three of the county's proposed BRT lines along Georgia Avenue, Route 29, and Veirs Mill Road, as well as studying future lines on Rockville Pike and New Hampshire Avenue. A proposed HOV lane on I-270 could eventually support transit between White Flint and Tysons Corner. Planners also recommend funding new sidewalks and bike paths along Georgia Avenue between Forest Glen Road and 16th Street, which the State Highway Administration is currently studying, and a pedestrian underpass at the Forest Glen Metro station.
These projects would serve the county's existing urban centers, like Silver Spring and Bethesda, by giving people alternatives to driving. And they would support the development of future ones like White Oak, where County Executive Ike Leggett envisions a research and technology hub.
Planners say transit would better serve growth areas
But many of the road projects in the priorities list could undermine those efforts, whether by directing funding away from transit or by encouraging more people to drive there.
The priorities list includes three interchanges along Route 29 in East County, at Stewart Lane, Tech Road, and Greencastle Road, which have been in planning for decades and would cost $344 million. (Maryland has already set aside $7 million to design a fourth interchange at Fairland Road, estimated to cost $128 million to build.) Under the county's traffic tests, they have to be built before development in White Oak can happen.
County planners estimate that the three interchanges would cost the same to build as an 11-mile BRT line along the same corridor between downtown Silver Spring and Burtonsville. They say transit would not only better support the creation of a town center in White Oak, but give commuters from points north an alternative to driving, ultimately reducing local congestion.
"We believe that prioritizing the [Route 29] transit corridor improvements is the better choice," their report says.
Other road projects on the list include funds to build Montrose Parkway, a highway that would divide White Flint and Twinbrook. And there's a proposal to widen Norbeck Road between Georgia Avenue and Layhill Road and build an interchange at Georgia, even though the road runs parallel to the underused Intercounty Connector a half-mile away.
Maryland's new transportation funds present a rare opportunity to the state and Montgomery County, its economic engine. Some road improvements may be necessary and beneficial, especially in the county's suburban areas. But the county's urban centers are where most of its future growth will happen, and they need transit to thrive. We have to make the right choice now, because we may not get it again for a long time.
Montgomery County's urban areas are growing, but their wide, fast streets, designed to prioritize drivers over everyone else, are holding them back. A new bill going before the County Council could level the playing field for pedestrians and cyclists.
Last month, Councilmembers Roger Berliner and Hans Riemer introduced several amendments to the county's Road Code, notably to reduce the "target speed," which is usually the speed limit, of new or rebuilt streets. All streets in urban areas would be designed for speeds of 25 mph, or between 30 and 40 mph on suburban arterials. On smaller residential streets, the target speed would be 20 mph.
To achieve those lower speeds, in urban areas like Silver Spring, the bill would allow lanes no wider than 10 feet, tighter curb radii at intersections, and curb bumpouts, which reduce the distance pedestrians have to cross a street. It also lets developers work with the county to put bikeshare stations or car charging outlets in their projects.
"The overarching goal of this bill is to…facilitate the implementation of pedestrian friendly, bike friendly, walkable, livable urban areas as envisioned" in county plans for areas like White Flint and Wheaton, write Berliner and Riemer in a memo to the council.
Bill 33-13, as it's officially called, is an update of the county's Road Code, which was approved in 2008 as an attempt to create "complete streets" that accommodate pedestrians and cyclists in addition to drivers. To offer recommendations, County Executive Ike Leggett convened a 24-member task force, including representatives from groups like the Coalition for Smarter Growth and the Washington Area Bicyclist Association, as well as AAA. Many of the bill's progressive features fell by the wayside due to AAA pressure to allow wider roads and remove street trees, which spokesperson Lon Anderson called a hazard to drivers.
Berliner and Riemer's amendments will help the Road Code fulfill its original purpose. Whether in emerging urban places like Wheaton or older communities like Bethesda and Silver Spring that were built before cars became common, wide, fast streets are unpleasant to walk on at best, and at worst, a danger to pedestrians. This bill will make those streets safer by slowing traffic and forcing drivers to pay attention.
Streets that are nicer to walk or bike along mean more foot traffic, which means more customers for local shops and restaurants. And studies show that pedestrians and cyclists spend as much if not more at businesses than drivers do. That's especially good news for the county's Nighttime Economy Initiative, which seeks to encourage nightlife in its urban areas.
As in 2008, this bill could face resistance both now and if it's passed. The county's Department of Transportation has been reluctant to create more pedestrian-friendly streets in White Flint or even in school zones. Despite efforts to promote pedestrian safety, county police still side with drivers even when those on foot aren't breaking the law.
Berliner and Riemer's bill deserves all the support it can get. But for it to be successful, we'll need a change of attitude towards pedestrians and cyclists. Some will call lower speed limits and curb bumpouts an inconvenience to drivers, but they remove barriers to making Montgomery County a better and more prosperous place to live.
The County Council will have a public hearing about Bill 33-13 Thursday, January 23 at 7:30 pm at the Council Office Building, located at 100 Maryland Avenue in Rockville. To sign up or for more information, you can visit the county's website.
For years, there's been talk of improving transit connections across the Potomac River between Montgomery and Fairfax counties. There might be a solution in Montgomery County's newly-approved rapid transit plan, and it could be a big deal for the redevelopment of White Flint and Tysons Corner.
How the North Bethesda Transitway could help connect Montgomery and Fairfax counties. Click to see an interactive map.
As the sole connection between Montgomery and Fairfax, not to mention a key link on the Capital Beltway, the American Legion Bridge is often very congested, carrying over 230,000 vehicles each day. 30% of those vehicles come from outside the DC area, but commuters still make about 32,000 trips between Montgomery and Fairfax counties during morning rush hour, and 25,000 trips in the evening. Up to 92% of those trips are drivers alone in their cars.
Officials on both sides of the river have explored transit as a way to reduce commuter traffic, which could improve travel conditions for everyone. In 1998, WMATA introduced a "Smartmover" Metrobus express route over the bridge, but discontinued it five years later due to low ridership. But as places on either side of the bridge grow, like White Flint and Tysons Corner, there might be a new market for transit. That is, if it's fast, frequent, and most importantly, reliable.
Low ridership, high costs killed Smartmover
The Smartmover struggled to attract riders for a few reasons. Buses ran infrequently and mainly during rush hour, so they could only serve commuters who worked regular, 9-to-5-type jobs. Buses didn't get their own lane on local streets or the Beltway, so they often got stuck in traffic, removing one incentive for drivers to switch over.
Except for downtown Bethesda, the Smartmover's stops at Lakeforest Mall, Montgomery Mall, and Tysons Corner were all really spread-out, auto-oriented shopping malls or office parks. This meant riders had to switch to a shuttle or take a long walk to their final destination, giving them another reason to drive instead. And shopping malls aren't where office workers are headed during rush hour.
The service was also very expensive to run. Its destinations are far apart, and in between are low-density, very affluent places like McLean and Potomac that don't produce a lot of transit riders. Though transit relies on public subsidies, Metro still needs some paying customers from other parts of the route to justify running a bus between them.
White Flint and Tysons Corner plans key to making transit work
Since then, a few things have changed that could make transit between Montgomery and Fairfax more successful. One is that both counties are planning to transform the office parks and shopping malls of White Flint and Tysons Corner into denser, more walkable places, allowing more people to live and work within easy reach of transit, thereby encouraging its use.
Together, the two communities might be able to support transit service over the American Legion Bridge. And transit might also justify denser development around Montgomery Mall, creating a third destination that can generate ridership.
Meanwhile, Montgomery County and the state of Virginia are doing things that could give transit its own lane, at least for part of the route. For 20 years, Montgomery County has set aside right-of-way for the North Bethesda Transitway, which would connect Montgomery Mall to the Grosvenor Metro station via Fernwood Road, Rock Spring Drive, Old Georgetown Road, and Tuckerman Lane.
While working on the now-approved Bus Rapid Transit plan, county planners suggested changing the route to follow Old Georgetown Road all the way to White Flint, which is a bigger office and shopping destination than Grosvenor. Planners have also proposed extending the North Bethesda Transitway to Northern Virginia via the Beltway. The transitway "could become part of a significant transit link between Tysons Corner and White Flint," they note. At Montgomery Mall, buses could follow a yet-unbuilt ramp from Fernwood Road to the I-270 Spur and continue onto the Beltway to Tysons Corner, where they could connect to the Silver Line, which will open next year.
It's unclear what would happen after that. Earlier this year, elected officials in Montgomery and Fairfax had a rare meeting to discuss ways to improve connections between the two counties. One possibility could be extending Virginia's 495 Express toll lanes from Tysons Corner north to I-270, which like in Fairfax would be open to buses.
Of course, that would be extremely expensive, politically fraught, and environmentally destructive. Like most of the plan, it has no funding, and Montgomery County will have to do more detailed studies and design work before anything happens.
Could buses run on the Beltway's shoulders?
A faster, cheaper alternative may be to simply run buses on the shoulder. The Metropolitan Washington Council of Governments has studied whether buses could run on the shoulders of the Beltway, which already happens on Columbia Pike near Burtonsville and the Dulles Toll Road near Falls Church. On some roads, the shoulders will need reinforcing to carry the weight of buses, but it's something that could happen relatively soon.
Across the Potomac, Virginia is already preparing to open the Beltway shoulders to all traffic for about 2 miles south of the American Legion Bridge. The state will rebuild and reinforce the shoulders, meaning it may be able to run transit there one day. But once drivers get used to having the extra lane, it'll be a challenge to convince them it should be used for buses instead.
Successful transit needs more than commuters
Traffic on the American Legion Bridge is bad, but only so much of it is commuter traffic. Most of the people who work in Montgomery and Fairfax counties commute from Maryland and Virginia, respectively, meaning they don't use the bridge. According to the 2011 American Community Survey, 47% of the people who worked in Montgomery County lived there too, compared to 40.6% in Fairfax. Less than 4% of Montgomery and Fairfax workers came from the other county.
Some people on the American Legion Bridge are headed to places far outside the DC area, and transit can't serve them. But there are others who might be headed to shop at Tysons Corner or dinner on Rockville Pike. Transit might serve a purpose for them, but only if it's available.
To not repeat the Smartmover's mistakes, area officials will have to make future transit service competitive with driving. Speed is one factor, and the dedicated lanes will help that. But the length and frequency of service is another. That means buses throughout the day and night, not just at rush hour. And it means service frequent enough that people won't have to rely on a timetable. Only then will people feel like they can use transit not just for work, but for all of their daily trips.
That could be the hardest part of making transit over the American Legion Bridge work. It will be expensive to run, which requires higher ridership, which in turn requires more service that's expensive to run. White Flint and Tysons Corner may become dense, transit-friendly places, but it's unclear for now where there will be enough demand to justify transit between them.
Crossposted on Friends of White Flint.
In 2007, the Maryland Transit Administration proposed adding a third track to the MARC Brunswick Line, which could make it possible to have all-day, two-way service. With a recent plan update proposing less third track, it's unlikely that this will ever happen.
The 2007 MARC Growth and Investment Plan proposed a third track from Georgetown Junction in Silver Spring, to Point of Rocks in Frederick County. It would have been built in three stages between now and 2035. In contrast, the 2013 draft update proposes one small portion of third track in Montgomery County and at unspecified locations elsewhere.
This reduces the chance that there will ever be all-day, two-way service. CSX owns the tracks that MARC trains use, and the agency will not allow MARC to run more service if there isn't a third track. If MARC doesn't say where they plan to put a third track, Montgomery County can't reserve the right-of-way for it, making it harder to build the third track later.
Current service on the Brunswick Line consists of 18 daily trains, peak-service headways of 40-75 minutes, one off-peak train on Fridays only, no reverse-peak service, and no weekend service. The Maryland Transit Administration's original plan for MARC called for bringing all-day, two-way service to the Brunswick Line in three stages.
In 2015, there were to be at least 6 additional peak-service trains, or 3 round trips. By 2020, there were to be shorter peak-service headways, plus some reverse-peak and off-peak service. And in 2035, there were to be reverse-commute and weekend service, as well as service to L'Enfant Plaza and Northern Virginia.
As for the third track, first, MTA would build near Rockville and along the Frederick branch of the Old Main Line. In 2020, there would be a third track on Barnesville Hill, roughly between the Monocacy River, west of Dickerson, and the Bucklodge interlocking, west of Boyds. In the long term, MTA would build the remaining sections of track between Georgetown Junction and Point of Rocks.
In comparison, the 3-stage expansion in the 2013 draft update builds up to only marginally more service. There would be no additional trains in the short term. During the 2020s, MARC would add 3 additional trains, including one reverse-peak train.
Between 2030 and 2050, there would be 6 additional peak-service trains (3 round trips), plus some off-peak service and some more reverse-peak service. The draft update only proposes building a short section of third track on Barnesville Hill in the 2020s, with "additional triple tracking" at unspecified locations in the long term.
Why is MTA's 2013 draft update so much less ambitious than its 2007 plan? Perhaps MTA is trying to hold down the costs of the plan. But unlike the 2007 plan, the 2013 draft update does not provide cost estimates for the long-term plans. So reducing the scope of the long-term plans does not affect the total cost in the 2013 draft update.
Or maybe MTA now believes that there will be insufficient demand for all-day, two-way service and weekend service on the Brunswick Line in the future. But this seems inconsistent with MTA's explicit recognition of transit-oriented development (TOD) in the 2013 draft update, including the creation of high-density, mixed-use TOD on existing surface parking lots within walking distance of MARC stations.
In Montgomery County, there are plans for MARC-related TOD at Kensington and White Flint, and construction is already underway at Gaithersburg, Germantown, and Metropolitan Grove. But will there be enough transit to support TOD at these stations, if even MARC's own Growth and Expansion Plan does not call for eventual all-day, two-way service?
And will these plans leave room for an eventual third track, if MARC's Growth and Expansion Plan does not call for one? Montgomery County's draft Countywide Transit Corridors Functional Master Plan, which proposes a countywide Bus Rapid Transit network, also covers right-of-way for MARC. But it only includes a third track northwest of Metropolitan Grove.
All of these projects should maintain a reserved right-of-way for the third track that will make it easier to provide all-day, two-way service on the Brunswick Line. And for this to happen, MTA's final update of the Growth and Investment Plan must restore both all-day, two-way service and a third track between Georgetown Junction and Point of Rocks as long-term plans.
If you support all-day, two-way service on the Brunswick Line, please e-mail MTA at MGIP@mta.maryland.gov. MTA will accept public comments on the draft update through mid-November.
Today, the Montgomery County Planning Board reviews plans for a second phase of Pike + Rose. Meanwhile, the first phase of the new urban neighborhood at Rockville Pike and Montrose Road inches closer to opening next year.
When finished, Pike + Rose will have housing, offices, shops and restaurants, a high-end movie theatre, and a hotel, along with several public open spaces. A redevelopment of a 1960's-era strip mall, it'll be multiple times the size of developer Federal Realty's other projects in the area, Bethesda Row and Rockville Town Square.
According to Evan Goldman, Federal Realty's vice president of development, the first phase will start opening next year. In the meantime, let's visit the construction site.
Back in July, the first of three buildings in the first phase, a 174-unit, five-story apartment building called PerSei, topped out. Units here will start renting late next spring, Goldman says. You can see cream-colored brick going in on one side.
Like many new apartment buildings, PerSei has been designed to look like a block of smaller buildings. The windows on Old Georgetown Road and Grand Park Avenue, one of several new streets, are more modern, with large panes and less ornamentation. But around the corner, the windows have smaller panes and more detail, almost like those on a warehouse.
Across the street, 11800 Grand Park Avenue, an office building, has topped out as well. It'll open in fall 2014, along with 150,000 square feet of ground-floor retail space in both buildings. 75% of the retail is already leased and will include a high-end iPic movie theatre, a music venue operated by Strathmore, several restaurants, and a Sport & Health Club.
Read on and see additional photos at the Friends of White Flint.
New developments in urban areas often have a lot of chains. At Pike + Rose, the large mixed-use development on Rockville Pike, all of the first six restaurants to open will be chains as well. Will there be room for local businesses in the future White Flint?
Representatives from Federal Realty say their goal is to create an interesting array of shops and restaurants, no matter what they are. "It's less important to us whether something is a chain than [having] a mix of retail types, a mix of expense points, and a mix of dining types," says Evan Goldman, vice president of development. "We want...a diverse mix of options to get a diverse mix of people there."
Projects like Pike + Rose can be risky. Successful retail isn't a given even on a busy corridor like Rockville Pike, and both developers and business owners want to minimize risk. Unlike chains, which have a standard store format that's easy to recreate, small businesses also have to design and build a space from scratch, costing money and time.
And if an entrepreneur opens a second location that fails, their business may be sunk. If a chain's 20th store isn't successful, existing branches can help subsidize it. That's why developers often find it easier to work with chains in new projects.
"We know they can perform, they know they can perform," Goldman says. "And God forbid it doesn't perform, it's not going to take down their company or ours."
Where do chains go today?
When Pike + Rose is finished several years from now, it may look like other town center developments in the region, with a mix of stand-alone stores, national chains, and local chains, which I define as locally-owned businesses whose locations are primarily in the DC area. So Georgetown-based Sweetgreen counts, because all but 4 of its 20 locations are here, but Virginia-based Five Guys, which has over 1,000 locations across North America, doesn't.
Some projects have more locals than others. They're 22% of the businesses at the Market Common at Clarendon to 65% at the Mosaic District in Fairfax. At Bethesda Row and Rockville Town Square, both owned by Federal Realty, locals make up between 50 and 60% of all businesses.
The distribution of chains vs. local businesses at 7 DC-area town center projects. Image by the author.
Locally-owned restaurants and shops, whether one-offs or small chains, can be an asset for communities, supporting the local economy and providing unique attraction for customers. To make it easier for them to open, they need to have lower risks. There are two ways to do that: reduce the cost of doing business, or increase the potential number of customers.
How can we do that? Read the rest of my post on the Friends of White Flint..
With the kids gone, many Baby Boomers face one of two choices: age in place, or move downtown. Real estate analysts say which one they pick will have a big impact on the local housing market, but communities that can accommodate both choices can benefit either way.
Born between 1946 and 1964, Baby Boomers are the largest generation in American history after their kids, the Millennials. More older adults are moving to urban neighborhoods, trading the large houses they raised families in for smaller, more manageable homes in places where they don't have to drive.
Meanwhile, other retirees are staying put to be closer to friends and family, but modifying their homes so they can live there as their mobility and health decline. But is there a middle ground? By creating a new urban center within an established suburban community, places like White Flint offer Boomers the lifestyle they want while remaining close to friends and family.
While Montgomery County talks a lot about attracting younger residents, White Flint is a naturally desirable place for older residents as well.
For starters, their ranks are growing. There are almost 225,000 adults between the ages of 50 and 70 living in Montgomery County, making up 23.4% of its population, compared to 18.8% in 2000. In North Bethesda (which the Census defines as the area roughly bounded by I-270, the Beltway, Rock Creek Park, Montrose Road and Twinbrook Parkway), there are 9,753 Boomers living here today, making up 23.8% of the population, compared to 20.1% in 2000.
Boomers might be drawn to urban-style amenities in White Flint, like this farmers' market. Photo by the author.
The county's vision for a new downtown along Rockville Pike resembles many of the urban places that retirees are currently moving to, like Arlington or Bethesda: a mix of homes, offices and shops, walkable streets, new transit options and a variety of public spaces. Being able to meet all of your daily needs within a short walk is a compelling alternative to big retirement communities that may have a lot of amenities on-site, but are practically impossible to leave without a car.
In a few years, White Flint will have many of the cultural amenities Boomers want, like a growing variety of restaurants, high-end movie theatres, and Strathmore's live music venue at Pike + Rose. And, of course, it's next to the Red Line and a future BRT line along Rockville Pike, allowing Boomers to travel to Rockville, Bethesda, or DC for activities there.
With some exceptions, most of the new apartments and condominiums that will be built in White Flint will be expensive, placing them out of reach for cash-strapped Millennials. But Boomers often have the savings and the income to actually afford them.
New towers rise behind 1950's-era homes in White Flint, allowing some residents to "age in place." Photo by the author.
Many Boomers won't have to move anywhere to enjoy the new White Flint, because they already moved to one of the area's surrounding suburban neighborhoods decades ago to raise a family. If they choose to "age in place," they'll find that their neighborhood has also evolved to meet their needs.
Much as older residents might add a first-floor bedroom for when they can't climb the stairs, White Flint will become a place where they can walk to the store when they can't drive anymore. Meanwhile, they'll still be close to familiar faces: friends, family, clubs or groups, medical practitioners, or faith communities.
As Baby Boomers enter the next phase of their lives, they'll have to make decisions about how and where they'd like to live. Some communities with the right amenities may see an influx of Boomers, while others may be stuck with a glut of houses that neither Boomers nor younger generations want.
The challenge for many communities is whether they can provide the right mix of new experiences and familiar faces to attract all types of Boomers. So far, it looks like White Flint is up to the task.
Crossposted on the Friends of White Flint.
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