Posts about Urban Design
As part of a deal to build a replacement for the Tenleytown Safeway, residents are looking for the right public benefit to ask for. But the rare opportunity to get a big donation is bringing out narrow interests.
At the February ANC 3E meeting, Steve Strazzella of developer Bozzuto presented the latest iteration of a 5-year-old plan to redevelop the so-called "Secret Safeway," located at 42nd and Davenport streets NW. Bozzuto plans a block-long, brick building with 4 stories of apartments atop a 65,000 square foot supermarket and two levels of parking.
The project is a Planned Unit Development (PUD), which gives an owner more flexibility with a property's zoning if community representatives and the DC Zoning Commission agree to it. There are basically two ways a PUD contributes to a neighborhood: through public benefits, or amenities within the project itself. But it's unclear who will benefit from what the community's asked for.
The proposal has some benefits all by itself
Safeway originally needed a PUD because it wanted a new supermarket bigger than what could fit on the part of the site zoned for commercial use. In response to community pressure, the company agreed to build the store as part of a mixed-use development that is often the foundation of a more vibrant, walkable neighborhood.
In many ways, the proposed building is good on its own. What is currently an ugly one-story building that turns its back on the street and has acres of impermeable parking lots would be replaced with a new store, 200 rental apartments and extensive green roofs, all a quarter-mile from the Tenleytown Metro station and a half-mile from the Friendship Heights Metro.
Bozzuto has hired a new architect for the project, Maurice Walters, who also designed the Arts Walk at Monroe Street Market in Brookland. The developer wasn't willing to share any images, but as before, the apartments will range from studios to three-bedroom units, perfect for an area known for its family-friendliness.
The plan will absorb the adjacent WMATA chiller plant, allowing the building to have an inviting, street-friendly facade for the entire block. A loading dock in the rear will be fully enclosed, hiding loading activities from public view.
Neighbors unsure what the public benefit should be
At the ANC meeting, the neighbors largely supported the project. No one opposed it outright. For his part, Strazzella came to the commission ready to negotiate. Owners of the adjacent rowhouses worried that the proposed building would block their sunlight, but already the building was lower than previous iterations. Residents were divided on whether the building had too many parking spaces, and whether residents should be able to get parking permits.
Everyone generally agreed that Bozzuto should close a slip lane that lets southbound drivers speed off of Wisconsin Avenue onto 42nd Street. Instead, traffic would have to slow down and turn right, reducing cut-through traffic without sacrificing connectivity. In its place, there would be a small park just outside the entrance to the new store.
Beyond these points, discussion broke down. In a preemptive gesture, Bozzuto came with plans for a 4,000 square foot community building to occupy a corner of the lot on Ellicott Street. The building would hold meeting space, but it was unknown who would own it. While the main building featured quality design, the community building was bland and uninspired.
In the subsequent discussion, one woman said it would be better used as a park. Another said it should become a new house. Commissioner Sam Serebin insisted that it should be an outdoor pool. The commissioners agreed to talk it out, but Strazzella indicated that Bozzuto wanted to file with the Zoning Commission within 60 days.
To me, the community building makes little sense. There's no clear need for this kind of functional space. More importantly, there's no reason for this kind of building to be placed on a solidly residential street. But at the meeting, it felt like everyone agreed that the ANC had to extract something from the developer.
How do you decide what a community benefit is?
Part of the problem is that there is no framework to decide what's appropriate at this site. The Upper Wisconsin Avenue Corridor Study would have identified community needs and combined them into a menu of amenities. In that scenario, either the developer or the ANC could see whether the benefit would be appropriate. In the absence of that or any plan, the public is left grasping for any chances it gets.
ANC 3E negotiated an meticulous PUD for the Babe's Billiards redevelopment nearby by focusing on the benefits and negative impacts of the project. This is a much bigger project, so there's more opportunity to toss around big-ticket items. But rather than seeing the PUD process as a mere transaction between a developer and the public, both parties should view it as a chance to build a neighborhood together.
Wheaton could get a new town square with an amphitheatre, performance space, and a dramatic ramp connecting it to the Metro station. It's part of Montgomery County's latest plan to revitalize Wheaton's struggling downtown, which officials released earlier this month.
This could be Wheaton's new town square. All images from the Montgomery County Department of General Services unless noted.
Representatives from the county and developers StonebridgeCarras and Bozzuto presented the new design December 11 in a public meeting at Wheaton High School. Montgomery picked them in September to build a square and a government office building on the site of a parking lot and the Mid-County Regional Services Center, a sort of "town hall" for Wheaton and surrounding areas, both located on Reedie Drive near Georgia Avenue.
It's hard to create an exciting urban place around an office building, since there isn't a lot of activity after the workers go home. Residents were skeptical of an earlier design for this project in September, but many of the changes the architects made in response will help make the streets and square livelier.
Square connects downtown to the Metro
International design firm Gensler and local landscape architects Oculus designed the square, which is three-fourths of an acre in size. It straddles Reedie Drive, which today has three lanes, but would be rebuilt as a two- or even one-lane street with wider sidewalks and street trees. A special paving pattern would tie the two sides of the square together, and the street could be closed for events.
On the south side, there would be a space for performances. Next to it, a WMATA-owned grassy lawn at the corner of Georgia and Reedie would become a stepped amphitheatre. WMATA has told the county they're open to this, said Ana van Balen, director of the Mid-County Regional Services Center.
On the north side would be outdoor seating and dining areas, as well as a fountain or public art. A steel structure dubbed an "armature" would wrap around the square, forming the performance stage and containing a ramp that would descend from the square down to the Metro bus bays and station entrance. Banners, lights, and other decorations could hang from it, allowing it to change in appearance over time.
Designers add ground-floor retail space
Lot 13, which fills an entire block at Reedie and Grandview, would give way to a 12-story building housing Park and Planning, a new Regional Services Center, and offices for other county agencies. Behind it would be a high-rise apartment building, which would be built later. An underground parking garage would fill the block below them.
Originally, the architects placed the Park and Planning auditorium on the ground floor facing the plaza, but it's since been moved upstairs. Now, both buildings have ground-floor shops and restaurants along the length of the square, Triangle Lane, and most of Grandview Avenue. The auditorium still faces the square, meaning people will get to see what's going on in there, but the retail will help make the square more active.
"We don't want this to be a space that empties out after 5pm," said Al Roshdieh, deputy director of the county's Department of Transportation, which owns the parking lot.
Left: Residents felt the Park & Planning headquarters design looked like a "downtown DC office building." Right: The new design.
The building's glassy façade, which neighbors said looked like a "downtown DC office building," was swapped out for one with a mix of glass, aluminum, and earth-toned fiber cement panels. The architects passed around samples of the panels, which will "break up the façade and make it more interesting and animated," reflecting a "bolder expression of Wheaton's character." The building will also have several environmentally-friendly features, including a green roof and treating grey water and storm water on site, making it eligible for LEED Gold certification.
They also closed off an alley between Triangle and Grandview, which would have extended the pedestrian passage between Georgia and Triangle. The passage will end at a "glass jewel box"-looking structure containing the entrance to a parking garage. Doug Firstenberg from StonebridgeCarras said it would bring more people, whether coming by foot or car, to Triangle Lane, where most of the new retail will go.
30 years since talk about Wheaton's future started
The team hopes to finish the final design next year, start construction in 2016, and open in 2018. By then, it will have been almost 30 years since Montgomery County began talking about how to revitalize downtown Wheaton in 1989. A deal with developer BF Saul to build a much larger project fell through last year after the County Council balked at the cost.
Not surprisingly, residents are disappointed, and wanted to see more from the new plans. "I like the building about the same as the old one," said neighbor Randall Spadoni, who lamented that the connections to Wheaton Plaza across Veirs Mill Road were "awkward."
Resident Danila Sheveiko wanted more green space. More than a few people compared the new building unfavorably to the newly-opened Exchange tower, which one man called "one of the worst buildings in Wheaton."
There aren't many places in the DC area where people are as hungry and eager for new investment as in Wheaton. Some residents may be underwhelmed by the county's new, smaller proposal. But with an iconic town square and a building that helps activate the street, this design has the right pieces to spark a larger revival.
Would lifting the height limit lead to better architecture? It's not that simple, say architects. There are many people and forces, both cultural and economic, that shape the built environment, not just height.
Proponents of relaxing the height limit say that it would improve the quality of architecture, but they usually mean that new buildings will be less boxy if there's less pressure to maximize floor area. Yes, this might encourage more setbacks, deeper walls, more varied patterns, and richer textures. It might also lead to buildings that are just taller versions of the same boxes.
We asked several experienced architects to weigh in on the topic. Some oppose revisions and others support them. But they all note how aesthetics, human comfort, and building performance get trapped in between money and the law, and offer tangible ways to improve the urban environment with or without relaxed height restrictions.
Form follows finance
It may be helpful to think of a speculative office building as a machine for making money. In order to provide a very high level of service to a large amount of floor space, modern office buildings are packed with mechanical equipment and consist of highly engineered assemblies from structure to skin. We can see when money has been spent on high-quality finishes and beautiful details, but the real luxury is empty space.
Given the demand for space downtown, developers want to maximize revenue. The high rents enable them to finance the construction of multistory buildings to multiply the rentable floor area. In any location, physics, human needs, and legal restrictions constrain the design of buildings. Since you can't go beyond a certain height, there's a perverse incentive to use every square inch of the zoning envelope, an effect noted by several of the architects we asked.
Marshall Purnell notes that this pressure encourages facades with no depth. A four-inch-thick glass curtainwall assembly opens up a lot more space than a foot-thick cavity wall with insulation. Large windows can make smaller perimeter offices feel bigger. Flat and glassy looks modern, maximizes space, and carries a dubious aura of sustainability. It works well enough for owners, but produces a thin public realm.
Matt Bell of Perkins Eastman notes that the worst offenders in terms of boxiness suffer from bad proportioning and composition. Relatively modest setbacks and architectural texture, combining patterns, recesses, and different materials, can make a world of difference. The Investment Building and 1999 K Street both show how minor massing details can significantly diminish bulkiness.
Left: Photo of 1999 K Street NW from Jahn Architects. Right: Investment Building by NCinDC on Flickr.
In order for greater height to enable better architecture, it would have to change the value proposition of those architectural features. Niches reduce revenue and flexibility, so there is a disincentive to use even little recesses for office buildings. With less of a need to maximize every square inch, developers might agree to increase the facade depth and reduce setbacks. The equation for finishes and detail, which cost the same amount for each floor, would remain unchanged.
Revised limits could make for more sustainable interiors
Robert Peck, who works on office design at Gensler, notes that the height limit contributes to "unusually low ceilings" in Washington. Buildings, he argues might be more efficient with higher floors to let light penetrate deeper into the building. Light enters a window at an angle, so a ray entering higher up goes deeper, especially if it can be reflected with a light shelf.
Shalom Baranes argued a related point a few months back: greater floor-to-floor heights allow ducts to be more efficiently shaped and routed. The efficiency of ducts depends on the directness of the route and the ratio of duct surface to volume. A circular or square cross section is best. But in cramped ceilings, flattened ducts and circuitous routes require air to move at faster speeds. Not only does this waste energy, it's noisier.
Section through One Bryant Park, showing floor heights from CookFox Architects.
I'd also add that higher floor heights allow heat to move away from human bodies. Designers can further this by distributing air through the floor and returning it through the ceiling. Because the fresh air does not mix with the stale air, lower volumes of air can flow at slower speeds and warmer temperatures and still achieve the same level of thermal comfort. And there are still further techniques that can be used when ceilings are less congested.
Interestingly, these requirements suggest that building height might be better regulated by the number of floors, rather than by absolute height. The cost of higher floor heights would remove the incentive for outrageous floor heights in most cases, while reducing the pressure on building systems. Traditionalist architect Léon Krier has argued that this produces building heights that vary within certain limits, with extreme differences uncommon.
We could shape the height and density
None of the architects support unfettered height increases. Cities are more than just economic engines. Land use is deeply intertwined with transportation, community, and aesthetics, and the purpose of planning is to balance those interests to produce a thriving city. It's in the city's interest to promote a public realm that benefits citizens.
The official statement of the DC chapter of the AIA calls for "A thorough, in-depth study," of the city's height limit, arguing that "well-designed, taller structures will provide an interesting counterpoint and add visual interest and variety to the skyline." The authors, David Haresign, Mary Fitch, and Bill Bonstra, have been working with the Office of Planning and the National Capital Planning Commission to discuss ways of managing the height limit.
They argue that the rationale behind the 1910 law is outdated, so new regulations that reflect modern building standards and aesthetic needs should be the beginning of any conversation. Outside of areas with federal interest, they point out that the DC government should be the organization to determine those needs.
Even if Congress were to change the height law, it would require revising DC's Comprehensive Plan, last changed in 2006. Roger Lewis, architecture columnist for the Washington Post, echoes the DC AIA's call for detailed planning. An insistence on transparent planning, he argues, is the best way to ensure equitable outcomes for a growing city. Analysis of geographical information could enable an approach that replaces a one-size-fits-all approach with one that carefully tunes height for livability.
The city might also look for more specific ways to shape the city's architecture. David Varner of SmithGroup points out that the comparative devaluation of existing buildings could lead to premature teardowns. To prevent this, he suggests a transfer of development rights system, where property owners could sell the windfall development rights to other landowners to offset the costs.
The District could offer height in exchange for design review or mandate a set of design codes in exchange for greater height. Architect Travis Price looks to incentive zoning, allowing buildings to reach higher in exchange for architectural features. Combined with setbacks, buildings in his imagining would reach into the sky with sculptural features most analogous to the towers and setbacks of One Franklin Square, although he'd prefer to do without symmetry.
Even without a formal system of incentive zoning, the regulations could be better tailored to architectural content. The NCPC's modest revisions allow people to occupy penthouses, currently used mainly to store mechanical equipment, and at best hidden by a setback. This might encourage more exciting roof structures, adding interest to DC's skyline.
Architecture isn't determined by economics alone
Residential blocks, the other major kind of multistory building, face slightly different restrictions. Zoning is more restrictive than the height limit in most places. Revising the height limit wouldn't have an effect on the sense of the city for many years. Before any changes actually happen, there will be time to fine-tune plans and settle on an effective regulatory method. DC will never look like Manhattan.
Defenders of the Height Act accurately say that the current law has benefits, such as encouraging developers to build to the lot line. We are fortunate that the height limit discourages the shattered streetscapes of some cities. But it's a side effect of a rule that has many negative side effects, namely increased cost of living. If the city needs strong streetwalls, then those should be required. If a low roofline gets more sun to the streets, then regulation based on solar exposure would be more precise.
The height limit, as it is currently structured, is too crude of a tool to encourage the built environment most people want. Horizontally, the building regulations may permit too much, but vertically there's no flexibility. A careful revision of the height limit could resolve much of the blockishness of DC's architecture, but absent more effective guidelines, there's no guarantee the public realm will reach a higher quality with more height.
One thing the architects reiterated is that good design requires clients to desire it. As Marshall Purnell notes, his ability to realize good design depended on having the good fortune to find clients who want it. No matter how talented an architect is or how much design review there is, the quality of the environment depends ultimately on an owner's desire to contribute to the public realm.
To read the full comments of the architects, click here.
Despite years of planning to transform Tysons Corner from a car-oriented edge city into a walkable downtown, some Northern Virginia residents are surprised to learn that Tysons' 4 Metro stations will not be surrounded by parking lots.
The confusion seems to stem from a mix-up about what Metro stations in Tysons Corner are supposed to accomplish. Are they places for DC-bound commuters to board, or are they the destination stations for people working in Tysons? There will surely be some of both, but most users will be the latter, and they're who the line must be designed to best serve.
If stations are surrounded by parking that will reduce the number of buildings within walking distance of Metro. Not only that, it would also make the walk less interesting and more dangerous, since walking through a busy parking lot is hardly a pleasant experience. That in turn would reduce the number of people who could use Metro to commute to Tysons. That would undermine the entire project.
The main purpose of the Silver Line project is to transform Tysons Corner. Tysons is a behemoth, with about the same amount of office space as downtown Baltimore. It can't grow or continue to prosper as a car-oriented place. Nor would it make sense to invest almost $7 billion in a new Metrorail line if it were not going to support a more urban Tysons, or serve easy commuting into Tysons.
Consider other walkable downtown areas, like downtown DC or Rosslyn. Would it make sense if Gallery Place Metro station were surrounded by parking instead of buildings? Of course it would not. Tysons will one day be the same. It may not look like that yet, but it never will if its best land is used for parking lots.
Yes, it's true there should be enough parking along the Dulles Corridor for commuters into DC to use the system. That's why there are large parking lots at the Wiehle Avenue and West Falls Church stations. There's no need for drivers to enter congested Tysons Corner to find parking, when more highway-oriented stations exist specifically for that purpose.
Alternatively, those few drivers who do want to park in Tysons will surely be able to do the same thing they do in Ballston, DC, Bethesda, or anywhere else: Pay to park in a nearby garage, and walk a couple of blocks. As more new buildings are built near Metro stations, there will be more available private garages to pick from.
There may be some small number of people currently living in Tysons who refuse to walk to stations, and will have to drive out of Tysons to find parking. That's unfortunate, but accommodating them with parking lots at urban stations would make those stations less convenient for the larger number of walkers, and future walkers.
Temporary parking isn't a panacea
Some suggest that since it may be a few years before all the land near Metro stations is developed, it could be used as interim parking on a temporary basis. In fact, that's exactly the plan at the McLean station, where 700 parking spaces will be available at first.
That could be a workable idea in a few places, especially at McLean, which is the easternmost of Tysons' 4 stations. But it's less practical than some may assume, because most of the land surrounding these stations isn't currently empty.
For example, Greensboro station is surrounded by strip malls. They will eventually be redeveloped into high-rises, but in the meantime the property owners make more money with retail there than they would with just parking.
In places where Fairfax County or WMATA can strike deals with landowners to let Metro riders use existing parking lots, that's fine. But it does not make sense to tear down functional money-making buildings and replace them with temporary parking lots. Especially when there are better parking options elsewhere for drivers hoping to park and ride.
The bottom line is that Tysons Metro stations were planned correctly. Some interim measures are OK if they're practical, but surrounding Tysons Metro stations with parking would undermine the entire reason for running the Silver Line through Tysons in the first place.
Cross-posted at BeyondDC.
Last month, downtown Wheaton got a new Safeway, complete with 17 floors of apartments on top. While the new building gives Wheaton a skyline, it also has a lot of above-ground parking and blank walls, making the surrounding streets less inviting to pedestrians.
The Exchange, a new apartment building with a ground-level Safeway, towers over downtown Wheaton. All photos by the author.
Downtown Wheaton is having a residential boom, with 900 apartments in various stages of construction. Over half of them are in the Exchange, which is located across from the Metro station at Georgia Avenue and Reedie Drive and has a Safeway on its ground floor.
It's one of several residential projects with supermarkets being built around the region. Representatives from developer Patriot Realty says they were inspired by the Safeway with housing above at CityVista in Mount Vernon Square. There's also a Safeway with apartments above being built in Petworth, and a Giant with housing recently opened at the old O Street Market in Shaw.
Wheaton is one of the highest points in Montgomery County, and placing an 17-story building on top means it can be seen for miles in each direction. The county's plan for Wheaton calls for many more buildings like the Exchange, but for now it towers over the downtown's one- and two-story strip malls. And it fills most of a city block, meaning it faces not one, but three streets.
Seen from Veirs Mill Road and Georgia Avenue, the Exchange (left) looks like three smaller towers. The Computer Building is on the right.
Baltimore-based architecture firm Hord Coplan Macht tried to visually reduce the building's mass by making each wing look like a separate "tower." From many points in downtown Wheaton, it actually does resemble a cluster of small, thin towers.
It works well with the other buildings on Georgia Avenue that are being built or were built a few years ago. The Exchange's "towers" pair nicely with the Computer Building, an office building one block away that's being converted into a 14-story apartment tower. Together, they create an interesting rhythm with the two other mid-rise buildings on the same block, which were built in the mid-2000's, and the six-story Solaire Wheaton across the street, which will open later this month.
Of course, the Exchange also has ground-floor retail, unlike all of those other buildings. The Safeway and an attached Starbucks have lots of big windows facing Georgia Avenue and even an outdoor patio with seating, which will likely attract people and make the sidewalks active when it's warm out.
But the building's structured parking garages threaten to undermine all of the good design features it has. The "towers" sit atop a podium containing several stories of parking for residents. The Safeway sits below that, at street level, and below it is another parking garage for grocery shoppers. Together, the parking garage and Safeway are about as tall as the mid-rise MetroPointe apartments next door.
Montgomery County's zoning code requires lots of parking in new apartment buildings, even when they're literally across the street from a Metro station. Underground parking can be really expensive to build and the foundation could have impacted the Metro station, even though it's one of the world's deepest. So the developer chose to put some of it above ground, and some below.
That means if you stand in front of the Safeway and look up, you see several floors of dark "windows" meant to make the parking garage blend with the apartments above. Around the corner on Reedie Drive, people leaving the Metro pass blank walls. The building's on a steep hill, so you're walking next to the parking garage, not the Safeway. If there wasn't so much parking, there could have been some small shops here instead.
Turn the corner again to Fern Street and there's basically six stories of blank wall facing Veterans Park: loading docks and shopper parking at the street level (it's set into the hill, so you can't see it from Georgia); the double-height windows of the Safeway, all of which are papered over; and three stories of resident parking.
Urban parks should have buildings with entrances and windows and storefronts facing them, which give people a reason to visit the park and provide "eyes on the street" that make it safer. There's already a public parking garage on one side of the park, and it's disappointing that the designers and developers didn't take the opportunity to do something different, or that Montgomery County didn't make them.
It's likely that many residents won't bring cars to the Exchange given its proximity to Metro and location in a walkable neighborhood. If the developer had been able to build less parking, there may have been more opportunities to shape the building's mass to make it feel even less bulky. And there may not have been as many blank walls. There could actually be apartments and shops looking out onto Veterans Park.
Montgomery County's working on a new zoning code that would demand less parking near transit, but it's too late for this building. It's unfortunate, because the Exchange sits on a really prominent site in downtown Wheaton. It's also the first high-rise to be built there, meaning it will set the tone for decades of future development.
In some ways, the Exchange is a good precedent for the projects to come. But it may also be a cautionary tale, showing developers what not to do.
On narrow sidewalks, there's often a tension between different users and activities. But sidewalks in an urban place need to make room for people to do more than just walk through.
On Black Friday, I went to the Apple Store in Bethesda Row to get my computer checked out. Though the area is a really popular destination for shopping and dining, the sidewalks are surprisingly narrow, and seemingly designed to make walking difficult and unpleasant.
Here's the sidewalk two doors down from the Apple Store on Bethesda Avenue. Next to the curb, there's a row of big, mature street trees in large, fenced-off planters. Where the buildings step back, there's also a little seating area with some benches.
The level of the street falls about a foot here, meaning the seating area is actually below the sidewalk. So there's a brick wall around the benches, just in case anyone falls.
That leaves about four feet for the actual sidewalk, which becomes a narrow channel between the storefronts and the brick wall. Since it's also on an incline, there's a railing to meet the requirements of the Americans with Disabilities Act, blocking off about a foot of sidewalk between the railing and the storefronts.
On a busy day, or frankly on any day when people are outside, you can watch folks struggle to pass each other through this slalom course: shoppers with bags, parents with strollers, or groups of friends chatting. They look down to avoid eye contact, form a single-file line, or swivel their bodies to squeeze through. The sidewalk discourages strolling or lingering here, which is part of the attraction of Bethesda Row.
Given, this is right across from Bethesda Lane, a pedestrian-only street. And Bethesda Avenue itself is a pretty narrow and slow-moving street, which is much nicer to walk along than Georgia Avenue in downtown Silver Spring, where the sidewalks are similarly pedestrian-hostile but there's far more car traffic.
But it still shows what happens when designers and engineers don't really think about the experience of walking through a place. Bethesda Row has most of the pieces to be a great place to hang out and gather, and most of the time it works really well. But poorly-designed sidewalks make it hard to enjoy being here.
Last night, the District Department of Transportation (DDOT) presented several concepts for replacing the end of the Southeast Freeway with a boulevard. While it's supposed to reconnect Hill East to the Anacostia River, all of the designs presented prioritize through traffic instead.
The Southeast Freeway has been a barrier between the neighborhood and the river, but the new 11th Street bridges mean that the spur between 11th Street and Pennsylvania Avenue SE is no longer needed. DDOT would like to replace it with a surface street, called "Southeast Boulevard," connecting the freeway at 11th Street to Barney Circle.
A standing-room only crowd packed the Payne Elementary School auditorium for DDOT's public meeting on the Barney Circle-Southeast Boulevard Transportation Planning Study. At the meeting, required as part of an environmental assessment of the project under the National Environmental Protection Act, transportation planners shared design concepts for the project and gathered community feedback.
Alternatives for Southeast Boulevard and Barney Circle vary slightly
DDOT planners presented six different options they're studying for the new street, including a "No Build" option (Concept 1) required as part of the NEPA process that would keep everything as it is today.
Concept 2 puts Southeast Boulevard on an elevated structure midway between L Street SE and the existing CSX railroad tracks. The boulevard would be on the same level as L Street, with green space acting as a buffer. Pedestrians and cyclists could access the waterfront by crossing the boulevard at 14th Street SE. DDOT would also build a "multi-modal" parking facility underneath the raised boulevard, with ramps off of the boulevard providing bus and car access to the parking facility.
In Concept 3A, Southeast Boulevard would be at grade, below the level of L Street, with surface parking and green space next to it. There would be a foot and bike bridge over the boulevard and another surface lot to provide access to the waterfront.
Concept 3B is similar to 3A, except the boulevard is on the same level as L Street. In this case, pedestrians and cyclists would have to cross directly over the 4-lane boulevard and surface parking lot to access the waterfront.
Concept 4A places the Southeast Boulevard closer to the railroad tracks and away from L Street, with a parking lot in between. The boulevard and parking would be at grade below the level of L Street. Pedestrians and cyclists would access the waterfront via a pedestrian bridge over the parking lots and boulevard.
Concept 4B is the same, except the boulevard is at the same level as L Street, and pedestrians and cyclists would cross the parking lots and boulevard at 14th Street.
Planners also presented two options on the Barney Circle project, both of which would place traffic signals at the circle.
Option 1 would connect 17th Street, Kentucky Avenue, Pennsylvania Avenue, and Southeast Boulevard directly to the circle. Kentucky Avenue would stay a two-way street south of Freedom Way and one-way north of it. K Street would not be connected to the circle, but you could still reach it via Pennsylvania Avenue.
In Option 2, 17th, Pennsylvania, and Southeast Boulevard would connect to Barney Circle, while Kentucky Avenue would become a one-way southbound street from H Street to the circle. H Street would become a two-way street, with all-way stop signs installed at 17th & H and 16th, Kentucky, and H. K Street would remain one-way, but would connect directly to the circle.
These options prioritize through traffic over local connections
All of DDOT's concepts for Southeast Boulevard have three things in common: they all include a four-lane boulevard, have no connections to local streets, and include some parking element. The agency's traffic analysis determined that the new street was necessary, connections to local strets would increase cut-through traffic and that there's a significant need for parking.
The result is concepts that simply recreate what DDOT and the Anacostia Waterfront Initiative are trying to eliminate: a freeway that separates the neighborhood from the waterfront. The extra lanes, lack of signals and additional parking will just attract more drivers to the neighborhood during rush hour.
The designs are especially harmful to 17th Street, where Hill East residents have fought for years to reduce traffic volume and speed. DDOT proposes making 17th Street the only access point to Southeast Boulevard via Barney Circle, making it an alternative for drivers trying to avoid 295 and the 11th Street bridge.
Replace the freeway with a new street grid
If a new street is necessary, a better option is to extend the neighborhood grid by connecting the local streets, 13th, 14th, and 15th, to a two-lane boulevard with stoplights at each intersection. This would make it easier for pedestrians and cyclists to cross at multiple locations and make the boulevard a local street, rather than a freeway.
A two-lane road with multiple signals would attract less traffic, easing but not eliminating some of the pressure on 17th Street SE. Green space could provide a buffer between L Street and the two-lane boulevard. And forget the unneeded parking lots.
On Barney Circle, Option 1 appears to be preferable to Option 2, assuming that DDOT can implement traffic calming measures on Kentucky Ave SE. Option 2 exacerbates current traffic volume problems by attracting more vehicles to 16th, 17th, and H streets. Without changes to the Southeast Boulevard portion of the project, both Barney Circle options make the neighborhood worse off.
If the goal of the Anacostia Waterfront Initiative is really "to reduce barriers between neighborhoods and the waterfront parks" and "provide continuous pedestrian and bicycle access along the entire waterfront," than we need an option that replaces the Southeast Freeway with a new street grid that prioritizes local connections.
What do you think about the proposals? You can send your comments directly to DDOT at firstname.lastname@example.org.
Opponents to redeveloping the McMillan Sand Filtration Site often say it'll result in a loss of recreation and park space. But a recent video of the proposed plan by development team Vision McMillan Partners shows a compelling vision of a site with a large park and recreational component.
The newest plan, which the Historic Preservation Review Board called "very tangible and commendable" earlier this month, consolidates the site's green space, and ensures it's available to the whole neighborhood, rather than as piecemeal private yards.
While the fight to get redevelopment moving at the 25-acre site is far from over, winning HPRB approval is one more major hurdle cleared in bringing a 6-acre public park with pool and rec center, dedicated new affordable housing, and rowhouses and apartments to the long-shuttered site.
Talk about upcoming elections in DC and Maryland, planning in Arlington, and find out how Vienna, Austria got its affordable housing at events around the region this week.
Transit reporters talk politics: How will Smart Growth issues affect the 2014 elections in DC and Maryland? Tonight (Tuesday), the Action Committee for Transit will host a panel discussion on transit and the election with the Washington Post's Robert Thomson, also known as "Dr. Gridlock," Ari Ashe from WTOP, and Josh Kurtz from the blog Center Maryland. Kyjta Weir, former Washington Examiner reporter and currently at the Center for Public Integrity, will moderate.
This free meeting will be from 7:30-9 pm at the Silver Spring Civic Building, located at the corner of Ellsworth Drive and Fenton Street in downtown Silver Spring. For more information, visit ACT's website.
After the jump: Events in Arlington, Fairfax, Hyattsville, and of course, our next happy hour in Penn Quarter.
Hear Leinberger talk about Arlington: Arlington County's planning department kicks off its new speaker series tomorrow (Wednesday) with author and researcher Christopher Leinberger, who will give a talk called "The Urbanization of the Suburbs: Why Arlington is the National Model and Where Do We Go Next." This free event will include a Q&A session with the speaker as well as a networking reception.
The talk is Wednesday, November 13 from 6-7 pm at the Artisphere, located at 1101 Wilson Boulevard in Rosslyn. To RSVP or for more information, visit the county's website.
Spend Virginia's transportation money: Virginia's newly-passed transportation funding bill means new money for projects in Fairfax County. How should the county spend it? Fairfax County is holding its final two meetings this week to learn what residents want and find the best ways to get them moving.
The first is tonight, November 12 from 6:30-8:30 pm at the County Government Center at 12000 Government Center Parkway in Fairfax. The second is tomorrow, November 13 from 6:30-8:30pm at Forest Edge Elementary School, located at 1501 Becontree Lane in Reston. For more information, visit the Fairfax County website.
Learn about Bus Rapid Transit on Route 29: Communities for Transit and the Coalition for Smarter Growth are holding an open house to talk about one of Montgomery County's proposed Bus Rapid Transit lines, on Route 29 between Silver Spring and Burtonsville.
Speakers include Planning Board commissioner Casey Anderson, county planner Larry Cole, Chuck Lattuca from the Department of Transportation, and transit advocate Mark Winston. The meeting is from 6-9 pm at the White Oak Community Recreation Center, located at 1700 April Lane in Silver Spring.
Testify on DC's zoning rewrite: DC's Zoning Commission is considering the first update to the city's zoning code since 1958 in a series of public hearings over the next two weeks. There are three: hearings this week: Tuesday will cover car and bicycle parking, Wednesday mixed-use zones, and Thursday downtown, PDR (industrial), and special zones.
The hearings are at the Office of Zoning, 441 4th Street NW at Judiciary Square. Each hearing starts at 6 pm and continues until all the witnesses are heard or the Zoning Commission decides to recess.
Tuesday's parking and bike parking hearing is now full, but you can still sign up for the overflow hearing the next Tuesday, 11/19.
...and in Montgomery County: Montgomery planners have also rewritten their zoning code to modernize antiquated, redundant zoning regulations and create new tools to help achieve goals in community plans. The County Council will hold public hearings on its zoning code update tonight and Thursday at 7:30 pm at the Council Office Building, located at 100 Maryland Avenue in Rockville. It's too late to sign up for tonight, but you can register to testify on Thursday by calling 240-777-7803 until 5 pm on Wednesday.
...and Prince George's County, too (sort of): The County Council is holding a public hearing tonight on Plan Prince George's 2035, a vision for how the county should grow in the future. The hearing starts at 7pm at the County Administration Building, 14741 Governor Oden Bowie Drive in Upper Marlboro. To sign up to testify, you can register online.
Join us for happy hour: GGW's regular happy hour series rolls into Penn Quarter this month. Join contributors and readers for drinks and discussion next Thursday, November 21 from 6 to 9pm at Penn Quarter Sports Tavern, located at 639 Indiana Avenue NW, across from the Archives Metro station.
Let's talk affordable housing: Join the Housing Opportunities Commission, Montgomery Housing Partnership, and Coalition for Smarter Growth for a talk about Vienna, Austria's city-run housing program. Wolfgang Förster, Vienna's Chief of Housing Research, will discuss how to create more affordable housing in the DC region. This talk is today from 2 to 3:30pm at the Bethesda North Marriott Hotel and Conference Center, located at 5701 Marinelli Road in White Flint.
Let's talk buses on Rhode Island Avenue: Do you ride the G8, 81, 82, 83, 84, 86, or T18 on Rhode Island Avenue? If so, join Metro for one of two public meetings on proposed service changes to these routes. The first is tonight from 6 to 7:30pm at the Watha T. Daniel/Shaw Neighborhood Library, located at Rhode Island Avenue & 7th Street NW in Shaw, followed by another one tomorrow from 6 to 7:30pm at Hyattsville City Hall, located at 4310 Gallatin Street in Hyattsville.
And even more: WMATA will hold a webinar on its Regional Transit System Plan tomorrow from 12 to 1pm; the University of the District of Columbia is hosting a conference on sustainability about Hamburg, Germany on Thursday and Friday.
Congress is considering whether or not to change DC's height limit. Here are 9 suggestions that will help the city get the most benefit out of changing (but not eliminating) its height regulations.
Regulations can change in practical and beneficial ways, without destroying Washington's unique layout. If Congress repeals or changes the DC Height Act, the District will be free to regulate height in much more flexible ways.
That in mind, here are some suggestions that Congress and the DC Council should consider as they move forward.
1. Don't eliminate, calibrate
Even though eliminating all height limits completely isn't anyone's proposal and has never been seriously on the table, it's worth saying up front just to be clear. There are good reasons to regulate height, but our existing laws are not necessarily the ideal set. We can make them more ideal with some fine tuning.
2. Target development where we want it
Many assume raising the height limit would result in taller buildings everywhere, or all over downtown, but that need not be the case. It would be smarter to pick specific areas where we want to encourage more development, and only increase the limit there.
The city can raise the limit only on blocks with a Metro station entrance, for example, or only within 1/8 mile of Metro stations with low existing ridership, or only near Farragut Square, or only in Anacostia. Whatever.
No doubt where to allow them would be a contentious question, but the city already has many regulations encouraging or discouraging development in certain areas. There's no reason the height limit can't be used in the same way. We can be selective.
3. Grant a residential bonus for downtown
Downtown DC has no trouble attracting development, but office is usually more profitable than residential, so downtown is often packed during work hours but pretty empty in the evenings. More residential would help downtown stay active on evenings and weekends, not to mention reduce the capacity stress on our transportation network by allowing more people to live close to their work.
But under current rules, developers often can't justify using floor space under the height limit for residential when office is more lucrative. If they got a bonus for residential, allowing them to build taller only if some or all of the added height were used for apartments, that would benefit everyone.
4. More offices can go downtown, but also other places
We want a lot of office buildings downtown because that's where our regional transportation system converges. But we also want office buildings outside downtown so residential areas don't empty out during work hours, and to encourage a healthy economy throughout the city.
Uptown nodes like Bethesda and Clarendon are good for the region and would be good for the city, and would happen in DC if we allowed them to. So while it may be desirable to allow taller buildings in some parts of downtown sometimes, it's also desirable to encourage office development elsewhere as an anchor for uptown commercial districts.
5. Be inclusive of affordable housing
Height limit opponents say taller buildings will make DC more affordable, because it will increase the supply of housing, thus helping to address rising demand. Supporters of keeping it say tall buildings will make DC more expensive, because new development is almost always expensive. They're both right, but those points aren't mutually exclusive.
New buildings are indeed almost always expensive, because it costs a lot to build a skyscraper, and developers need to turn a profit within a few years.
But new buildings eventually become old ones, and this isn't a short-term decision. Buildings that are expensive at first often become the next generation's affordable housing. Part of the reason DC has an affordable housing problem now is that we didn't build enough new buildings a generation ago. If we don't build enough new units now, the next generation will be out of luck too.
In the mean time, we can solve the short-term affordability problem with inclusive zoning; in exchange for allowing taller buildings, the city should require some of their units to be affordable. Win-win.
6. Require good architecture
Some who want to change the height limit say regulations hurt DC's architecture, resulting in boring-looking buildings. Meanwhile, many others hate tall buildings because so many skyscrapers are ugly. Both arguments are equally bad, because the world is full of both great and ugly buildings of every height.
But there's no denying that tall buildings stand out, and thus become landmarks whether beautiful or ugly. To ensure we get the former rather than the latter, DC (or even NCPC) could require aesthetic review & approval for the design of any building above a certain height.
A city the size of DC wouldn't want to insist on aesthetic review for every building, but there's no good reason DC can't do it for tall ones.
Of course the devil is in the details. To use this sort of oversight, DC would have to establish design guidelines that tell architects what the city will approve or deny. That could be contentious, and might not be the same everywhere in the city.
7. Preserve historic facades and encourage entrances
Frequent, unique-looking entrances are incredibly important for quality walkable urbanism. One problem with tall buildings is many are so wide that they're boring to walk next to at the ground level. The minimalist facades of modern architecture compound the problem.
This is why the urbanism in Georgetown is better than Rosslyn. It's not that Rosslyn has buildings that are too tall, it's that Rosslyn's buildings are too wide, and too bare at the ground level.
While it's not practical for tall buildings to change completely every 25' the way rowhouses in Georgetown do, their ground floors can be designed to look and function as smaller buildings, and historic buildings can be integrated into larger developments above.
This may not strictly be a height limit issue, but it's a good way to ensure that taller buildings improve the streetscape. It can be accomplished using the design guidelines and architectural review process outlined above.
8. Outlaw surface parking lots
Surface parking lots are the bane of walkable urbanism, but they're common in almost every skyscraper-heavy downtown in America, because one large building can sap up years worth of demand, leaving developers of other properties waiting in limbo for reason to build.
Many developers in downtowns around the US opt to leave land nearly empty rather than fill it with short buildings, on the chance that they may strike it big with the next big once-a-generation mega skyscraper. Surface parking lots provide a convenient way to use that land in the mean time.
This is a big problem, and DC is not immune. In 2008 the developer of what's now the shiny office building on the northwest corner of Connecticut Avenue and K Street wanted to use that land as a parking lot.
Outlawing surface parking lots in areas where tall buildings are permitted would go a long way towards ensuring downtown DC never looks anything like this.
9. Protect the iconic monuments
Development economics are important, but they're not the only thing. The most valuable land in DC is probably the White House Ellipse, but we're not going to put skyscrapers there. DC's skyline view of the Capitol and Washington Monument is one of the world's most iconic, and should of course be preserved.
But taller buildings in Farragut Square or Brookland or Anacostia wouldn't impede that view any more than they do in Rosslyn, and La Defense did not destroy Paris.
We can, and should, allow taller buildings where they're most appropriate, while protecting the views that define our city.
Cross-posted at BeyondDC.
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