An Email

I know posting has been sparse recently as I have been busy with a new job and overwhelmed by selling my suburban house while preparing for a series of temporary work-related relocations. But recently I received an email regarding municipal land use policy that I wanted to open up to a wider debate. Please leave any constructive comments you might have regarding the issue.

S 

do you think it is a good idea, bad idea, or value neutral idea for a small town to amend their ordinance protecting "open spaces" in order to allow for the refurbishing of an existing building to be transformed to affordable senior housing.
(I don't know if "open spaces" is a standard term, but in this case it means land zoned for institutional use and includes areas that have a lot of property such as schools, churches, library etc)

I watched a LONG debate/discussion at a city council meeting and found I'm kind of in the minority in my opinion and wondered what a less biased person with actual knowledge of city plan would have to say.

-s

Dave Murphy 

"Open space" is a very sketchy term. Gigantic empty lawns that nobody uses for anything are often considered "open space". On the one hand, if they can be used for something more meaningful, I'm all for it. If a building or set of buildings reinvigorates the town, absolutely it is a better use of the land, regardless of its use.

A great example in my opinion would be Four Corners, an area we both know and love... When they tore down the Kay Tract to build Blair High School, they demolished acres and acres of "green space". That area was a haven for homeless people and drug activity. It was unpatrolled, unregulated, secluded, and crime-ridden.

But when they tore out all those trees, what arose was a school already too small for its student body despite the fact that it was spread out over twice the real estate of the old school. The main feature that interacted with the rest of the "town" (if one were to consider Four Corners its own town) was not the main facade of the school, not the grand entrance, walkways, side buildings, or even athletic fields; it is the driveways and parking lots that front the school.

It secluded the student body, who for the most parts are residents of Four Corners and downtown Silver Spring, from the rest of the town. Was it a better municipal use of land than a bunch of trees with trash and homeless people? Absolutely. But does it contribute more to the townliness of Four Corners? Barely.

A good side effect was the pedestrian improvements that came along with a 3,200 student school, and Four Corners desperately needed those pedestrian improvements. But despite the fact that it is the most heavily traveled intersection in Eastern Montgomery County (for PEOPLE, not cars... more people move through that intersection than even Georgia and Colesville) no major mass transit improvements came with the school save for maybe a bus shelter or two.

Now consider the lawns providing the setback for St. Bernadette's. That is open space. It is green space. Is it serving the people of Four Corners? Does it serve St. Bernadette's other than to isolate it from the high speed traffic of University Boulevard or the "public school kids" that as a universal community of faith we ought to be reaching out to and embracing? The only thing I've ever used those fields for is stretching out a football team before a game at St. Bernadette's. And in 5 years of coaching and two years of playing, I can count the number of times I've done that on two hands.

Now consider something like this:
http://greatergreaterwashington.org/post.cgi?id=3922

Erik Bootsma, the architect that authored this article, is a Beaux Arts architect and a Catholic. He writes about religious structures often. Here's his website, it's great:

http://beatusest.blogspot.com/

But back to the suburban church being retrofitted... American churches are often gigantic, isolated structures that are monuments to themselves. Whereas in Europe, Cathedrals are the centerpieces of the towns, in America you have junk like the Mormon tabernacle, which only interacts with people driving down the Beltway and in no other way serves as a structural outreach to the community. For all their questionable doctrine, this is actually my number 1 gripe with the Mormon church. They structurally isolate themselves from their surroundings, even in Salt Lake City. But nowadays, every church does that. They move from central locations to wherever they can have the biggest parking lot, assuring that few will walk to their services and ostensibly turning away anyone that does not drive a car.

If St. Bernadette's was to take the lawns in front of the parish and do something useful such as what Bootsma proposed there in Arlington, it would create a community directly affected by the parish rather than isolated from it. And for a religious institution, what better way to attract members than to make the primary structure (the church) the focal point of a community? And as far as traffic on University Boulevard goes, building frontage could slow traffic down, and a more permeable street network could actually relieve congestion there. A train line running up Columbia Pike would be nice also.

As for your case, affordable senior housing is never a bad thing in theory. But what are they building? Garden style apartments with ample parking that will eventually mock seniors who lose the ability to drive? Or a community of well designed buildings that will allow seniors to partake in society without forcing them to drive? In my opinion, the latter serves more use than an open lawn that nobody uses.

A Bike Crossing and a Disconnected Street

I drive around the College Park Metro Station a lot. That area is home to one of the most notable examples on Prince George's County's long list of misguided transportation infrastructure disasters. The College Park Trolley Trail crossing at Paint Branch Parkway. Rethink College Park has chronicled the embarrassingly over-the-top markings, signs, and traffic implements to bring notice to the heavily traveled bike path crossing.

Allow me to set the scene: The College Park Trolley Trail runs along the bits and fragments of a disjointed Rhode Island  Avenue between Route 1 and the MARC/Metro tracks. It is a heavily used trail that connects north College Park to the University and the Metro Center, and this crossing is a crucial point on the path. Paint Branch Parkway is a four lane road with a double yellow line. The south side of the road has a sidewalk that goes under the train tracks to the Metro station. The north side has nothing between the train tracks and Route 1 despite several bus stops along the route. The only signalized crossing accessible to the north side of the CPTT is at Route 1, about a quarter mile west. And as mentioned above, there are no sidewalks to get there.

College Park has been trying to get a HAWK signal at the intersection, an option the County dismissed quickly. There is another way to get the crossing signalized, however College Park is likely to foolishly dismiss it: connect Rhode Island Avenue to Paint Branch Parkway.


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The CPTT and Rhode Island Avenue would intersect Paint Branch Parkway at the same place, and the vehicular intersection could receive a traffic signal on which the bike and pedestrian path could piggy-back. This would also improve street connectivity in traffic-clogged College Park. But that's exactly why the idea will probably never be explored. It would attract cars into the neighborhood, a notion that the University and the residents will likely balk at. Never mind the fact that it houses College Park's newest parking garage at Knox Road and Yale Avenue. People won't want through traffic by-passing traffic-choked Route 1 on the narrow, speed-bumpy neighborhood streets.

Prince George's County, like most of the rest of the nation, favors funneling traffic onto main streets instead of keeping a permeable network of interconnected and redundant streets. Usually, this just isolates communities and creates traffic problems. In this case, however, it hurts (sometimes literally) pedestrians and bikers who cannot count on Paint Branch Parkway drivers to obey the 35 mph speed limit or the state law that mandates cars stop at all crosswalks for bikes and peds.

In most other wealthy countries on earth, bikes, cars, pedestrians and transit find a way to coexist together on publicly maintained roads. This separation of modes with a grossly negligent safety situation once again emphasizes that in a country that is already bad at that, Prince George's County finds a way to prove they are one of the worst.

Bolling Air Force Waste

Neil at GGW had a great article about the proposal to narrow the Anacostia River (dubbed the McMillian Two Plan) and bring a bit of Paris to eastern DC. If it works and can be done with environmental prudence, I am absolutely in love with the idea. It strengthens the urban fabric of the city, it extends the grid to an underdeveloped but historic part of the city, and it creates more monumental space in the city.

But my favorite part? The plan appears to redevelop the northern part of Bolling Air Force Base. Bolling AFB is an abominable waste of valuable riverfront real estate. Some might argue that the Nation's Capital ought to play host to military facilities. As a former soldier, this is a no-brainer. Of course it should. But DoD property within the District ought to use the space in a manner that is congruent with the rest of the city. Across the Anacostia River, Fort McNair interacts with its urban environment productively and in keeping with the other infrastructure surrounding it. Bolling AFB looks like it could have been built on an empty greenfield an hours drive from the city:

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Does an Air Force base (especially one without an active air strip since 1962) need to take up this much land? Does the utterly suburban housing stock need to sit atop land above one of the most iconic rivers in the world? I'm sure this is no problem at Minot AFB in North Dakota, but the District of Columbia has only 68 square miles. Should almost 5% of it be devoted to isolated, wasteful suburban style land use? Perhaps its time to consolidate Bolling's facilities into something that works better with the city surrounding it, and redevelop Southwest's Potomac waterfront in a manner more suited to its urban environment.

Back In the States

I have returned from Germany (the university town of Darmstadt, to answer previous inquiries) with a renewed sense of appreciation for the cities of both Europe and the United States. I will probably have several tales to tell about my travels on the Audobahn, local tram system, high speed trains, and airports.

The E-25 in Belgium. Photo copyright Dave Murphy.

It dawned on me that today marks a year of running this site (although there have been several obvious periods of lull) I have been most fortunate to have a good number of followers and I wanted to take the time to thank them, even the ones who don't often agree with me. This has been a fun and worthwhile extra curricular activity for me.

Naturally, while in Europe, I took advantage of the walkability and the ample mass transit. But what really surprised me was that I fell in love with the freeway system. I didn't drive often, mostly only on day trips to neighborhing cities, but Germany's Audobahn and European freeways in general are fun and exciting to drive. One thing in particular I noticed was that the expressways, often only two lanes in each direction, have much smaller footprints than interstate highways, and much less traffic. They are generally straighter and flatter than interstates, which allows the carriage lanes to be slightly narrower and the travel speeds to be higher (unlimited in Germany!). It made me wonder, for example, if the Beltway through Montgomery County might be able to survive with three straight, flat lanes instead of four lanes curving and weaving along Rock Creek.

Another thing I liked about the expressways were the ample underpasses. In the rare few areas where the expressways traversed an urban area or even a small town, the street grid was not sacrificed to make way for the new freeway. In Luxembourg, I noticed that it was common for freeways to tunnel underneath entire towns, something probably more affordable in a country as affluent as Luxembourg. The parts that run through forest or farmland are more engaging to their surroundings, making the drive much more scenic and pleasurable than say driving I-95 between Washington and Baltimore. Often in wilderness areas, bridges of vegetation would go over the roads to allow wildlife to pass across the highway. I know these exist in the US, but they were seemingly ubiquitous in the Ardennes Forest. In addition to being functional, they ad a bit more scenery to the highway.

Expressways rarely run through cities, however. They are connected by arterials that cross the freeways outside the cities. In the center cities, there is usually little if any vehicular traffic at all. Most cities that I visited have large pedestrian-only areas, but areas that are on the street grid. In Darmstadt, the main two streets drop below the center of town and intersect underground at a stop sign, a rather exotic layout by American standards. All of this made way for various layers of pedestrian, bicycle, and transit routing, roads often sharing all four modes of transportation.

Driving in general is not as dumbed down. driving through towns or even on the expressways is not quite as intuitive as it is in America. It makes American roads seem overengineered, oversigned, and generally dumbed down for drivers. Interestingly, Germany has far lower incidence of fatalities on the road compared to the US. The entire time I was in Europe I only saw a single traffic accident, whereas it is not uncommon for me to see two while driving the six miles from my house to work here in Maryland. Anecdotal evidence that our overengineering of roads results in drivers paying less attention to what they are doing.

Another great design of European Freeways: they focus your attention at a point on the horizon. Naturally, the narrower streets, usually lined with three storey buildings, direct attention straight ahead. But the expressways were often flanked closely by trees. One Expressway in the Netherlands is lined by 100-foot tall rows of trees, almost like a grand hallway welcoming you onto the freeway. In addition to looking nicer, I believe that this focuses the eyes forward and therefore makes driving that much safer on the road.

I found getting around Germany, France, and the Low Countries to be very easy on all modes of transportation. I was quite surprised to be so taken with the highway system. More posts will come as I get settled back in to the groove here at home. Thanks again for making the last year of blogging so enjoyable.

Update From Germany

I am staying in a medium-sized city of about 120,000, or about the size of Columbia, MD. Any other similarity to Columbia ends there.

The city is very ethnically diverse, with lots of Turks, Africans, Russians, Irish, Americans, and Koreans, as well as countless others. It is mostly middle to lower middle class. The city is connected to the Audobahn by a spur. No freeways run through the town, and only one runs by it, with two lanes in each direction. The width of that entire freeway is barely more than a third of the footprint of I-95 in Howard County.

There is a light rail train with a complimenting bus service, all of which lead to a rail station with IC train service, meaning if I step out of the front door of my apartment, I can walk 100 feet to a tram station and get anywhere in Europe without getting into a car, taxi, or airplane.

The entire city is also covered in bike lanes. They have their own traffic signals seperate from cars and pedestrians. Their lanes cross into pedestrian sidewalks about as often as cars have to share lanes with buses and streetcars, which isn't much.

There is very little crime, people walk around care free and confident virtually all parts of the city at all times of day.

My (American government) job requires me to drive daily. The city streets are 2 meters (about six and a half feet) wide and rarely more than one or two lanes in each direction, if that. The automiobiles of residents are parked in courtyards. At least half the street parking is metered. Iäd say I've never had trouble finding aparking space in town, but I have never driven anywhere in town because I generally walk when I am not working.

Since I have landed in Europe, I have yet to see a single car accident, and I have driven over 1000km in two different countries. I have also not been in a single traffic jam that was not construction related.

The down is distinctly separated from other towns by large tracts of farms and forests. Virtually all buildings are

The city center is closed to automobiles except taxis. It is about a square mile of apartments above shops and businesses, including a shopping mall that is two blocks from the nearest legal parking space.

Best of all, I have been in my apartment for only two weeks and I am on a first name basis with my grocer, the proprietors of four restaurants, the staff at two bars, three of my neighbors, and the gentlemen who run this internet cafe. By contrast, I have lived in Laurel for five years and the only people who know my name are three of my neighbors and my barber.

I am not exactly staing in Mayberry, either. This is a very blue collar industrial town in Central Europe. There are no skyscrapers, no large business headquarters, and no attractions you are likely to find in most guidebooks. If anything, this is a sub-standard European town by comparison to the others I have visited. But the quality of life here is phenomenal.

This experience really makes me stop and wonder what places like Columbia, MD are doing wrong. Columbia certainly boasts a wealthier population that here. But this town has more parkland, more greenspace within walking distance, less traffic, less crime, and a community of people that actually know each other.

This would be an interesting litmus test for many of us: How many people in walking distance to your house know your name? For me, 4 in Laurel, and 14 here. That is the difference of living in a community focused on itself.

Imagine Prince George's Plaza

Though nowhere near up to par with Arlington's Rosslyn-Ballston Corridor, Old Town Alexandria, or the central business districts of Bethesda and Silver Spring, Prince George's Plaza might be the best example of transit-oriented development in Prince George's County. It combines a Metro station with heavy retail, medium density housing, and a walkable street grid. Unfortunately, those things are not integrated with each other.

I love the City of Hyattsville. As soon as I can afford to do so, I plan on moving there. It has a ton of potential. Potential, however, means room for improvement.

Anecdotally, I was told by a Hyattsville Police officer that the city plans to annex and redevelop the suburban style medium-density apartment complexes north and west of the mall. In this same conversation, the officer, who was advising me on where the city experienced most crime, cited garden style apartment complexes like these (like Kirkwood near West Hyattsville station or the apartments on the southwest corner of University and Adelphi) as the worst offenders. I can only assume the isolation of the buildings behind PG Plaza makes them ideal places to engage in criminal activity.

Generally, I don't like the idea of putting heavy transit near a mall. Malls are inherently car-oriented, and over the past decade they have experienced severe decline in image and practicality. The Mall at Prince George's (which I will forever call PG Plaza despite its new name and this newfangled civic movement against saying "PG" in favor of "Prince George's") might be able to take advantage of the Metro station across the street.

Many of the larger development projects in Prince George's County have been greenfield developments outside the Beltway and far from transit taking on a semi-new urbanist format, but are far from transit and isolated from the better urban design closer in. Bowie Town Center and National Harbor are good yardsticks for what we can expect out of planned developments at Brandywine, Westphalia(pdf), Konterra, and Woodmore Town Center (pdf): far from existing transit, isolated pockets of walkable mixed use surrounded by parking. PG Plaza, if redeveloped, can present a retail design similar to that of Bowie Town Center with the added advantage of being across the street from a Metro station in an area that can easily be reticulated into the surrounding street grid.

Remove the roof, which PG Plaza didn't always have anyway, and lay down the grid. I give you new Hyattsville:


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With this, perhaps more pedestrian friendly changes will occur as well. East-West Highway has three shockingly bad design flaws on that stretch. First, the median fences. Anytime a street has a fenced median to discourage jaywalking, it's a sure sign of poor design. Pedestrian traffic is like water flow. It will find the path of least resistance from origin to destination, and will creatively by-pass obstacles. Instead of trying to force pedestrians to go out of their way to cross East-West, embrace the foot traffic with more crossings, traffic signals, and a parallel street to spread out the traffic.

Next, the pedestrian bridge from the Metro station to the mall parking lot has to go. Parking ought to be consolidated into a garage, and the street frontage should be developed. pedestrian bridges over suburban arteries like this are not functional, they encourage speeding on the road, they kills street life, and they are unbearably tacky. Perhaps if the street frontage has an arcade with an upper level of shops and whatnot, it could stay, but generally it looks horrible and it proves to be cumbersome for access to the Metro station.

Third, rename the damn road. East-West Highway (MD route 410) is a title unbecoming for a road passing through the CBD's of Bethesda, Silver Spring, Takoma Park, and Hyattsville. In Takoma Park, 410 is actually called Ethan Allen Avenue. Perhaps Hyattsville could follow suit and rename it something like "John Clark Hyatt Avenue" after the town's founder. Apt, historical, and far less generic.

Hyattsville is evolving as a city. It has come a very, very long way in the last decade, and it continues to grow and improve. PG Plaza will undoubtedly emerge as a hot spot for good urbanism. Eyesores like the pedestrian bridge will be replaced by more of what we're seeing in the nearby Hyattsville Arts District, and instead of an island of good urbanism, it will grow into the fabric of the surrounding areas.

Imagine West Hyattsville

West Hyattsville Metro Station is one of the most underutilized stations on the Metro system, standing out even in TOD-beleaguered Prince George's County. It stands seemingly in a large field, discouraging the station's use as anything but a commuter stop. The County has plans (pdf) for vitalizing the area around the station, but I thought I might take a crack at it myself with some street connectivity.


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Queens Chapel Town Center has a great deal of potential to anchor a strong retail district. The area, at the intersection of Chillum, Mount Rainier, and Hyattsville, has the population to support retail progress. The success of the nearby Hyattsville Arts District has changed the image of the area. West Hyattsville, connected to the Arts District by a traditional suburban street grid, is poised to parlay the success of one of Prince George's County's most popular real estate ventures into success of its own. Only the presence of a Metro station,

The Northwest Branch runs just to the south of the station, but instead of serving as a barrier, I believe this watercourse can be embraced by development with small waterside paths. I included several new bridges over it, connecting potential new developments to the Metro station. The key element, in this case, is adding parallel roads. As I have stated time and time again (as with many before me), a street grid reduces traffic, lessens vehicle miles traffic, and eliminates car trips as the area becomes more walkable. Hopefully a developer with the vision will take advantage of the opportunity, and hopefully the County won't block any progressive efforts. Hyattsville could become the new Bethesda, it just takes some progressive leadership to make it happen.

Free Gas at My Grocery Store?

This past Saturday, I was shopping at the Safeway in Laurel Lakes. Upon checkout, I received a surprise: $9 worth of gas at any BP station, a figure based on the amount of money I had spent on groceries over my last few trips. I was completely unaware of this program until the cashier handed me a gift card. The program gives $1.50 in gas for every $100 spent at Safeway. For me, 9 bucks is about a third of a tank, which will get me to and from work for an entire week.

This is a powerful sentiment presented by Safeway. To me, this implies that Safeway's business model assumes that consumers MUST use an automobile (and a gasoline powered one, at that) to use their stores, and therefore ought to subsidize automobiles. Personally, I would prefer imrpved crosswalks on Rt. 1 and better passage through the monstrous parking lot in front of Laurel Lakes Shopping Center. I would never drive to Safeway again. This furthers the notion that large grocery store chains ignore walkable urbanism in their business models despite its success in denser areas. In less dense places like Laurel, I'd like to see the two concepts at least coexist.

This has other implications. Since such grocery stores tend to be far fewer in areas with lower average incomes, this implies that a gas subsidy is the best way to get less fortunate people to the grocery store. In the automobile paradigm, this is somewhat of a charitable act on Safeway's part. However, not owning a car could save working class individuals a very significant percentage of their monthly take-home salary (25% for me!) , a savings that would far supercede the buck and a half I save on gas every time I spend a hundred dollars at Safeway.

I don't want to demonize the automobile. I own one, I use it daily, and I enjoy the freedom that driving provides. However I live 1600 feet from the entrance of the Laurel Lakes Safeway, and the only "safe way" for me to get there is to drive. I don't want to impose any major paradigm shift on anyone, nor do I want to take away their free gas or the parking in front of the store. For this particular shopping trip (which was rather large), I probably would have used a car no matter what the pedestrian facilities were. However, the simple fact that I can't walk 1600 feet from the grocery store to my house without risking my life in the process is inexcusable, and I really wish my local grocery store would acknowledge that this is a problem.

Gentrification

I love watching areas go from urban blight to prime real estate. 14th and U is a great example; when I was in high school, the very names of the streets carried horrible stigmas, but nowadays that corner is perhaps one of the most famous non-government areas of DC. Okay, maybe after Georgetown... but even parts Georgetown were very neglected while I was growing up.

Yes, in a perfect world, we'll all have our four story house in Kalorama right near a Metro station and some nice shops. But the fact of the matter is that the meat and potatoes of a city's population can't afford to live in such fancy digs, and it is unwise to over-gentrify a city for this reason. Plumbers, teachers, fire fighters, custodians, and other working class professionals demand more moderately priced housing.

Gentrification can be a good thing for some parts of a city. But recently I came across one very controversial blogger (warning: coarse language) from Brooklyn who is an extreme case of just howout of control gentrification can get. Gentrification causes tension between socio-economic classes, which often translates into racial tension. Even when it doesn't, it prices out workers who are vital to the day-to-day function of a city... the EMTs, bus drivers, carpenters, police officers, and mechanics. These (and countless others) are all noble professions vital to any community. It sends the very wrong kind of message when a city forces out its lower-wage residents.

But this is no reason to stop progress in working-class neighborhoods. There is a right way to fix these areas. It can be cost effective and productive for the city, and it doesn't have to include wholesale outpricing of the neighborhood's residents. One such project in Southeast (tip: River East Idealist) has shown that an area can be rehabilitated while keeping the people who brought the sense of community there. The investment in the Wheeler Terrace development was largely the product of the residents, who, faced with losing their homes to gentrification, fought to have their development refurbished instead of razed in favor of luxury condos.

Though this level of community activism is admirable, it shouldn't take this much effort for a struggling community (particularly one neglected by the city for so long) to keep their homes while the neighborhood recieves a makeover. Mixed use and mixed income ought to come with new developments, but older working-class residential developments should not be stomped out when a city gets refurbished. They ought to recieve the type of elbow grease that encourages their working class residents to want to live there, a sign that their city recognizes its need for a blue collar workforce

Imagine Seven Corners

Yikes. Just the thought of an area named "Seven Corners" makes me not want to drive there. Wilson Boulevard, Roosevelt Boulevard, Arlington Boulevard, Leesburg Pike, Broad Street, Sleepy Hollow Road, and Hillwood Avenue all converge in nearly the same place at the southern tip of Falls Church. I have only driven through this area a select few times, always on weekends, and only once on purpose. It is a nightmare. No doubt that in an area named after it's intersection, the intersection would be the most dominant feature of the landscape.

Michael Perkins over at GGW suggested that I use this area to start my New Year's resolution to write more on Virginia... and it couldn't be a more desperate region for a street grid. Serving mostly strip malls and car-dependent medium-density apartments, the roads through this area operate with a series of frontage roads, bridges, and quasi-interchanges. One might argue that this area is too sparse to merit much investment in the road system. But I believe a better working street grid could reduce the painful traffic jams while at the same time accommodating pedestrians and transit, perhaps even catalyzing further growth. Here's what that part of town might look like if it had a better street grid:


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The region could start by improving pedestrian facilities from the East Falls Church Metro station, located just under a mile north of the intersection at Wilson and Roosevelt. Keeping Arlington Boulevard up to its current semi-freeway standard would be possible with lots of overpasses, but of course this would be far more costly. A sunken freeway, however, has far less impact on connectivity than an at-grade route.

Traffic will of course be relieved by the addition of new roads, guiding cars around the disastrous intersection for which the area is named. This approach is known to work better than widening roads, as it cuts down on the number of vehicle miles required for a particular car travel, reduces traffic (particularly if there is an emergency situation blocking one of the roads), and induces more pedestrian travel. The added capacity allows some reduction of automobile capacity on the existing major roads to make way for transit and/or streetscape improvements. In the end, cars, pedestrians, transit riders, residents, and business owners tend to benefit more from well connected streets. Seven Corners would no doubt benefit immediately from reduced traffic jams, before any other changes are made.

Centralized locations such as Seven Corners shouldn't be unsavory destinations because of traffic. With attractions such as the unique Eden Center, a predominantly Vietnamese shopping district on Wilson Boulevard, Seven Corners could be a great destination, not just a clogged interchange out in the burbs. I have limited experience with this location, so strongly encourage comments with suggestions or further information.

More Freeways = Worse Urbanism

An ironic fact about freeways is that while they are designed to connect towns, they effectively partition them as well. A look at the south suburbs of Baltimore tell the story. The area between I-95, MD-100, and the Chesapeake Bay is criss-crossed with eight interstate-standard freeways. Interstates 95, 195, 695, 895, and 97, along with Maryland routes 10, 100, and 295.


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The area is served by MARC and the MTA Light Rail, however the stations in this area are predominantly park-and-ride. Home prices in these neighborhoods are significantly lower than in other parts of Howard and Anne Arundel Counties. And crime is not uncommon in these suburbs.

Further south, 95 and 295 cut through DC suburbs in Prince George's, but are currently only crossed by the Capital Beltway. Though this area is of similar size and similar geography, the population is much higher than northern Anne Arundel and eastern Howard counties. House prices are comparable, but they have been rising lately, particularly around the Metro stations.

I blame much of this on street connectivity. When the landscape is drawn and quartered like it has been in Baltimore's southern suburbs, it naturally has a negative effect on street connectivity. Lack of street connectivity can lead to higher incidence of traffic accidents, longer response times for emergency vehicles, and greater traffic jams.

Of course, this is a very unscientific and opinion based overview of how lots of highways can ruin an area. I'm sure there are lots of people who think Glen Burnie is a much better town than Hyattsville, so I encourage comments here.

The Little Freeway That Couldn't

The Anacostia River could be one of the most iconic urban waterways in the US, but instead it is blockaded on both shores by freeways. DC/Interstate 295 cuts off the east bank virtually the entire length of the river in the District, and the Southeast Freeway blocks of Boathouse Row on the west bank.

One of my chief complaints about the use of land in the District of Columbia is the gross underutilization of river frontage. And something must be done to make the river more accessible. Removing the highways, however, would raise strong concerns over dumping what might otherwise be freeway through traffic onto city streets, which, as we've seen on New York Avenue between the 395 tunnel and 295, can turn a city boulevard into a traffic sewer.

Removing highways diminishes induced demand, thus reducing vehicular traffic through the area. For the most part, I don't believe this to be an excuse for the wholesale removal of all the freeways through the District. The District does not have too many highways, but rather a horribly inefficient highway system that dumps dead-end freeway traffic onto city streets. What needs to be removed are the dead end highways, and what remains should be logically and thoroughly connected to the rest of the city's highway system in a manner that minimizes the highway's physical impact on the cityscape.

Douglas Willinger of A Trip Within the Beltway would be decking over our freeways, which in theory may be the best way to diminish a highway's impact on urban landscape. The obvious downside is, of course, cost. Would it be worth it to deck over the Southeast Freeway between Barney Circle and the 11th Street Bridge? Only if the plan included extending the Southeast Freeway past Barney Circle, conducive to the original plan for freeways in the District of Columbia. That full plan, for the record, was not exactly in line with city's current movement toward smart growth (to say the least). Otherwise, we are decking over a largely useless stretch of freeway that ultimately dead ends, dumping freeway traffic on Pennsylvania Avenue.

Another option would be one that I had suggested back over the summer, building the Barney Circle Bridge. This plan, which also called for boulevardization of part of the Anacostia Freeway, might be a good alternative, but it would be cumbersome and expensive to implement. I also foresee this plan going through but without the boulevardization of the Anacostia Freeway, which would go against the notion of making the river more accessible.

The 1.39 mile section of the Southeast Freeway east of the 11th Street Bridge (unsigned but designated Interstate 695) is six lane freeway becomes a two lane access road to RFK Stadium as it passes under Pennsylvania Avenue, and the only purpose this route currently serves is getting traffic to the Sousa Bridge. I use it regularly to get to northbound 295 when I am driving out of the city (there is currently no access from the southbound 11th Street Bridge to northbound 295). JD Land offers insight to the fate of this route. In the plan, the virtually useless ramps from the Bridge to the RFK access road will be completely removed, and that portion of freeway will be replaced by a boulevard.

What about the aforementioned problem of inefficient freeways lacking logical connectivity? Removal of this section of highway could ostensibly be completely mitigated with a couple of ramps which, in my opinion, should have been built decades ago. Ramps between the 11th Street Bridge and the northern route DC 295, along with a ramp from southbound 295 to westbound Pennsylvania Avenue would create a more functional, logical, and efficient highway network, making the undesirable section of the Southeast Freeway virtually obsolete, as it would have all the same functionality of the freeway it parallels on the east bank of the river. Below shows the three new ramps in pink, and the obsolete (ready for boulevardization) stretch of freeway in green.


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I don't have statistics, but I imagine that construction and upkeep for three new ramps would be more than offset by the economic development that highway removal could ostensibly bring to that stretch. The result: less through traffic on city streets like Pennsylvania Avenue and South Capitol Street, no induced traffic, and an overall reduction in vehicle miles traveled.

And Boathouse Row on M St. SE is now accessible to the rest of the adjacent neighborhood, right? Well, no, not exactly.

There is still another bulwark: the CSX line. Certainly, it is much easier to build an at-grade crossing for these railroad tracks which parallel the highway before going underground at the 11th Street Bridge. However the physical and psychological barrier between the river and the neighborhood will remain an impact of developing this area to its full potential as premier riverfront destination.

So is removal of this stretch of freeway worth it? Absolutely. But better connectivity between the remaining freeways is constructed and plans to remove, deck, or realign the CSX track must be devised. Removing an urban freeway is often very good for a city, but the plan must go far beyond simply the physical removal of the roadway. In Near Southeast, simply removing the highway will not be enough for the neighborhood to achieve its full urban potential.

Wish List

Most people are fortunate to have birthdays far removed from Christmas. I am not one of those people. So here's what I REALLY want for my birthday, but I probably won't get it.

-A high investment light rail for the Purple Line.
-Streetcars!
-Extend the Green Line to Laurel, or better yet Fort Meade
-Drastically improve pedestrian facilities in PG County
-Removal of some of the parking lots at the Pentagon, Andrews, and Ft. Meade
-The Silver Line and associate redevelopment of Tysons Corner
-Mixed use development with mixed income housing on the power plant site in River Terrace
-Better street connectivity in Wheaton, Silver Spring, Southeast, Arlington, Fairfax, Gaithersburg, and a slew of other towns.
-A better economy so I can sell my house and move somewhere closer to decent transit
-A commuter car
-24 hour Metro, even if it was single tracked
-Some kind of Metro station in Georgetown, Adams Morgan, Laurel, National Harbor, Fairfax, Bailey's Crossroads, Seven Corners, Andrews AFB, Fort Meade, and a bunch of other places
-UDC getting a new campus at Saint Elizabeth's West and helping make them a serious university
-Removal of all reversible lanes in the DC area
-Redskins in the playoffs
-Nationally regulated coast-to-coast high speed rail
-Separated Blue Line
-A Purple line that circumnavigates the entire city
-Federal policy creating better urbanism on US military bases throughout the world
-Jeanette Sadik-Khan for Transportation Secretary
-Better urbanism for affordable housing
-More green roofs
-Smarter/more beautiful stormwater runoff management
-The High Cost of Free Parking by Donald Shoup
-An overhaul of federal and state policies regarding urban planning geared toward smart growth
-Less pollution along the Anacostia watershed, and other watersheds
-Anything that will lower my BG&E bill!
-Sidewalks and crosswalks in my neighborhood, particularly on Route 1
-Legal allowance of ancillary units (granny flats) in all jurisdictions in the DC area
-Replace cloverleafs with SPUI's
-Relaxation of the height limit laws in parts of the District, particularly near Metro stations
-Better highway connectivity in the District, and removal of useless freeways like I-695
-MARC service to Ocean City
-Something, anything faster, cheaper, and with more coverage than Acela
-DC voting rights
-The ICC bike path, and a light rail along the highway while we're at it
-High speed rapid transit along US 29 between Silver Spring and Columbia
-Realization of the Baltimore Rail plan
-Fewer traffic deaths
-The Columbia Pike (VA) light rail
-Urban infill in PG County, Southeast, Northeast, and western Alexandria, among other areas
-Better DC Public Schools
-The Fillmore in Silver Spring
-Peace on earth, good will toward man

If anyone out there can facilitate any of that for me by Sunday, it'll be a happy birthday.

Banks, Banks, and More Banks

There was another bank robbery in sleepy little Laurel last week. I'm starting to wonder if the rash of crimes at banks around here is due to the overwhelming number drive through bank branches that have been popping up on Route 1 the past few years.

Drive through banks are bad urbanism. They take up a great deal of space, they require curb cuts in addition to parking, and they encourage car-oriented development. Are they attracting crime as well?

Last Week's robbery occurred in the shopping center just north of the mall. A shoot out occurred. This sort of thing is starting to become commonplace.

There are five branches of Chevy Chase bank on or just off Route 1 in Laurel. Five. We're talking about a two and a half mile stretch of one road. Is this entirely necessary? Do they all need to be drive-throughs? Chevy Chase, Sandy Spring, M& T, Citibank, Sun Trust, Wachovia, Wells Fargo, Citizens, Bank of America, Navy Federal, Provident, and PNC all have drive through or strip mall branches (mostly drive through) on the ONE MILE stretch of Route 1 between Contee Road and Cherry Lane. Chevy Chase has three, all of them drive-through.

You know what most of that stretch does not have? SIDEWALKS. CROSSWALKS. I live halfway between Contee and Cherry, and I have to walk a half mile in either direction to get to a crosswalk to access the shopping center accross Route 1. But they have no problems making curb cuts for new drive through bank branches by the dozens... Perhaps because much of route 1 doesn't have curbs on that stretch. Then what happens? People like me are forced to drive a half a mile to get to the Safeway 300 yards away, creating more traffic. Thus begins the cycle, because then we need more parking, more lanes, and more drive through banks, since you can't walk anywhere.

Is this the best use of streeet frontage on the main road through the city of Laurel? Much of the route between Contee and Cherry is not in the corporate limits of the city (yet). But still, this densely populated area is horribly unsafe for the people who live, work, and shop along this route, which is rapidly getting more unsafe with each drive through bank that springs up there. It is becoming a suburban bank ghetto. Don't let this happen in your town!

Casual Observation

If you're taking the freeway that runs between the Douglass and Sousa Bridges, it's the Anacostia Freeway. But if you keep driving north, people will refer to what ultimately becomes the Baltimore Washington Parkway as simply "295". In Bethesda, it's Wisconsin Avenue, then it becomes Rockville Pike, but further north nobody calls it Hungerford Drive or Frederick Road... simply "355".

This has always bugged me. It seems that the further away from good urbanism you get, the more major roads are called by their route number instead of their name. I have often thought of this strange fact to be a symptom of bad urbanism. Close in freeways and arterials have common street names by which they are referred, like the Southeast Freeway, New York Avenue, Shirley Highway, and the Beltway. But sprawl areas tend to latch on to the rural custom of referring to just the route, like 198, 28, or 97, referring to the Maryland routes. But this even happens with routes that came with the sprawl, and weren't there when the areas were rural, like I-97, MD-100, and VA-28, which on large portions aren't even given another name.

Why do I think about crazy things like this? I live off of Route 1 (which fits this pattern for the most part). Even I never say "Baltimore Avenue". I have even incorrectly referred to it as Baltimore Boulevard when trying to remember the actual street name!

I wonder if encouraging colloquial street names might have a positive impact on good urbanism? If "East-West Highway" were renamed, say, Hyatt Avenue (i.e. after the founder of Hyattsville) perhaps it would have a psychological effect on what sort of growth developers would push there. East-West Highway sounds like a great place for a Wal-Mart and an office park, whereas Hyatt Avenue sounds more like sidewalk cafes and brick walk-ups. Okay, that's pushing it a bit, but I'm just trying to think outside the box here.

Traditionally, urban streets have odonyms like "Avenue" and "Street". Should we promote these in our inner suburbs over "Highway" and "Road"? I think it has the potential to add to sense of place. Anyone have thoughts on how we ought to name our streets?

I Thought Crime Took Transit?

Last month, the ridiculous argument that transit brings crime into the innocent little suburbs was revisited in response to this article in Freakonomics. More recently, Just Up the Pike followed a shooting that occurred on a Silver Spring bus recently, prompting more discussion on the possibility that mass transit has an effect on crime.

I eventually had to defend this argument to a good friend of mine who happens to be a Baltimore City police officer. His anecdotal claim: the subway in Baltimore has done absolutely nothing to positively impact the safety of the surrounding areas, and if anything has made them worse.

I argue that it has more to do with the bad urbanism for which the Baltimore Metro is now notorious. I believe even bad transit can positively impact crime rates in many cases, if for no other reason than by potentially lowering the cost of living. But perhaps the fact of the presence of transit has no impact on crime whatsoever, perhaps the onus lies entirely on the good urbanism that ought to come with transit. Maybe large, spread out parking lots are what really draw crime. Many transit stations have those, and it's bad urbanism. I certainly feel much safer getting off at Gallery Place late at night versus Greenbelt for that reason.

Recently, some federal employees at Fort Meade received an email alert cautioning them to stay away from Arundel Mills Mall after dark. Think about that: stay away from the largest shopping center in Central Maryland while the holiday shopping rush looms upon us. Why? Inside Charm City points toward this Baltimore Sun article that tells of a woman and her young child being robbed at gunpoint in the parking lot. Most disturbing is the fact that police believe that this crime is unrelated to two other robberies that took place around the giant oasis of auto-oriented commerce near the MD-100 interchange with the Baltimore-Washington Parkway. I did some further pecking and found another Sun article published just Thursday. There have been five robberies in the Arundel Mills parking lot in just the last month. Concerns over the robberies were echoed on MyFoxDC.

Urbanism doesn't get much worse than at Arundel Mills:


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But in most of the robberies reported there, did the criminals hop on the light rail back to Baltimore city? No, they hopped into a car and then disappeared into traffic. But no one ever says "That new highway is going to bring more crime!"

cArmy Base: Fort Meade

Military bases dot the landscape all around the Capital region. This is a unique presence, as many cities in America are largely defined by the one or two military bases near their boundaries, cities like Fayetteville, NC; Pensacola, FL; Kileen, TX; Norfolk, VA; and even San Diego, CA. Washington, DC, however, is home to the entire Federal Government, so the fact of a few military bases is pocket change in comparison. among the more prominent is a WWI-era base halfway between DC and Baltimore called Fort George G. Meade.

Nestled at the northeast corner of the junction of the Baltimore-Washington Parkway and MD-32, Fort Meade is by far the largest single job center in the state of Maryland and, after Downtown and Tysons Corner, the third largest in the metro area, and this does not account for National Business Park, a huge complex of government contractor buildings right across the B-W Parkway. Fort Meade is home to tens of thousands of military personnel from all five branches, plus retirees. It houses several major Army units, including the Defense Information School, Defense Courier Service, and the US Army Field Band. The Environmental Protection Agency has a large facility, and let's not forget about the National Security Agency, which housed over 30,000 jobs according to James Bamford's 2000 book Body of Secrets. No doubt that number has increased in recent years. Additionally, 5,700 jobs are being relocated to Fort Meade in the Base Relocation and Closure.

The continued growth of the base is of great concern, considering the institutional problems within the defense department when it comes to planning policy. The Pentagon, for example, sits atop two lines of Metro, yet it still has the largest surface parking lot in Arlington County. Fort Meade's total surface parking rivals (if not overtakes) FedEx Field's. This is particularly alarming considering the surface parking's negative effects on storm water runoff into the adjacent Patuxent Research Refuge (to the point where the NSA has an entire section devoted to it on its website). But the base's planning priority? Two 18 hole golf courses to "maintain soldiers' quality of life".

Surely with all these jobs, thousands of residents, and an explosion of growth in the near future, there must be some kind of transit node on the base, right? Not really.

The base is served by a single bus, a 24-seater that runs only twice in the morning and twice in the evening and serves only portions of the city of Laurel to the NSA's main gate. Various agencies on the base offer shuttles that run a few times a day from the Odenton and Savage MARC stations, which are two and five miles from the NSA main gate, respectively, and each three miles from the nearest regular base gate. It is literally illegal to walk any of those routes, as they are largely along MD-32, a freeway of interstate standards. Even servicemen living on base are likely to commute by car, as the base is so spread out that it is a long walk from any of the housing to any of the jobs on post, including almost all of the shopping and recreation amenities.

The first thing I did when I got stationed at Fort Meade? Buy a car. Sure, I wanted a car to go home and visit my family regularly. But I would not have been able to attend my morning physical training without a car. And this was when I lived in the battalion barracks!

So what do you care about a base 20 miles outside of DC?

Consider that a traffic nightmare reaching the base would have a major impact on transportation between Baltimore and Washington. The economic impacts of the resulting disconnect between the two cities could be drastic. Ryan Avent considered the positive impacts that a high speed rail between DC and Baltimore would provide. clogging the highways between the two cities would likely have the opposite effect.

I have often considered Fort Meade an ideal place for the Baltimore and Washington rail systems to meet. I know many detractors consider it wasteful to run the system all the way out to Fort Meade. But smaller jobs centers in Chantilly and Reston, similarly unserved by transit currently will be getting Silver Line service within a decade. And transportation implications in northwestern Fairfax County do not affect passage between two major cities. Other bases involved in the BRAC, such as Andrews AFB, Bolling AFB, Fort Belvoir, and Bethesda Naval Medical Center, have all had plenty of proposals thrown around to improve transit access to the bases (in some cases, like Bolling and Bethesda Naval, increasing existing transit efficiency). Fort Meade has not, despite the unique opportunity of potentially being able to serve the base by two major cities' transit systems. To alleviate traffic at enormous (50,000+) job centers, connector shuttles from commuter rails (i.e. a necessary modal shift) just won't do the trick. Perhaps for a Metro station, the NSA could donate some of it's 900+ acres of parking.

But today, long before ground will ever be broken on any kind of rail connections, wouldn't it at LEAST be appropriate for Fort Meade to receive some sort of express bus service from Greenbelt Metro? Perhaps more regular service from towns like Columbia, Laurel, Odenton and Annapolis? A bus system for the base itself so that a young GI doesn't have to waste his first few paychecks on a new car?

It blows my mind that 18 year old privates are not allowed to drink alcohol, but they are expected to be mature enough to finance, purchase, insure, and properly operate their own heavy machinery, which they may legally store on base free of charge. Shame on Army bases across the country, but particularly Fort Meade, which has the resources nearby to outgrow ridiculous and deleterious planning policies. For a service known for moving on foot, the Army's bases certainly don't embrace any mode of transportation beyond the car.

...Fight For Ol' DC

Talk of bringing the Redskins back inside District lines is abound lately. Cost estimates for a domed stadium are roughly in the $1 billion range. The stadium would be designed to host all the Redskins' home games with hopes of bringing the Super Bowl or the NCAA final four to Washington, DC in the future.

Let me start off by saying that I am the biggest Redskins fan around. Apart from military a few obligations, I haven't missed watching a Redskins game since the 80's. One of my goals in life is to be well-off enough to get season tickets. I have accumulated a very extensive memorabilia collection. You get the idea.

It is important to point out that the Washington Redskins have been a part of this city since 1937. The team has set NFL attendance records eight years in a row, and it is the third most valuable sports franchise in the world. The team has sold out every home game since 1967. The NFL is by far the most prominent professional sports league today, and the Redskins are the second most valuable franchise in the league.

Which was why I was a little troubled by something I read on Richard Layman's blog regarding the notion of relocating the Redskins' stadium back into the District:

"SPENDING MONEY ON SPORTS STADIUMS IS A WASTE OF TIME....

...NOW IS THE TIME FOR LEADERSHIP.

NOT PANDERING ON RIDICULOUS STUPID THINGS LIKE GUYS RUNNING AROUND IN COLORED UNDERWEAR AND SIMILAR STUFF."
(Emphasis was in the original text)

There are an endless stream of reasons that building a new Redskins stadium in the District would be a bad idea, but I must strongly object to this language when approaching this topic. Professional sports are a very, very important cultural institutions for the cities where they exist. Sports institutions are just as large a part of the culture of a city as its cuisine, art, music, and theater. Spending money on sports venues is just as important as spending money on other cultural venues like the Kennedy Center or the Corcoran Galleries.

I was for the Verizon Center. I was for Nationals Park. and I am for DC United Stadium. But as much as I love the Redskins, I cannot foresee any parcel of land where a new Redskins stadium would be a good thing for the city. For starters, this new stadium is going to be larger than FedEx Field, the Redskins current home, a 92,000-seat stadium in Landover. It will also likely be larger than the new Dallas Cowboys Stadium, a 100,000+ monstrosity. Even the most casual football fan knows that the Redskins and the Cowboys are constantly one-upping each other.

So now we are talking about a stadium with almost DOUBLE the capacity of RFK's 57,000. RFK didn't have too much more capacity than National's Park, and Metro could handle the game day rush. I'm not so sure that this would be true if the numbers were doubled. Assuming three quarters of ticket holders (75,000) live outside the District (which I feel may be conservative, but I don't know where to get the numbers on that), that means that on game day, the population of the city swells by about one eighth. This project has absolutely no chance of getting rid of the surface parking that plagues the area, especially considering the significantly larger footprint of the stadium structure.

Football fans are going to drive because football fans are going to tailgate before and probably after the game. This is why they open up parking five hours before kickoff. When I go to a Redskins game, it usually winds up being a 10 hour ordeal. Most of the folks I know have rather elaborate tailgating set-ups. This phenomenon certainly is not unique to the Redskins. Any team, any city, any weather, there will be tailgating. And why not? At $8 a beer and $5 for a bratwurst, may as well have a party outside the stadium in the parking lot. I imagine this also has to do with the fact that venues as large as football stadiums would flood local businesses on gamedays, and therefore you don't see too many NFL stadiums surrounded by commerce like the Verizon Center. The difference between 17,000 fans and 91,000 fans is... well, do the math. Then imagine five or six times as many people cramming into RFD and Fido in Chinatown on game night.

I poked around, and I can't seem to find an inner-city NFL stadium that appears to have a positive impact on the surrounding area. Soldier Field in Chicago appeared to be among the best:


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Lambeau Field in Green Bay didn't appear to have any surface parking around the stadium, but Green Bay is the smallest American city with a major pro sports team. However, if it were possible to build a stadium with that small of a relative footprint, I'm all for it. Unfortunately, the majority of NFL stadiums wind up looking more like Detroit's Ford Field, vast expanses of surface parking in the downtown. Just like FedEx Field, only FedEx Field's parking is effectively in the middle of nowhere.

This raises the question, is the payoff from the stadium worth the bad urbanism? Well, Ryan Avent doesn't think it's such a good deal to begin with. This enormous chunk of land will host 10 football games a year, eight regular season and two preseason. Best case scenario, another two if my Skins suddenly make a run at the Super Bowl. There may be a Super Bowl or two held there, plus a couple of NCAA tournament games every couple of years. Let's also throw in a major concert, like the HFStival once a year. Maybe another major event or two a year that I'm not considering. My most generous estimation gives fifteen events at this venue in one year. Nationals Park hosts 81 Nats games alone every year. As for the Phone Booth, I've seen the Capitals, Wizards, Georgetown Hoyas, multiple concerts, and a three ring circus there. every other day there is a major event at that place.

GreaterGreaterWashington argues that if all this venue will bring is civic pride, $1 billion is too too costly. This place is going to be sitting vacant for 350+ days a year, occupying riverfront property and containing surface parking that will no doubt contribute to pollution in the Anacostia River. GGW points out the National Capital Framework Plan would have a much more positive economic impact on the city. I tend to agree.

Fedex Field is only 12 years old. It is currently the largest stadium in the NFL. It has sufficient parking, it is convenient to highways, it is served by Morgan Boulevard Metro station, and it is at a location close in and relevant to the city. It may not be inside the District, but it is at least inside the Beltway. As I mentioned in the post linked above, the stadium (and the Metro station, for that matter) have not led to any fantastic economic development in Landover, why on earth would it lead to such progress in East End? RFK Stadium never did.

So here it is, coming out of the mouth of the most die-hard Redskins fan on earth: There is no place for a new stadium in the District of Columbia. Perhaps an adjacent site in Landover or elsewhere in Pringe George's County (hopefully a little more convenient to Metro), maybe something in Virginia along the Silver Line, but certainly not anywhere in DC. I'd love to see this town host a Super Bowl. But not at the expense of acres of some of the city's most valuable real estate.

PS- if you're at the game on Sunday, I will be tailgating in Green Lot F60. Look for the eccentric guy with the knit cap with the ball on top.

Incorporated

City of Hyattsville MD Sign
Originally uploaded by Mr. T in DC

As a Prince George's County resident, I tend to focus my posts more on this area not only because it directly affects me, but also because I feel that it is widely overlooked on issues of urban development and sprawl prevention. This is all too common in Prince George's County... Someone gets struck by a car going at a high speed while crossing a street designed to serve cars and not pedestrians. My last post alarmed me when I saw how many roads are becoming freeways thanks to superfluous interchanges here in my home of Prince George's County. It is horrifying.

I have noted that incorporated towns in Prince George's County seem to be significantly more immune to this "freewayification". Unincorporated areas like Largo, Beltsville, and Greater Upper Marlboro seem to get the brunt of the poorly implemented car-oriented development. Certainly there are may be other factors, but perhaps an incorporated town with direct, small scale representation is less likely to be tolerant of a lack of a sense of place in the town.

Baltimore Inner Space posted this piece (via GGW) on Owings Mills, and its egregious display of poor urbanism, highlighted by a fence and 'No Trespassing' signs that keep mall patrons from accessing the Metro station even though the two are adjacent. Owings Mills, like every other town in Baltimore and Howard counties, is unincorporated. There is no mayor or council to petition against such poor urbanism. residents of the Owings Mills area are at the mercy of developers and a larger government that oversees the entire county of three quarters of a million people. Perhaps this is why Largo looks like this and downtown Hyattsville does not, even though Largo is centrally served by Metro and Hyattsville is not. Even when Hyattsville fell into blight, its primary artery, US-1 remained a four lane road with a speed limit of 30, plentiful cross streets and traffic signals.

Beyond DC writes about Prince William County's future plans to upgrade transit and create more walkable town centers. Beyond DC is skeptical of the plan's ability to succeed, but applauds the idea of improving one of the most populous counties in Virginia. There are only four incorporated areas in Prince William; Occoquan, Quantico, Dumfries, and Haymarket (Manassas and Manassas Park are both independent cities but are completely encompassed by Prince William County). I would be interested to see the success of this plan in those areas versus unincorporated areas like Dale City and Gainesville.

Not to say unincorporated towns can't thrive with good urbanism. Silver Spring and Bethesda are prime examples of unincorporated areas that have exercised a very intelligent master plan. Both those areas are among the most popular walkable areas outside the District. Of course, those two areas are atop Metro stations and they are both adjacent to the DC line situated on prominent corridors into the city. Wheaton, while not enjoying the same level renaissance, might be a good example of an unincorporated exception. It too has a Red Line station (home to the western hemisphere's longest escalator), and has been improving steadily for about the last twenty years. I ought to know, I went to high school there.

If the Tysons Corner plan gets off the ground, that will be another unincorporated area that enjoys smart redevelopment. Of course, the sector plan for the area seems to treat the area like an incorporated town (strict boundaries and districts, guidelines and regulations specific to the area, a council to govern the plan, etc). Obviously the existing density and planned metro stations have a great deal to do with this overhaul as well.

My Prince George's County seems to have a clear dichotomy between smartly designed incorporated towns working to improve their walkability and livability and unincorporated areas that are draped with high speed roads, poor pedestrian facilities, big box stores, and a depressing lack of a sense of place. Even my neighborhood, technically outside the corporate limits of the City of Laurel, lacks the sidewalks and curbs present in the neighborhoods to the east, north, and west. Does that mean it would be smarter to incorporate more towns? Beltsville, Chillum, Langley Park, Lanham, Clinton, Suitland, Largo, Oxon Hill, and Camp Springs, should we look into incorporating them?

The mayor of (incorporated) Kensington commented on my MARC post informing me that Kensington too will be making improvements to the downtown. Does a government directly serving a smaller group of people help an area create, grow, and preserve their sense of place? Perhaps the incorporation provides more organization for the residents to vocalize their desire to improve the state of their surroundings. Whatever it is, it will likely ensure that my next house will be in an incorporated town.

Ambitious Transit Advocacy

I really liked a point Ryan Avent made this week:

The point that highways are built speculatively all the time while transit is not is a very good one, and one which never fails to get my goat. But I think it’s worth emphasizing that speculative transit isn’t really about building lines into the wilderness. It’s about building lines into places people already live in order to take better advantage of valuable land there.

For instance, if we imagine a sunbelt boomtown, it’s easy to see an exurban ring road being built to accommodate “future development.” At the same time, a rail transit system through the downtown area would be nixed in a heartbeat because that area lacked an appropriate density for transit. But transportation linkages shape development whether they’re road or rail. When you fail to use the same speculative criteria for one mode that you do for another, you are making a judgment about what kind of development is appropriate. For decades, government has essentially said that in the overwhelming majority of cases, auto-oriented development is appropriate and nothing else. Considering the effects of that decision, it must be one of the most momentous government interventions of all time.

This is an excellent point, and one that ought to be further explored within the DC metropolitan region. We can build roads to support future development, but rails? Forget it. Furthering this point, Richard Layman had a good post on the sort of fundamental paradigm shifts we will to need to undergo in order to take the economic and environmental burden out of transit provision.

But if we could build rails anticipating future developments, I believe areas such as incorporated, close-in, traditionally-built suburban towns ought to be among the to speculate transit expansions. Incorporated towns because the local government may have a shorter route to approving smarter development around transit, close in so that they are relevant to the heart of the transit system, and traditionally-built neighborhoods because the open connectivity is conducive to residents reaching the transit station. Places like Hyattsville, Takoma Park, Kensington, Falls Church, and Forest Heights ought to be considered for such speculation.

I have been toying around in Google Earth trying to imagine a transit system for the DC area that would make it easy to live anywhere in the region without a car, much like Manhattan. It is probably not a very feasible system, with 14 lines and 550+ miles of heavy and light rail track, plus the fact that my quasi-scientific formulas for designing my system have no way of predicting ridership or optimal routes. But I'm kind of curious as to why the DC metropolitan area and other cities aren't advocating for such a system that takes cars off the roads.

The extremely ambitious highway plan of half a century ago makes such a system of passenger trains seem rather small. Freeway revolts nixed much of the more detrimental inner city freeways, however much of the freeway infrastructure in our region has come to fruition. Remember, freeways don't necessarily have to be interstates (much like Metro doesn't necessarily have to be heavy rail, it can be light rail)

Below, I've listed the limited access divided freeways of our region (DC, plus Montgomery, Prince George's, Arlington, Fairfax and northeastern Prince William County and Alexandria City) Lengths approximate:

Mostly or completely pure freeway:
I-95 Maryland (College Park to Howard County) 8 miles
MD/DC-295, Balt-Wash Parkway (Anacostia to Fort Meade) 21 miles
I-495, Capital Beltway (loop around the city) 66 miles
I-270 (Bethesda to Frederick) 33 miles
I-95/395, Shirley Highway (Dale City to Downtown) 26 miles
I-295, Anacostia/Southeast Freeway (Oxon Hill to Downtown) 8 miles
Suitland Parkway (Anacostia to Andrews AFB) 10 miles
US-50, John Hanson Highway (Cheverly to Annapolis) 25 miles
US-50, Arlington Boulevard (Merrifield to The Mall) 11 miles
I-66 Custis Memorial Freeway (Gainesville to The Mall) 32 miles
Clara Barton Parkway (Georgetown to Potomac, MD) 10 miles
I-370/MD-200, Intercounty Connector (Gaithersburg to Laurel, under construction) 18 miles
George Washington Memorial Parkway (Alexandria to Great Falls) 15 miles
Dulles Toll Road/Greenway (Arlington to Loudon County) 16 miles
Key Br/Whitehurst Fwy/Potomac River Fwy (Rosslyn to The Mall) 2 miles
US-29, Columbia Pike (Silver Spring to Howard County) 11 miles
MD-4 Pennsylvania Avenue (Suitland to Anne Arundel County) 11 miles
MD-5 Branch Avenue (Suitland to Brandywine) 12 miles
VA-28 Sully Road (Manassas to Dulles International Airport) 21 miles
Montrose Parkway (Rockville) 4 Miles
Rock Creek Parkway (Woodley Park to The Mall) 3 miles

Rapidly becoming pure freeways:
US-301, Blue Star Memorial Highway (Bowie to Waldorf) 26 miles
MD-210, Indian Head Highway (Forest Heights to Accokeek) 11 miles
VA-7100, Fairfax County Parkway (Herndon to Springfield) 35 miles
VA-3000, Prince William Parkway (Woodbridge to Manassas) 16 miles

451 miles of freeway in Washington DC and adjacent counties. Sure makes the downtown sections that didn't get built seem like small apples. This doesn't include "mini freeways" embedded into the traffic system. It does not include the express tunnels on North Capitol, South Capitol, Connecticut Avenue, Massachusetts Avenue, or K Street. Nor do they include spur freeways like the Cabin John Parkway, 270 spur, Spout Run Parkway, or the E Street Expressway. Nor does it include roads that become freeways for short stretches, like Central Avenue in Largo, Military Road west of 14th Street, North Capitol Street north of the Hospitals, or Franconia Road in Springfield. Nor does it include interchanges at non-freeways, like Tyson's Corner, Glenmont, University Boulevard at Route 1, or Kingle Road. Nor does it take into account express lanes, HOV lanes, or exit ramps. I figure all of this combined ought to add up to at least 100 miles.

I'm curious about the percentage of area residents that live within walking distance to fixed transit versus the percentage of area residents that live within walking distance to a freeway or an interchange. I'd be willing to bet that the latter is the larger number. If highways can have their 550 miles of coverage, why not rails?

Perhaps highway advocates threw a bunch of ideas at the wall to see what stuck. Perhaps it was the relentless lobbying. But whatever it is, it is the highway lobby had more ambition than our current transit advocacy currently exudes. If we can emulate one thing from the freeway lobby of the mid-20th Century, it is the ambitious fortitude with which they lobbied for what ultimately became the largest public works project in world history.

I'm not going to settle for a transit system that doesn't allow most of the metropolitan area to survive without an automobile. I'm going to keep pushing for my 550 miles of fixed rail.