Macomb Giant: Where to from here?

The Zoning Commission has approved the Macomb-Wisconsin Giant project, after a difficult and involved process that began in 1619 1998.  Jeff Davis posted on the Cleveland Park Listserv about it this morning:

Last night, the Zoning Commission voted unanimously (4 to 0) to approve the
Giant PUD Application. The zoning process was robust, transparent, and fair and it yielded a terrific overall result.

He’s right, the overall result is excellent urban planning and competent architecture that  adds considerably more and better density to a major thoroughfare, while also managing to unite a mottled context of various building types and styles. The architects, Street-Works, have produced excellent cityscapes work in Shirlington, Reston, and Bethesda. Based on their prior experience, it’s safe to predict that the project will be a success. More than that, I predict that the already thriving area will become a new locality, a broad place that people will perceive intuitively as distinct from Cleveland Park and Cathedral Heights. 

And that’s a good thing, because Wisconsin Avenue needs more of this healthy density. The example that this sets will be a lesson to Ward 3, demonstrating how a few stores and few more stories can create an enjoyable neighborhood center. Not only will the extreme non-failure of the site be ammunition for people who support smart growth, it will serve as a billboard for those who are not engaged in debates, that urbanism is possible in Northwest. But it will be some time before the buildings are built and the storefronts occupied, so until then, activists for urban neighborhoods will have to focus on two things.

  1. Getting there. One of the criticisms of  the new project stemmed from the limited mass transit options in the proposal, legitimate concerns that need to be addressed. WMATA needs to step up bus service and introduce an express line on Wisconsin, either to Georgetown or Woodley Park. Bus facilities such as bus bulbs need to be added to Wisconsin, even at the expense of roadway space. Likewise, DC ought to facilitate the placement of SmartBike facilities, bike racks, and carsharing spaces.
  2. Connecting the surrounding neighborhoods. People must be able to walk to the new development. The current plans emphasize pedestrian traffic, but DDOT needs to improve the streetscape around Macomb, to lure neighborhood residents off of side streets. Without buffering from Wisconsin or new signals along Wisconsin, pedestrians lose the calmness that makes walking so appealing. 

Those who fought hard to get the right kind of development should not give up the momentum they have now, and instead should fight for even better facilities. This includes opponents, who should still look to make the area as leafy as possible, and ensure that Giant sticks to its promises. Resident involvement is one of the most crucial parts of developing community, so although the fight over the Giant has been so acrimonious, it’s important to realize that it will happen, and anyone interested must remain involved in working to ensure good growth elsewhere in the neighborhood.

United States Bicycle Route 101

br101
br1

Did you know that the United States has signed bicycle routes? You didn’t? Yeah… don’t feel bad, nobody else seems to know about them, and I only stumbled upon them trying to do this month’s Wikiglean. Obscurity notwithstanding, two bike routes do exist and the legal framework is still around – and right now is just the time to breathe life back into the system and make them serious transit.

Back in the 1970s, after the shock of the Oil Crisis, planners – AASHTO even – had the forward idea of determining and assigning interstate bike routes.  Primarily meant for low-traffic roads or dedicated trails, the routes were to connect cities for touring purposes. However, by 1982, only two routes had ever come into being, and so the system went the way of the DMC-12. But conveniently for Washingtonians, the two existing trails currently run through Virginia and one is poised to benefit the Washington Metropolitan area.

Height is not an urban strategy

Over the weekend, notable urban-issues political wonk Matt Yglesias wrote a passionate and well-meaning argument for greater density in the DC area that got it completely wrong. Yglesias claims that DC is suffering culturally and economically due to its height limitation, which inhibits the extreme density seen in Chicago or Manhattan. It also results in an uninteresting skyline to boot! Alas, he unconsciously bases his speculation in outdated thinking that assumes that commuter town is the optimal configuration of a city.

Washington in 2056
Magnacar dependency does not make a better Rosslyn.

Yglesias makes three arguments: taller buildings with will increase tax revenue, improve livability, and reduce what he calls “job-sprawl.” In each case, he is partially correct, but also misses broader issues of urban land use and planning. Primarily, he misunderstands the qualities and causes of density, mistaking the unique and exceptional conditions that created metropolises like New York, Chicago, Tokyo, and Paris for natural growth.

DC’s Shovel-Ready Projects

This monday, Mayor Fenty signed and submitted the section 1511 certification to request funds for the first round of highway under the stimulus bill or the ARRA, as the hepcats in the GAO call it. Despite it being for “highway funding” the $57,650,000 will go to eight items that are actually quite urban. Almost every project includes some benefit for pedestrians or the city, and at least two are primarily for them: the Great Streets Initiative project on Pennsylvania Avenue and sidewalk enhancements across the city. Take a look at the projects in the map below, or follow after the break to see a list of projects as well as well as a few proposed ones that didn’t make it. 


View Larger Map

Why Design Matters for the Stimulus: The Government

The Newtown Creek Plants anaerobic digesters have earned a catchy nickname.

The Newtown Creek Plant's sleek anaerobic digesters.

In choosing to spend so much money to build new infrastructure, Congress and the President have committed to constructing utilities and transportation for the next fifty years. Consequently, all of these structures and systems must reflect this long-term goal, not only in the quality of construction but also in the quality of design. As they allocate the federal funding, governments and agencies should consider the very real need for public projects to employ an architecture of civic responsibility. Architects, in turn, should be ready to adapt their practices to meet the need for basic public design, a major shift many are eager to try.

First off, it’s worth explaining what the stimulus bill offers architects and agencies? There are two major categories: firstly, sustainable or “green” renovations and expansions of housing, schools, and government offices, and secondly, the money granted to local utilities chance to be creative with unconventional programs and types with a thin budget. The former type of project is not too different from what they’d be doing most days, although those firms would benefit greatly from improving technological capabilities, such as employing building information modeling, which reduces cost and improves quality by reducing errors, simplifying design, and allowing for sophisticated environmental testing. The government should encourage the use of these programs, setting a standard for 21st-century architecture and construction.

Typical Water Treatment plant
A waste of resources.

In the second category, there are many types of buildings that have been neglected aesthetically or financially that are now receiving large grants as part of the stimulus. Transportation, power plants and electrical systems, water treatment facilities, housing projects, and port facilities will all be receiving funding for improvements. The government owes it to the people who live by, pass through, or otherwise see the underside of public infrastructure to improve quality. More attractive overpasses, wind farms, and customs houses will make a small but important improvement of the built environment, definitely impacting the daily lives of Americans.

Similarly, funding for transit organizations can go to better bus shelters or bike stands. As the recent competition in New York showed, small firms are ready to make simple but interesting designs for little bits and pieces on the street. Both proponents and opponents of spending are fixated on monumental projects, things that will last. However, wide projects of small improvements might make just as much of an economic and physical improvement. Planting thousands of trees would pay off far more than another highway resurfacing, especially as part of a greater streetscape improvement plan. Moreover, agencies should set aside a small portion of their funds to ensure that a little art and a little design make it into every project, improving the quality and distinctiveness of each and every location. Many of these facilites are in people’s backyards; planners need to respect the neighbors.

A notable exception to the recent pattern of charmless public architecture is the Newtown Creek Wastewater Treatment Plant, in Queens. Designed by the ever-pragmatic and flexible Polshek Partnership Architects of Newseum fame, the multi-million dollar project has met with universal praise and become an icon of the area, while still efficiently treating blackwater sewage. Polshek designed it with a modern industrial look, simplifying and beautifying the fascinating shapes of anaerobic digesters and aeration buildings. Additionally, the building is designed for tours and educational visits, while a 1% allotment for art has allowed for bold lighting that stands in contrast to the dull orange glow of the city.

Through all the praise for both the Newtown Creek plant, critics and officials have emphasized how different they look from conventional buildings and how much more attractively these massive plants interact with the rest of the neighborhood. People are surprised that the buildings aren’t ugly, as though this is an innovation that took a genius. However, architects have historically approached such facilities as civic assets, building them out in a monumental fashion. Likewise, the New Deal introduced art and architecture to almost every project it executed, from libraries to TVA dams. These buildings reflected the cultures and programs of their builders. It would reflect poorly on our time if we settle for bare function and apathy.

Government’s role in improving and stewarding common places means that it must provide and demand attractive, functional facilities for its people. For this reason, renewing America means not only fixing it up at basic levels, but also making it more beautiful at the same time. Architects are ready and eager to improve the country, but they will have to adapt to new conditions. Indeed, they may be better for it if they grow creatively in response to limitations and employ technology in making practice faster and more transparent. But they have to get the work. If agencies set aside only a small portion of funds for architecture, lay out the goals, pick like-minded architects, and insist on good results, the resulting cultural effusion would boost the resolve of Americans and leave a long-lasting improvements in the most desperately needed places.

In Part Two, some thoughts on how architects should approach Stimulus design.

Streets through time and place

murdocksignI noticed yesterday that DC has re-signed Murdock Mill Road, down off River Road in Tenleytown. It’s a nice little reminder of history  – and of natural geography – among the rationalist streets of the city plan laid down in 1897. While those straight, predictable lines make navigating the city easy, they did erase the context and history of what was Washington County. By its perseverance, this little snippet of prior use reminds residents of the pre-urban past, adding quiet character to the neighborhood.

The road itself is no larger than an alley – its form preexists both the automobile age and the dreams of a residential garden city, so there are neither sidewalks nor setbacks. It is discontinuous, with one part behind the old Sears Building and the other appearing a few blocks to the west before becoming Butterworth Street. It’s also completely secondary: Where the narrow eastern section intersects with 42nd Street, the heavy grading on the latter route  necessitates a concrete retaining wall and a stairway down from Murdock Mill Road, ten feet above. It is very dislocated; left inexplicably during the changes of urbanization, along with the Methodist Cemetery, its only active address.

The road once headed down in the direction of Massachusetts Avenue, following a creek of the same name. Before the imposition of the 1897 Permanent Highway Plan, Murdock Mill Creek began at the west of Tenleytown, and cut through a subdivision of small farms registered as part of Friendship, and finally into what is now the Dalecarlia reservoir. Now, the stream is undergrounded, emerging only from underneath 52nd Place in northern Spring Valley. Other streams have been buried; still more roads have disappeared when developers carved up the farms they existed to serve. Murdock Mill Road is only one of these many streets, some of which are still used.

1871-overlays

Introducing The Fort Reno Project

This blog exists partially as an outlet for a particular project I have long been thinking about, teased by its difficulty. Fort Reno Park, in Tenleytown, occupies one of the most historically complex sites in the District of Columbia, yet it is also one of the least understood and developed sites. It once was a farmland, a civil war fort, then a black neighborhood, and finally turned into undifferentiated parkland after an abortive attempt to create an extensive system of parks and civic buildings in DC. In the process, most of its history has been swept away, damaging the permeability of the neighborhood and acting as more of a dead zone than an asset. I am doing this primarily as a personal project, something to use for my portfolio.

 I want to explore the way that social media, blogs in particular, can be used by architects to solicit information and, in turn, illuminate process for laypersons. Rather than asking questions wildly, I will present my plans, my theory, and my designs for the site and hope to get constructive criticism through the comments. I expect that the gradual revelation of plans will help locals easily digest the ideas, expose them to healthy strategies of urban design, and ultimately make them feel involved from the start. They may not be going anywhere, but the lack of productive local involvement or even transparency has resulted in sour relations with an often parochial and misinformed locale.

I hope that this develops buzz and becomes a catalyst for neighborhood identity, the explorations of place and history informing the kernel of a new spirit of Tenleytown-Tobago-AU Park. Additionally, I want to show residents the power of architecture and the value of good urban design by giving examples in the real world and relating them to local situations. Most audaciously, I want to energize the area’s community groups to act more productively, giving and getting more from those around them. Changing the values of a population is the surest way to changing lifestyles, something critical to creating a meaningful, sustainable city.

The thought of redesigning the park is nothing new. Tenleytown neighbors have been trying for years, DC Parks has made a little change, and the NPS’s CityParks project aims to make the DC parks better. Nonetheless, I will bring a decidedly different perspective to the concepts of historical preservation, park use, context, place, park design, interpretation, social capital, and management than any of these projects have before. I appreciate any thoughts on the matter. I want to know what people want to see examined or designed, so feel free to request things. I really am open to all reasonable suggestions other than “leave it alone.”

The first post, about the history of geography will be coming tonight, but in general I will post my ideas slowly – I have a job – and this will take a considerable amount of time and dedication, lasting well into the summer. If you are interested and wish to get updates most easily, rather than checking back and getting frustrated, you may want to subscribe to my RSS feed.

A Metrorail 20-year plan.

A lot of people have gotten in the game of designing personal opinions on the expansion of Metrorail. Greater Greater Washington’s Fantasy map is probably the best, so much so as to actually be used by WMATA, but I thought I’d try my hand at it too. The long-needed Blue Line split in particular merits attention, so here’s my suggestion for that bit. 

 

More explanation after the break…