Rebuilding Place in the Urban Space

"A community’s physical form, rather than its land uses, is its most intrinsic and enduring characteristic." [Katz, EPA] This blog focuses on place and placemaking and all that makes it work--historic preservation, urban design, transportation, asset-based community development, arts & cultural development, commercial district revitalization, tourism & destination development, and quality of life advocacy--along with doses of civic engagement and good governance watchdogging.

Monday, May 04, 2020

Just a reminder that what are called "public private partnerships" are contracts, not partnerships

-- "Design-Build Team Makes Decision to Leave Maryland Purple Line Rail Project," Engineering News-Record

The State of Maryland signed a contract with a group of various firms to design, build, operate,  maintain and partly finance the forthcoming Purple Line light rail line in Suburban Maryland.  In turn, the group created a separate subsidiary to construct the line.

Washington Post graphic showing the route of the line.

There are various disputes between the State and the consortium over delays and changes that result in greater costs and who is responsible for paying.

Because negotiations up to now haven't resulted in resolution, the construction firm has given notice per the contract to walk away.

Um, despite all the happy talk about "public private partnerships," in normal circumstances, that's not how "partnerships" are supposed to work.

Although this is not new.  The reality is that these are contractual agreements, and very hard to change once underway.  And as contracts, there is little interest in flexibility and changes and improvements once the construction is underway.

From "The Theory and Practice of Infrastructure Public-Private Partnerships Revisited: The Case of the Transportation Sector":

PPPs are widely promoted based on a narrative of improved collaboration between different stakeholders. By aligning the interests of the multiple parties to encourage closer and more productive working relationships, it is argued that public-private partnerships support innovative project designs and deliver value for money by better controlling project risks. Despite the promises, however, relationships between the various partners in PPPs have often turned from collaborative to confrontational, threatening the success of the project.

This is reality. And as a result, I think it's better to call these kinds of arrangements contracts, not partnerships.


I was trying to hook up with one of the teams that bid on this project. They didn't win. And the experience led them to abandon future efforts on such large scale projects (although the firm remains one of the nation's largest construction firms).

One of the problems with projects like this is that they are so few and far between (the same goes with manufacturing passenger transit vehicles of all types) that it's hard to build economies of scale.)

And early on in the post-bid acceptance process, I learned there was no room for innovative station area planning and development, etc., because "it's not in the contract."

-- "A Purple Line update: the downside of Public Private Partnerships" -- they are contracts, not partnerships," 2017
-- "It's not like transit "outsourcing" I mean "public-private partnerships" are necessarily smooth sailing," 2018

Which is one of the reasons why my brilliant writings around the Purple Line will have no effect.

-- "Revisiting the Purple Line (series) and a more complete program of complementary improvements to the transit network," 2019

-- Setting the stage for the Purple Line light rail line to be an overwhelming success: Part 1 | simultaneously introduce improvements to other elements of the transit network
-- Part 2 |   the program (macro changes)
-- Part 3 |   influences
-- Part 4 |   Making over New Carrollton as a transit-centric urban center and Prince George's County's "New Downtown"
-- PL #5: Creating a Silver Spring "Sustainable Mobility District"
-- Part 6 |  Creating a transportation development authority in Montgomery and Prince George's County to effectuate placemaking, retail development, and housing programs in association with the Purple Line
-- Part 7 | Using the Purple Line to rebrand Montgomery and Prince George's Counties as Design Forward

-- PL #5: Creating a Silver Spring "Sustainable Mobility District"
- Part 1: Setting the stage
- Part 2: Program items 1- 9
- Part 3: Program items 10-18
- Part 4: Conclusion
- Map for the Silver Spring Sustainable Mobility District
- (Big Hairy) Projects Action Plan(s) as an element of Comprehensive/Master Plans
- Creating the Silver Spring/Montgomery County Arena and Recreation Center

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Friday, February 22, 2019

Build UK’s Open Doors Week

Modeled after the "Doors Open" cultural events in many cities, to promote the construction industry and careers in construction, the Build UK trade association created Open Doors Week, where people can get behind the scenes tours of active construction sites.

This year it is from Monday March 18th to Saturday March 23rd.

One of the participating sites is Glasgow Queen Street train station, which is being expanded.  The project includes lengthening of platforms to accommodate longer trains and improvements to station entrances and concourses to handle larger numbers of riders.
Glasgow-Queen-Street-interior-CGI-1
Rendering: The new station will feature a glass frontage with improved, fully accessible entrances on Dundas Street and George Square.

From 21-23 March, groups of up to 20 people will have the unique opportunity to enter the live worksite and watch as Glasgow Queen Street is transformed from behind the hoardings. The station is undergoing a significant redevelopment to build extended platforms for longer trains of up to eight carriages and a new spacious concourse with glass frontage.
Although sadly for us, it's fully booked.  So is the tour of the reconstruction of the Covent Garden (Wholesale) Market.

Another site is the refurbishment of the London Underground Terminal 3 subway station, which still has availability.  Or a behinds the scene tour of the Surrey Street Lighting project in London, which has replacled thousands of streetlights with LEDs, and is now in the maintenance phase.  Attendees will get to talk with electrical engineers about how the system is managed and maintained.  Or for preservationists, the reconstruction of the Church of Ascension in Salford, which was destroyed in an arson attack.

Etc.

=====
As part of its programming, the National Building Museum often has offered similar kinds of tours. But the UK program is national.

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Wednesday, January 30, 2019

If you want legitimate small and minority businesses operating in the government side of the construction trade you have to build the infrastructure for it

Photo by Darrow Montgomery, WCP, showing a small house-based office building used by multiple contractors.

The cover story in last week's Washington City Paper, "Construction Companies Open East-of-the-River Offices to Win Lucrative Contracts," is a nice piece about how despite claims by Events DC about how. in building the new professional basketball practice facility in Ward 8, large amount of work directed to contractors and workers based in the city's most economically impoverished areas, the reality is more nuanced.

It turns out that the companies are usually based elsewhere with only minimal ancillary operations in Wards 7 or 8, often having little more than a desk or two in small buildings shared by one half dozen or more businesses. And only small numbers of employees end up coming from the immediate area of the project.

From the article:
A City Paper review of DSLBD’s quarterly Entertainment and Sports Arena reports identified millions of dollars’ worth of contracts that went to businesses that are local by the District’s standards, but are actually headquartered outside of wards 7 and 8. Some of their D.C. locations are sparse, if they exist at all.

One company, JJ Prime Services, received a $1.7 million contract for work on the Ward 8 arena. The business does not appear to have a website—just a Facebook page, which does not describe what kind of work the company specializes in. But a quarterly report from DSLBD shows that JJ Prime Services was hired for “excavation” at the Entertainment and Sports Arena.

Public records from D.C.’s Department of Consumer and Regulatory Affairs show that the company is a Maryland-based LLC, with headquarters in Silver Spring and a separate office in Prince George’s County. But D.C.’s DSLBD records show that it’s also registered as a Ward 7 local business. City Paper visited the company’s Ward 7 address, an office park off of Bladensburg Road NE, just shy of the Maryland border.
The article features an extended interview with Adam Sacks of Saxon Collaborative, and he outlines the various difficulties in the way of truly small businesses making a go of it from construction contracts on government-funded projects and problems with basing offices East of the River:
Sacks says that, in his experience, it’s difficult to find CBEs based in Ward 8 that are financially stable enough to navigate the obstacles involved in working on larger D.C.-funded projects, which are often slow in reimbursing general contractors for work and stacked with burdensome hiring requirements. (“We know that’s been an issue,” McDuffie says of delayed payments.)
Sacks cites infrastructure work Saxon has completed on the St. Elizabeths East campus, and the beleaguered Parkway Overlook project (“truly a disaster,” Sacks says) as examples of poorly run D.C. projects in terms of timely repayment and subcontractor hiring.
Creating different business forms to support business development. In culture planning, I have discussed a report, Cultural Infrastructure: An Integral Component of Canadian Communities, by the Creative City Network of Canada, outlining the necessary infrastructure for artistic endeavor.  It outlines six elements including multi-use hubs, incubators, and creative production habitats.

Similarly, public market type buildings and retail cooperatives are ways to support the development of small retail operations or ways to provide the equivalent of grocery stores but through bringing small businesses together.

Similarly, in start up business development, there are all kinds of various business incubator operations.  Although a big problem with "incubators: is that they focus on providing assistance for a relatively short period of time, and often most businesses need more time and support in order to become successful and as importantly, stable, especially those working in the government sector, where margins can be very small.

-- "Business incubators models of the USA and UK: A SWOT analysis," World Journal of Entrepreneurship, Management and Sustainable Development

Abdo Development incubator building, 8th Street NEBut traditionally there aren't such initiatives in construction. More than ten years ago, the Abdo Company of DC didn't create an incubator exactly, but in a city where it is hard to find industrial space, they purchased a site for staging and storage, and made it available to their contractors. 

This provided the contractors an in-city place to locate their businesses that was stable and at a lower cost than finding or buying space elsewhere in the city or the region.

Construction business incubator in Greater Indianapolis.  While incubators primarily focus on development of new technologies, and some exist in the construction industry too, in Fishers, Indiana, there is a construction business incubator under development called the Hub & Spoke Design Center ("Indiana's skilled-trades workers are in short supply. A Fishers jobs incubator could help," Indianapolis Star).

It has multiple goals: (1) to provide lower cost space for businesses in the construction and design fields; (2) to provide access to peers for business development, technical assistance, and innovation; and (3) to provide training for potential employees to address labor shortages in the trades. From the article:
The center will be anchored by about 10 home-building-related businesses, with four scheduled to move in first: OnPoint; About A/Co, a Carmel-based flooring and cabinet dealer; Franklin Window and Door, of Carmel; and Battersby Danielson Azbell and Associates, of Westfield.

Decker said the center will offer a potpourri of goods and services.

“There will collaborative desks and offices, event space, showroom space where people can see the latest best projects and a dedicated “maker” space with tools where visitors can build things,” Decker said.

The tenants will work with higher education institutions and Hamilton Southeastern High School to develop a teaching curriculum that is likely to include students working on projects or gaining internships at a company at Hub & Spoke or elsewhere.
Government contractors also need help with finance.  Given the delays that are often experienced with payment, and the reality that payment isn't made in advance, so businesses need money to front operations and performance, there also needs to be access to financing and related technical assistance too, perhaps with the aid of what are called CFDIs, Community Development Financial Institutions.

But different from construction project finance, which many CFDIs already do, construction vendor finance and support, which I don't think any CDFI is doing.

Performance bonds.  Although there are some programs that assist with bond financing--performance bonds are one of the requirements for government contractors.

Microenterprise development.  Another way of looking at this is termed "microenterprise development" as part of the five step model outlined in the Community Economic Development Handbook by Mihalio Temali.  (Another of the steps is "workforce development.")

If you want local employees and local employers, provide contracts isn't enough, partly because the system is gamed, but also because the capital and organizational requirements are considerable and onerous, even if you're getting special considerations as a certified (minority) small business enterprise.

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Tuesday, May 20, 2014

Another example of settling for mediocrity in DC sustainability planning

I wrote a long piece ("Realizing all aspects of Sustainable DC: it all comes down to chickens...") last fall about DC's sustainability plan after attending DC's sustainability conference. Basically my point was that DC can't say that it's going to be the most sustainable city in North America by 2032 by implementing new sustainability policies and practices that aren't even at the level of best practice/pathbreaking practice now.

The cities that are operating at best practice levels aren't standing still, they are going to continue to improve on their current efforts, leaving DC further behind.

With regard to DC's replacement of trash and recycling cans, I wrote a couple pieces about how this was somewhat wasteful (the regular trash cans were replaced with new cans of the same size while all of the recycling cans were replaced with a new cans double the size of the previous cans) because most of the trash cans still had plenty of useful life, and that in terms of sustainability planning, the city could have taken the opportunity to improve and extend its waste collection practices to reduce yard waste ("A way for DC to begin adding yard waste collection as a separate element of waste collection and reduction programming").

Earlier this month police arrested some artists picking up the discarded trash cans, which hadn't yet been picked up by the Department of Public Works.

Today the Washington Post reports ("D.C. said it would recycle thousands of old trash and recycling bins, but many went to a landfill") that tons of the cans were not recycled as promised but dumped in a landfill.

Again, this doesn't speak well of DC's commitment to sustainability.

Of course, it's all about changing organizational culture and commitment, which is a difficult enough task even when your top officials are truly committed and not just cheerleading.

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Thursday, September 26, 2013

Realizing all aspects of Sustainable DC: it all comes down to chickens...

Warning: this is a very long post. But important.
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I went to Tuesday's Green Building Expo, which was put on by the DC Department of Consumer and Regulatory Affairs, the municipal agency that includes the building and zoning regulatory function of the city.

The expo is an element of DCRA's programming around DC's Sustainability Plan.  I also think it's a great step forward to do this kind of program, which brings together small and large businesses, government officials, staff, etc.

There were opening and keynote presentations (the presentation by famed developer Jonathan Rose was disappointing because it was cut off so that Mayor Gray could speak--I like Mayor Gray but on this topic he says the same stuff over and over, and most people at the conference likely heard a similar speech at some time in the recent past), and a bunch of break out sessions on important topics ranging from Stormwater regulations to the job training elements of the Green Economy, plus some exhibits by DC agencies, nonprofits like Community Forklift, and businesses, such as solar energy providers.

DC's Sustainability Program sets an audacious goal: making DC the nation's most sustainable city by 2032

The Sustainability Plan is a city initiative pushed by Mayor Vincent Gray, who went to a Mayors conference and was taken back by the progress of various cities on greening.  He came back, motivated to change, and calling for DC to be the "healthiest, greenest, and most livable city in the US" by 2032 (20 years after the Plan document was created).

Green roof, construction code, energy efficiency, and stormwater requirements are part of the Sustainability Plan and regulatory practice

DC has one of the "tougher" regulations around for both green "roofs" -- DC actually focuses on "green area ratio" so it's not just roofs -- and stormwater regulations.  Meeting these requirements the least expensive way has been a significantly driving force on the part of developers and building managers.  These efforts pre-date the Sustainability Plan, and in turn, undergird it.

So DC already has made more progress on these dimensions than most other communities.  And it's accelerated by the fact that DC is one of the most active commercial real estate markets in the US, so there is far more construction here than elsewhere, which then makes DC the #1 US city in terms of the realization of new green construction projects, such as buildings certified by the LEED program from the US Green Building Council.

The major point of discussion at the conference is the dawning of the city's new Green Construction Code, where DCRA committed to skipping a code update cycle (cities and counties in the US mostly adopt, with some localization, building codes produced by the International Code Council) and adopting green building and energy requirements that are more forward and "stringent" than what is prescribed in the current code cycle (2012 International Building Code®).

DCRA is proud of this effort, and the Code will go into effect pending City Council approval, which is expected by January.  Simultaneously, other city agencies are moving forward on their respective responsibilities for implementing various elements of the Sustainability Plan.

DCRA's commitment to repositioning its building regulation function as world class

DCRA is upgrading its website and informational materials for the building regulation function (influenced in part by Chicago's work in this area) and Rabbiah Sabbakhan, the Chief Building Official for the agency,  is committed to having DCRA's building regulation and permitting system be world class, which is a pretty amazing goal, considering the functional level of most DC government agencies (e.g., education, the fire department, etc.).

When you aim to change, being behind can be an opportunity

DC, having a lot of park land (most of it under federal control), a decent transit system, being urban so it uses less energy per capita than suburban jurisdictions, and with a high rate of trips by sustainable means, does rank highly, number eight, on the list of North American's Greenest Cities, according to the Green City Index compiled by the Economic Intelligence Unit for the German systems corporation Siemens.

But I would argue that much of this, other than the green building effort, is the result of legacy decisions made as long ago as 1790, starting with the walkable and transit-centric urban design of the core of the city by Pierre L'Enfant. 

What about practices that the city needs to engage in now?, if it truly wants to be "the healthiest, greenest, and most livable city" in the US, North America, or the world.

I am struck by the relevance of the writings of Alexander Gerschenkron to the achievement of this goal, vis-a-vis other cities in the US and what they are doing, and how the criteria for being number one are a moving target, because simultaneously other cities will continue to move forward and improve present practices and present best practices--the criteria and expectations for "number one" continue to rise.

Today, the L'Enfant Plan, Washington, DCwhat we might call the "extended" "L'Enfant City" at DC's core covers 3 of DC's 8 political districts.  And outside the core, resident households tend to rely on the automobile as their primary transportation mode.

Gerschenkron argued that developing economies have the "economic advantage of backwardness" because as they industrialize they can adopt the latest technologies without being encumbered by sunk costs and investments in older technologies.

For example, Toyota could develop new practices and technologies not being encumbered by older practices and investments (see the obituary "Eiji Toyoda, Promoter of the Toyota Way and Engineer of Its Growth," from the New York Times).  Over time, this allowed Toyota to leapfrog and surpass General Motors, to become the world's largest automaker.

The analogy for municipal government is that DC, lagging significantly on many elements of sustainability practice--at least when compared to leading adopters such as US cities like Portland, Oregon, Seattle, and San Francisco, and European cities like Copenhagen--has the advantage of being able to leapfrog and adopt new practices that have already been tested and perfected elsewhere.

-- European Sustainable Cities initiative

Can DC Government be innovative?

I joke that being the National Capital, the problem with DC Government is that the "federal government has trickled down and shaped little [local] government in its image."  DC government processes can be pretty slow to improve (witness continued problems at the DC Office of Tax and Revenue).

As John Friedmann argues in Planning in the Public Domain, government is mostly about system maintenance, not change.  That goes double for DC Government.  It's very "bureaucratic" and not oriented to capturing and codifying best practice, even though the reality is that there are many examples of one-off best practices around the city.

It's often two steps forward and one back though, in creating big agencies or having conflicting policies (one policy promotes car sharing, another looks at car sharing companies as a revenue source, other policies promote sustainable mobility, yet the city refuses to apply the most basic economic principles to dealing with parking demand amidst limited supply, etc.).
Basic Concepts, Planning in the Public Domain
Friedmann's book is about developing a radical planning process, focused on quicker response and change, rather than the more glacial improvements that we are accustomed with.  My design method based "action planning" approach is another alternative.  See "All the talk of e-government, digital government, and open source government is really about employing the design method."  (This isn't new to Friedmann of course, Max Weber's classic writings on government bureaucracy are the foundation of the academic discipline of organizational sociology.)

Based on the sessions from yesterday's Expo and statements there by DC government staff people and the consultants they have on retainer, I see some "real problems" that hinder attainment of the "stretch goal" that Mayor Gray and the Sustainability Plan have set, even though the agencies are working hard to implement various recommendations and actions deriving from the plan.

Sustainability goals are easy to achieve when the private sector has the economic motivation to act with alacrity

The goals of the Sustainability Plan work well for functions that are heavily influenced by regulations, the profit motive, and involve actions by large actors with money, capacity and motivation.

For big buildings, especially newly constructed projects, any alternatives to paying high energy costs, or big stormwater remediation charges, are welcomed.  Such actors will spend the money and are motivated to do green roofs, install district energy programs, do energy retrofittings, etc., because there is no question that they will make more money and/or save more money overall--by doing so.

The pr and other benefits--including higher tenant retention rates (see "Community benefits agreements and energy considerations")--are a bonus.

How do you change individual behavior?

Sustainability goals are a lot harder when the locus of action is much smaller, like an individual person, a particular household, a neighborhood, a group that uses a park and leaves its mostly recyclable "trash" as litter or throws it away, a person who believes that transit, walking, biking, and car sharing aren't real alternatives to driving, etc.

DC Water Authority truck branded with their "drink tap water" campaignTo change behavior, what is required is a combination of social marketing, education and programming, "campaigns," branding (like how DC Water and Sewer Authority is now DC Water) and integrating program delivery systems with the message--this is the approach I call "Action Planning."

The Sustainability Plan needs to take this element up in a more concerted fashion.  The topic is deserving of an entire blog entry itself.

Pre-dating the Sustainability Program, the DC Department of the Environment has developed and implemented the "River Smart Home" program which offers training workshops (we went to the one on indigeneous plantings) and various programs (like supporting the installation of rain barrels) to stoke behavior change at the household scale.

Programs like "Car Free Day," "Lights Out Hartford," Arlington County's "Car-Free Diet" ("Social Marketing the Arlington (and Tower Hamlets and Baltimore) way,"), and Baltimore's LiveBaltimore resident attraction program are examples of integrated behavior change campaigns.

Urban Sustainability traveling exhibit, Montreal
Concerted outreach is important too.

This entry, "Community building and civic engagement activities," mentions a mobile display on urban sustainability by the Montreal Urban Ecology Center.  We saw it at the Frontenac Farmers Market (we went there because I wanted to see the display on the proposed light rail system, which was up at the public library).

That being said, DC Government is promoting the Sustainability Initiative at street festivals like the H Street Festival and other events.

Don't under-appreciate the importance of outreach.  My picking up the Sierra Club's report "Restore the Core" at Adams-Morgan Day in 1999 and reading it was a key element in triggering my direct involvement in local civic affairs and urban revitalization.

Can DC Government itself change how it operates?

At the same time, DC government itself operates in ways that are not very green, and it appears to be much harder for some of the agencies to acknowledge this and change how they operate.

For example, while DC is funding a "pilot program" to test composting, many North American cities  are already doing a wide range of composting programs--Seattle and San Francisco have been doing curb collection of compostable materials for many years, Takoma Park, Maryland is testing it now, Montgomery County, Maryland has one of the nation's leading "yard trim" waste reduction programs--so is it really necessary to have a small pilot program on how to do it?

Shouldn't it be possible to jump forward and adopt new practices that have already been demonstrated elsewhere?  (See "Urban composting redux.")

rowhouses, 300 block of 8th Street SEMost DC rowhouses are 15 to 30 feet wide.

Why I say "it comes down to chickens" (see "An update on Block Supported Agriculture") is because despite the fact that many US cities allow chickens as part of urban agriculture initiatives, the proposed changes to DC's zoning code with regard to chickens make 95% of DC households ineligible, because the requirement will be that a coop has to be 50 feet from every lot line, meaning that to have legal chickens your lot needs to be about 110 feet wide.

Cleveland changed their zoning requirements in 2008, to have a 5 feet setback from the side lot line, and 18 inches from the back lot line.  People I know with chickens in Seattle and Salt Lake City place their coop at the back of the property.

This chicken coop in the Seattle neighborhood of Ballard is tucked in the corner of the lot, against the back alley. 

Even Cleveland isn't perfect, they require that there be 800 square feet on the lot per chicken, which if such a requirement were in place in DC, would make most rowhouses ineligible, because rowhouse lots are just under 800 square feet. 

In any case, Cleveland needs to learn too, because you only need about 300 s.f. to support up to 5 chickens.

Setting a limit on the size of flocks based on a range of lot sizes is reasonable, but not set with some minimum s.f. per chicken that is just an arbitrary number as it is currently in Cleveland, say 4 for a typical rowhouse lot in an R4 zone, 5-10 for single family detached in R1 districts, depending on lot size, etc., would be a more reasonable approach.  The point is to be intelligent about requirements, not stupid.  No roosters in any case.

In Gerschenkronian terms, if you're not benchmarking practices and regulations against the cities that are the most creative and making policy decisions accordingly with the desire to move forward significantly, then even with incremental changes, it's more likely you're falling further behind the best-in-class cities.

(This by the way is the problem with GM vis-a-vis Toyota.  Toyota, because of their "Toyota Production System," an approach focused on eliminating waste from all processes, they are so far ahead of American auto companies that incremental improvements aren't enough to catch up, let alone jump ahead of the line in terms of world class performance.)

DC is not homogeneous and needs to fine-tune sustainability policy and practice to particular areas and conditions

One way to move forward more quickly is to acknowledge that for the purposes of sustainability there are at least twelve different vectors, not "One City." Each of these segments (and they are not necessarily mutually exclusive) should be addressed with differentiated policies and practices, in order to achieve significant take up of the Sustainability Plan's goals and objectives.

DC is a city that is:

1.   urban at the core;
2.   and suburban outside of the core (see "DC as a suburban agenda dominated city," plus the New Urban Transect is a good visual guide of the difference in spatial conditions across a community);
3.    enjoying a robust real estate market with a great deal of newly constructed commercial and residential buildings;
4.    comprised of predominately older building stock, including thousands of residential buildings dating from 1930 or earlier;
5.    comprised of many big buildings, commercial and residential, especially in Downtown and the city's core, but not exclusively;
6.    comprised of many small buildings; 
7.    comprised of many large property owners, companies like Hines, Vornado, Brookfield, Douglas Development, Akridge, JBG, etc. (see "Yes, much of DC's commercial real estate market is comprised of national and international actors");
8.    comprised of thousands of small-scale commercial and residential property owners and less well off nonprofit owners;
9.    majority middle class and upper class, with new residents generally better off;
10.  the home of a significant number of the extremely impoverished, which is often multi-generational;
11.  predominately made up of residents in multiunit apartments;
12.  still full of single family house and flat dwellers, who tend to dominate local political discourse.

In terms of achieving sustainability practices, DC is doing very well on the big buildings, new buildings, and large companies vectors.

What about the other 9 segments + the 13th vector of how the City Government itself operates various functions, such as parking policy and regulations or waste collection?

Differentiating policies and actions within the Sustainability Plan

DC needs to fine-tune implementation in at least four dimensions:

1.  Setting up differentiated programs more attuned to spatial and density variances across the city's neighborhoods, wards, and commercial districts.

Salt Lake City's different types of trash (green), recycling (blue), and yard waste (brown) trash cans Salt Lake City has four types of collection media for solid waste.  They collect paper, plastic, and metal in blue cans, have separate rectangular bins for glass (which only recently they began collecting), while trash is collected from green cans, and yard waste is put into the largest can size, which is colored brown.  Once a year they schedule an annual bulk trash pick up day also.  And they are fine with people going ahead of them and "picking" out stuff that they can use themselves.

In DC, the biggest difference in residential housing stock is between houses that are attached--mostly blocks of rowhouses but also duplexes and triplexes, which also tend to be on much smaller lots, versus houses that are detached, which tend to be on larger lots, at least compared to rowhouses (our lot, a double lot for our neighborhood, is about 50 feet wide).

I live in the outer city.  Lots on my block generate a great deal of "yard trim"--grass, leaves, branches, fallen trees--which most people just put in "the trash", whereas in rowhouse neighborhoods few houses generate much "yard trim" at all.  DC has trash bins and recycle bins, and doesn't have a separate system for yard trim reduction and collection (except for the removal of leaves from the street gutters in late fall).

In "A way for DC to begin adding yard waste collection as a separate element of waste collection and reduction programming," I suggested that for waste collection purposes, DC DPW should treat the outer city different from the core.  Start with diverting and separating yard trim.  Don't worry about it for the entire city, just focus on those areas of the city where interdiction would make a big difference.

Likely there are many other opportunities within DC practices which would allow the Sustainability Plan to be fine tuned, based on intra-city differences in spatial patterns, building type, density, etc.

2.  Change how DC Government benchmarks its policies and regulations against the nation's leading cities with the aim of adopting best and leading practices, rather than being content with making changes that still lag best practice

This was discussed above and is self-explanatory.  Instead of patting ourselves on the back about the number of LEED buildings, which is largely a function of DC's strong real estate market and timing, not government policy, we should focus on areas where our practice can significantly improve, and where we are nowhere near best practice, and take steps to make fundamental changes.

Poultry legalization is one and waste reduction is another, I am sure that there are many dozens of other opportunities for significant improvement in regulatory acceptance of sustainability practices and/or agency operational practice.

3.  Think bigger and more creatively -- if you want to be #1 in the U.S. you have to be truly innovative

I tout the "design method" over the "rational planning method" for most types of urban planning because it results in transformational practice.

If you want to be the healthiest (see past blog entries "Disruptive Innovation Once Again" and "When the problem is defects in the structure of "the market", financial incentives won't do much good: Maryland's health enterprise zones"), greenest, and most livable city in the US, you've got to be incredibly creative and ahead of what other cities are doing, rather than being mostly content with following.

One of the panelists in the last session talked about the pre-eminent importance of urban agriculture, and touted how a 100,000 s.f. hydroponic greenhouse is being constructed in Anacostia ("Mayor Gray Launches District's Largest Hydroponic Greenhouse" DC press release). 

That's cool, I will admit it's better practice.  Maybe it is new to DC, but it's hardly transformational.  There is nothing new or disruptive about hydroponic greenhouses.

While officials tout all the green roofs in the city, what if instead of just capturing water and maybe supporting some beehives ("NPR Has Bees on Its Roof, but Isn't in It for the Honey," Washington City Paper), how about if we farmed on the roofs of commercial buildings instead? 

Walmart rendering, Georgia Avenue store, DC
This Walmart won't be growing food on the roof.

The new Rouse Supermarket in New Orleans has a greenhouse on its roof.  There are some rooftop greenhouses in Brooklyn.  And many supermarkets are looking into the practice ("Montreal Greenhouse Operator Eyes US Cities," Supermarket News).

This is called "building integrated agriculture."

What if we farmed on the top of Giant Supermarket's new store on Wisconsin Avenue NW--local supermarket operator Rouses does this at their newest store in New Orleans, across from the Washington National Cathedral, or the new single use (NOT MIXED USE) Wal-mart on Georgia Avenue NW or on the top of an office building downtown? 

Note that Bread for the City, a community health clinic and food security organization on 7th Street NW in the Shaw neighborhood has been growing vegetables on its roof for a few years now.

DC is a city with only 39 square miles of developable land.  It could add 5+ square miles to its land mass by growing food on roofs instead of being content with the relatively passive green roof method.  How cool would that be?  How innovative would it be?  (Although the Institute for Local Self Reliance pushed a similar idea for the roofs of Adams-Morgan rowhouses back in the early 1970s.)  

-- Building Integrated Agriculture: Opportunities for Urban Controlled Environment Agriculture, New York Center for Sustainable Engineering

Right:  Photo, Financial Times.  Caption:  Going with the flow: Marcelino Blackburn tends his fish farm in Jones Town, Kingston.

Or, not on roofs, in Jamaica, they are doing aquaculture in low-income neighborhoods as an economic development and social inclusion method ("Jamaican youth take up pet projects," Financial Times).

Yesterday's Washington Post food section has an article saying that improvements in cultivation methods make farm-raised fish more competitive with wild-caught foods in terms of taste and nutritional value.  From the FT article:

In the slums on Jamaica’s south coast, far from the glitzy tourist resorts of the north shore, the nascent industry of ornamental fish farming is offering young urban entrepreneurs a chance to escape poverty, end a cycle of violence and be part of a $4bn global market.

Urban fish farmers clustered in the outskirts of Kingston, the capital, are competing increasingly with long-established industries in Singapore, Malaysia and even Spain to send tiny fish around the world. Aquarium keeping is one of the world’s most popular hobbies, with Jamaica’s fish destined mostly to be displayed in tanks in the US, the world’s largest importer.

Doing aquaculture in Ward 8 as an economic development initiative would be truly best practice!

Last year, a house in Petworth grew corn in their front yard.  A neighbor a couple blocks away from us lets squash grow across his front lawn.  We grow vegetables and strawberries in our front yard.  A house on 4th Street SE grows basil and tomatoes in the treeboxes in front of his house, and gets enough basil to make a bunch of pesto.  Etc.

If you do any gardening, you get an appreciation for how difficult growing food is, and for the scale of the industry--one jalapeño plant might produce 10 peppers, and a supermarket needs hundreds of jalapeño peppers every week--and what is required to stock a supermarket on a weekly basis.

The DC Department of Parks and Recreation has hired a community gardening coordinator and they are creating 32 new community gardens.  I think that's awesome, and it is a result of the Sustainability Plan.  But the scale of agriculture production from community gardens, despite the importance of community building and other benefits and the importance to individual houses, is pretty small. 

Or what about urban orchards?  There is a lone, very old persimmon tree at the Coolidge Recreation Center, and mulberries by Brooks Mansion (some cultures, not in the US typically, consume mulberries).  But we could do so much more with fruit trees.

These are just some top of my head ideas on urban agriculture.  And there are many many such creative opportunities in so many other areas that could definitely up DC's sustainability game.

(Another big one is recycling in multiunit buildings, and commercial trash hauling--DC doesn't provide service to such buildings, and in small commercial districts many haulers operate, losing opportunities for efficiency and synergy, and generating many more large vehicle trips than would be necessary if there were a better system.)

4.  Setting up realizable solutions for small properties and small-scale owners.

In terms of assisting small-scale property owners with maintenance of small multiunit housing buildings, I outlined a method of capacity building and support that would be relevant.  See "Deeper thinking/programming on weak residential housing markets is required: DC example, Anacostia."

That's a model of focusing programs according to more particular demographics and segments of sustainability take up.

Many cities have energy and sustainable expos and programs for residents.  DC does do a bit of this, through the Sustainable Energy Utility and even programs by the Office of the People's Counsel.

Targeted programs for historic residential properties like what Chicago has done with their Bungalow and Energy Expo, or the Old House Fair by the Preservation Alliance of Greater Philadelphia, etc. would be a logical next step.

Another example is Buffalo's Green Development Zone initiative, which does energy efficiency upgrades for small properties, mostly in low income neighborhoods.  It's a money saving initiative for residents, as well as a small jobs development program.  A program like this would work well with small properties and in low income areas.

Demonstrating best practice, demonstrating change

In the Q&A portion of the wrap up session of the Expo, some people raised the importance of demonstrating change, demonstrating best practice, through visible initiatives.

Andrew Simmons, a retail and real estate consultant, suggested using the concept of "eco-revelatory design" where you are very deliberate in how you build, interpret, and present best practices to demonstrate DC sustainability practices and improvements in ways that can shape future actions and behavior.  The conceptual term and body of work is new to me, even though it seems to have been around for 15-20 years.

Solar Panels on the White House during the Carter adminstration. Source: Jimmy Carter Library.

Andrew talked about how the green roof on Chicago's City Hall, initiated by then Mayor Richard Daley in 2001 was a signature event locally and nationally in terms of making green roofs visible, not just as a concept but as something real, and that other cities should pay attention.

The since-cancelled tv show, "The Boss," which was set in Chicago, featuring Kelsey Grammer as the Mayor, frequently showed the Mayor having private talks with key aides up on the green roof (see below) of City Hall ("Departed 'Boss' also showcased--and understood--the power of Chicago's architecture" from WBEZ Radio).

While the Chicago City Hall roof has restrictions on who can be up there, today, more public buildings have green roofs that the public can experience.

For example, the Salt Lake City main branch of the Public Library has a green roof and beehives--the Mayor gives away honey as gifts to visiting personages--which the public are free to enjoy.  An added benefit is great views of the city.

Andrew suggested that the Wisconsin Avenue Giant Supermarket could have a green roof that would be visible from the tower of the Washington Cathedral (I riffed on that idea above) as a great promotional opportunity, and he mentioned that the soccer stadium in Freiburg, German has solar panels that are very prominent and visible in broadcasts from the stadium, and in turn communicate Freiburg's branding as Germany's leading "Solar City."

Remember how President Carter put solar panels on the roof of the White House, although President Reagan had them removed?  Clearly that's an early example of the concept.

-- Special Issue, Eco-Revelatory Design, Landscape Journal, 1998
-- "Eco-Revelatory Design,"By Nurgül Konaklı Arısoy, "Advances in Landscape Architecture", edited by Murat Özyavuz
-- "Ecological Design, Urban Places, and the Culture of Sustainability," SPUR San Francisco

Similarly, in "Testing changes to zoning with demonstration projects," I wrote about how to deal with opposition and fear of change, we could create pilot projects and demonstrations to test new ideas and projects.

Right: if you look at this photo in larger size, you will see a yard sign with information about the installer.  The house is located on Van Buren Street NW in Greater Takoma.

People are doing this with solar energy and panels on their houses.

But the challenge is to demonstrate, legally, practices that are currently "illegal" or that need to be shown that they can work at some reasonable scale.

We could definitely do that with poultry husbandry, with demonstration projects in the core and the outer city.  One thing we could test would be what are the appropriate maximum numbers based on a range of lot sizes.  There could be a demonstration project to demonstrate the addition of accessory dwelling units in different neighborhood types, like how Seattle piloted changes in ADU policy in Southeast Seattle.

The same goes for composting, with yard trim reduction, etc., but doing it in visible ways, say doing curb collection composting in one particular neighborhood or even an entire ward.

Building capacity of residents to do their own projects

I write a lot about the relative weakness of civil society in DC, the lack of capacity building programs and infrastructure, and how neighborhood engagement programs by elected officials are focused more on building fealty to the officials and less on building the capacity of citizens to act on their own.

In fact, my earliest "criticism" of the DC sustainability planning initiative was the contrast with other communities, like Baltimore City, Baltimore County (both Baltimore City and County have created Sustainability Commissions to oversee their projects), and Arlington County (e.g., Arlingtonians for a Clean Environment), where sustainability planning has been a way to re-engage citizens in local civic affairs, in part by getting them to see environmental, land use, and transportation planning issues from new and different perspectives.

-- The Commission on Sustainability, Baltimore City

Note that the local chapter of the Sierra Club and the DC Environmental Network have been stalwart local advocacy organizations very active in the city for many years.  But for the most part, those organizations have as members the people most motivated and committed to the environment.

Sustainability planning offers a way to engage people who are not the zealots.

DC Water water bottle refill programThe new community gardening initiative by DPR is a step forward.    And they intend to expand it into invasive weed removal programs (note that I wrote in 2006 about how Baltimore City's Recreation and Parks Department has an active program in that area).

Obviously, the RiverSmart Homes program is great too.  And how DC Water promotes water from the tap instead of buying bottled water and sets up misting tents at street festivals.

But there are other models.  In bike promotion, the City of Toronto supports the creation of what they call Bicycle User Groups, and Transport for London has a small grants program (up to £5,000) to fund events or start projects which promote the benefits of cycling (Community cycle grants).

In New York City and Chicago, some councilmembers allocate funding to community projects based on resident-involved participatory budgeting practices, where the citizens--not the elected official--decide their priorities and make funding decisions. See "Missing the point on constituent service/ discretionary funds available from legislators."

I also like the Sprout Fund in Pittsburgh, which has a small grants program:

Sprout Seed Awards are modest financial awards that support community-based projects and strategic initiatives. These low-threshold projects are leveraged into high-impact results that affect grassroots communities throughout the City of Pittsburgh, Allegheny County, and Southwestern Pennsylvania communities in Fayette and Greene counties.

Apparently there is the DC Diverse City Fund, but I don't know much about it.  (And Greater DC Cares, a volunteer matching organization, declared bankruptcy and went out of business last week.)

And the Asset-Based Community Development Institute has an old publication, City-Sponsored Community Building: Savannah’s Grants for Blocks Story, about a small grants program in Savannah focused on supporting small, ground-up initiatives for community improvement.  From the description:

This guide tells the story of how the City of Savannah sponsored an enormously successful small grants program called Grants for Blocks, which enabled residents of Community Development Block Grant (CDBG) neighborhoods to initiate and implement their own neighborhood improvement projects. It illustrates how the program generated a positive impact in Savannah neighborhoods by providing a simple mechanism for local people to become involved with their neighbors, to develop and improve relationships with the city, to acquire and utilize new skills, and to take an active role in building their own dreams and visions for their community.

In DC, some ANCs do give grants to fund neighborhood initiatives. But there isn't the same sense of focus and scale and attention to long term capacity building for independent citizen acdtion.

The Sustainability Plan initiative can be used as a way to move the city government's orientation more towards the enablement rather than the suppression of civic action.  Sustainability planning can provide a path for "little government" to be more creative and less bureaucratic.

Conclusion

I think the aspirations of the DC Sustainability Plan are truly great and ambitious.  The achievement of just one of the goals--making the Anacostia River swimmable and fishable by 2032--would be a signature achievement for any community.

At the same time, it shouldn't be just about aspirations or achieving goals where the economics make achievement an almost certain thing.

Next steps

•  To truly achieve the goal of being the greenest city, it's necessary to challenge current practices and work to implement transformational practice and disruptive innovation.

•  And it's necessary to reach in deeply and work with those segments that normally are either very hard or difficult to reach or to achieve success with and come up with the programs, policies, and initiatives that will succeed.

•  Benchmark against superlative cities, not average ones.  Figure out why some practices succeed wildly and why others are much harder to succeed.

Then, maybe achieving the distinction of being the US's "healthiest, greenest, and most livable city" by 2032 might be possible.

The US needs a "Green Capital" promotion program

Finally, and this is beyond the purview of DC, the US should develop a program comparable to the European Green Capital program of the European Union.

The program was conceived in 2006, in recognition of the impact of cities/urban areas on the natural environment, and to call attention to those cities “that are leading the way with environmentally friendly urban living.”

The first two cities designated were Stockholm, Sweden in 2010, and  Hamburg, Germany in 2011.

Maybe that's the next step for the EPA "Smart Growth" program.

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Thursday, August 30, 2012

What the? Why is a local councilmember the one to notify the DC Dept. of General Services that construction in an elementary school building is defective?

See "$25 million renovation 'defective' at DC elementary school" in the Examiner.  From the story:

With ground broken in January 2010, the project included a 35,000-square-foot addition, modernized classrooms, and updates for the cafeteria and hallways. One of the highest-performing DC Public Schools campuses, Janney has attracted a healthy student enrollment over the years, requiring an expansion.

But when Ward 3 Councilwoman Mary Cheh visited Janney recently, she said she discovered "defective" work. "The flooring was cracking and lifting up and things of that nature -- buckling and lifting up in places," Cheh said. "There were leaks in the entranceway, all the trees had died and the gym -- which is on top of the library -- was supposed to be insulated. The principal described it as listening to a herd of buffalo when kids are in the library."

After being alerted by Cheh, the General Services Department dispatched workers to Janney, who put in temporary flooring and are planning to install a more permanent fix during the school year. Officials are seeking a recommendation regarding the gym from a consultant.


This parallels an entry in GGW about the expense of transportation projects ("Are contractors wasting public money? We don't know").  While the article didn't say much, the comments were pretty good, and among other areas, focused on project management and the capacity of government agencies to monitor projects (also see "Contractor denies concrete error at Silver Spring Transit Center" also from the Examiner).

Construction project management is difficult in any circumstances and typically the private sector pays better so it's hard for government agencies to retain good people, not to mention the fact that frequently, paying good people what they are worth and retaining knowledge and skill isn't a priority for government anyway.
Eastern Market Fire
Bruce Faust, battalion chief for the District of Columbia Fire and EMS, looks over the damage inside of Eastern Market in the Capitol Hill neighborhood of Washington on Monday, April 30, 2007. An early morning fire ravaged Eastern Market on Monday, gutting part of the 134-year-old Capitol Hill landmark and devastating many vendors and residents who consider the historic public market the soul of the neighborhood (AP Photo/Jacquelyn Martin).

People at Eastern Market
Eastern Market today.

Curtis Clay, no longer with what was then called the DC Department of Real Estate Services, was the construction project manager for the rebuilding of DC's Eastern Market, the public market building that was wrecked by a devastating fire in April 2007.  The building re-opened in September 2009.  He left a few months later.  But at the grand opening press conference, I commented to him that despite all the politicos speaking, he was the true and unheralded hero of the day, because he did a damn good job shepherding and overseeing the project.

Skills like that are rare.

In the case of DC oversight of real estate generally, while I thought that the move by the Fenty Administration to consolidate services, such as have all the lawns at government agency facilities be cut via one master contract rather than through separate contracts with each agency, was a good idea and lowered costs, I was really leery of the Gray Administration's creation of a Department of General Services, modeled after the federal government GSA--and you know they've had some problems...--although other local governments do something similar, because it creates a very large agency with a lot of responsibilities in a government that has had some very serious problems with the quality of execution.

If you haven't demonstrated robust capacity already, stretching capacity further by creating a massive consolidated agency (e.g., like all the issues with DC Department of Consumer and Regulatory Affairs, which suffers from similar problems) is likely a mistake, unless it is used as the opportunity for significant improvements in management, staff, focus and business process redesign.

Obviously, if it doesnt work at the scale of one relatively small project, it doesn't bode well for the overall approach.

Still, the project managers at DGS should have been all over the problems at Janney Elementary, long before complaints would be percolating up to the local Councilmember.

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Monday, April 16, 2012

New historic preservation web site: Building Technology Heritage Library

From email:

The Building Technology Heritage Library (BTHL) is primarily a collection of American and Canadian, pre-1964 architectural trade catalogs, house plan books and technical building guides. Trade catalogs are an important primary source to document past design and construction practices. These materials can aid in the preservation and conservation of older structures as well as other research goals.

About the Building Technology Heritage Library

The BTHL contains materials from various private and institutional collections. These materials are rarely available in most architectural and professional libraries. The first major architectural trade catalog collection is that of the Canadian Centre for Architecture, which encompasses more that 4,000 catalogs from the early 19th century through 1963. In addition to the architectural trade catalogs, the initial contributions include a large number of house plan catalogs, which will be of great interest to owners of older homes. The future growth of the Building Technology Heritage Library will also include contemporary materials on building conservation.

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Monday, August 31, 2009

LEED and "greenwashing"

Definition of greenwashing:

From "Some Buildings Not Living Up to Green Label" in the New York Times:

The Federal Building in downtown Youngstown, Ohio, features an extensive use of natural light to illuminate offices and a white roof to reflect heat.

But the building is hardly a model of energy efficiency. According to an environmental assessment last year, it did not score high enough to qualify for the Energy Star label granted by the Environmental Protection Agency, which ranks buildings after looking at a year’s worth of utility bills.

The building’s cooling system, a major gas guzzler, was one culprit. Another was its design: to get its LEED label, it racked up points for things like native landscaping rather than structural energy-saving features, according to a study by the General Services Administration, which owns the building.

Builders covet LEED certification — it stands for Leadership in Energy and Environmental Design — as a way to gain tax credits, attract tenants, charge premium rents and project an image of environmental responsibility. But the gap between design and construction, which LEED certifies, and how some buildings actually perform led the program last week to announce that it would begin collecting information about energy use from all the buildings it certifies.

-----
Native landscaping is important. But a system of evaluation on environment- and energy- sensitive construction should be weighted towards energy consumption, not other glitz. Period. And should take into account the cost of losing embodied energy, i.e., demolition of buildings and replacement.

The best way to build in a manner that promotes energy conservation is compact development that promotes walkability and transit use. It's like health care, I read something last week that says 80% of people's health and wellness can be influenced by diet and exercise and not smoking. With energy saving in the built environment, build for long term use, in an energy efficient way, in a spatial pattern that isn't based on automobility.

As long as you drive to a "LEED certified" building, you aren't doing much for the environment, even if you drive a hybrid, you're still driving. And sure, while I support electric cars and recognize that we will be using coal to make energy (electricity) for a long time, it does have negative impact on the environment. So not driving, electricity or not, is even better...


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Wednesday, July 15, 2009

3 good articles from Richmond's Style Weekly, the alternative paper there

Illustration by Ed Harrington. Style Weekly cover.

1. While I disagree with the tone, their cover story last week was on better rail service/"high speed rail" service to Richmond. See "The Magic Bullet."

2. This article, "The River Reserve" states "Richmond doesn't need more parkland. It needs better parks and better funding" making a point similar to what I have been thinking about how the RFP for the old Hine school site requires that significant public open space be provided as part of the project.

Why add another public space to a location that is within one block of 6 other public spaces, most of which languish terribly? What is needed instead is investment and management resources being focused on those extant sites, not the creation of a better managed newly constructed space.

The other spaces are:

- Eastern Market Metro Plaza
- the allied green space across the street, between 8th, 9th, D, and Pennsylvania Ave.
- Seward Square, two large spaces at 6th and Pennsylvania Ave. SE
- "Turtle Park" the small triangle park created by the intersection of Independence and North Carolina Avenues, across from
- North Hall Plaza directly north of Eastern Market
- and the space abutting Port City Java on the southeast corner of 7th Street at North Carolina Ave. SE.

3. And at least Style Weekly understands, unlike the Washington Post (see today's editorial, "Rethinking the Cities") that it isn't necessary to come up with some gee whiz technology to charge people for their per mile use of roads when driving--ALL YOU REALLY NEED TO DO IS RAISE THE GASOLINE TAX, AT THE FEDERAL, STATE, AND LOCAL LEVELS.

See "Under the Pavement" from May 26, 2009, which is abstracted as:

The only rational way to get us driving less are stronger gasoline user fees, but instead our nation spends tax dollars to make driving more attractive by building and improving highways.

But the Post argues differently:

Remember when Transportation Secretary Ray LaHood said in February that he was looking at a tax on vehicle miles traveled (VMT) as an alternative to the gas tax to replenish the nearly bone-dry Highway Trust Fund? A pilot VMT program in Oregon proved successful. But faster than you can say "Fill 'er up," the idea was shot down by the White House. Never mind that a VMT is an appealing way to reduce traffic, fuel consumption and carbon emissions, making it a worthy tool in Mr. Obama's urban policy vision.

You don't have to create individual tolling accounts for every car and a massive software and hardware program for the IT service companies (IBM, etc.). Just charge way more money for a gasoline excise tax.

Simple.

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Thursday, July 02, 2009

Redevelopment of the Hine School site on Capitol Hill, across from the Eastern Market Metro Station

The public school deaccession program in DC has led to a number of school sites being put out for bid for redevelopment. The Hine School is a well-located eyesore across the street from the Eastern Market Metro Station. The parking lot is also used for flea market activities for Eastern Market.

It's a well located site that if redeveloped, can strengthen the overall commercial district on 8th Street SE (Barracks Row) and on Pennsylvania Avenue SE, the streetscape and design of the area, the Eastern Market and its allied commercial district on 7th Street SE, and add housing across the street from the subway station. And more residents help activate the neighborhood and provide more customers for local businesses helping the businesses to thrive and broadening the potential of the retail mix. Plus they generate property, income and sales tax revenues for the city government.

Greater Greater Washington has a post on the subject, with links to the various plans on the DC Government website. See "Compare the Hine redevelopment proposals."

I didn't comment, nor did I write a blog entry about it, because I sit on what passes for a board of directors for Eastern Market, and there are some complicated issues.

(I attended the presentation a couple weeks ago, and there will be another presentation, that Eastern Market will likely co-sponsor. And two of the four groups are displaying their proposal in front of buildings on 7th Street SE and lobbying-advocating for their proposals. Neighborhood groups are being lobbied or weighing in as well. And there are even ads in local newspapers like the Hill Rag and Voice of the Hill.)
Displaying the Stanton Development-Eastbanc proposal for Hine School
Displaying the Stanton Development-Eastbanc proposal for Hine School on the Saturday Festival Day for the grand reopening of Eastern Market last Saturday.

For example, while it is fair to say that I could never be considered a proponent for parking, it is reasonable to consider developing the associated underground parking in the redevelopment of the site, but in a shared parking scenario, so that it also supports the broader commercial district, as well as Eastern Market.

As I have recounted here, the Eastern Market merchants are vociferous in demanding parking (this makes "sense" as most don't live in the city and they drive here so they interpret the world in terms of automobility). In a special task force on Eastern Market/Capitol Hill parking issues that met last year, I kept arguing for the creation of a "transportation management district" to manage parking, but not just parking, also transit, as well as other mobility improvements. That idea didn't go too far. Most of the other participants couldn't get their heads around the concept.

And for a couple years I have been arguing for a shared delivery system for Eastern Market--I'd rather one panel truck make 15 deliveries than have 15 cars drive to the market--but not just vehicle-based delivery, even considering bike rental type options--and for parking wayfinding systems to better direct people to the parking that exists but is underutilized.

This is an issue because there are three different types of retail groupings, and each has a different trade area and customer base (although there is some intersection), and many of the people in certain trade areas are likely to want to drive.

Anyway, of the four proposals, I thought one was not relevant to these kinds of issues, the National Leadership Campus proposal, although I'd be fine with them building it elsewhere, perhaps as part of some of the land across Harewood from Catholic University, on part of the Armed Forces Retirement Home property (especially with the addition of transit there), or next to a subway station such as Fort Totten.

The other three were basically good to excellent, but if any of the three were chosen, eventually the end project will be fine. I liked the Stanton-Eastbanc proposal the best, but thought that the DFS proposal, in part because it includes Street Sense, the retail consultancy, was still quite good. The third proposal, 7 Penn partners was ok. Their presentation wasn't that good, but they could still pull it out in the end.

While I am not on Capitol Hill e-lists, some of the discussion was sent to me, and it sparked a thread of private e-discussion. The comment started by saying the Stanton proposal was the best, because the other proposals didn't provide enough parking.

So this is what I wrote:

While perhaps for different reasons I think the Stanton/Eastbanc project is superior, it is a mistake to ding the other projects vying for the land strictly on the basis of parking. A residential building located ON TOP OF A METRO STATION DOESN'T HAVE THE SAME DEMAND FOR PARKING AND AUTOMOBILITY compared to a similar building located far away from such transit service.

Frankly, I'd consider making the building 0% resident parking except for a phalanx of shared cars IN ORDER TO ATTRACT PEOPLE WHO WANT CARLESS LIVING. If you're worried about people driving, think out of the box and build housing for people who don't want automobile-centric housing. This would allow them to pay less for housing anyway.

And, because the site is at a Metro station, I'd rather have it be a little denser, with more population (therefore more housing units) in order to better leverage the billions of dollars invested in the subway system, and because more population can be accommodated in a manner that generates comparably fewer automobile trips compared to other locations.

DC hasn't adequately studied parking issues in the city. There are cases of buildings in northwest DC where upwards of 80% of residents do not own cars. Similarly, Seattle, in a very thorough study of parking issues found that as the size of multiunit buildings increased, the number of cars per capita and per unit dropped. In what Seattle defines as urban centers within the city and in transit station areas, there are no minimum parking requirements at all, because the policy is to promote transit.

I will try to track down some data on multiunit buildings in the Wilson Blvd. corridor in Arlington, where transportation demand management practices work to limit automobility as the primary transportation mode.

And this led to some back and forth, but mostly car-centric discussion, which is somewhat insidious because typical DC residents are often incapable of recognizing and acknowledging how much they are imprinted by automobility/automobile-centricity and a land use paradigm that is focused on deconcentrated and disconnected land use (what we call "suburban").

I won't list the back and forth, but Michael wrote this as part of the thread, and it is worth repeating as it is succinct and well-thought out. The sections denoted by > are the comments that Michael is responding to specifically:

> but we can't GUARANTEE that the people who move in won't have cars

True. But you could guarantee that they don’t get permits to park them on the street, by defining a parking district that takes in only the curbs immediately adjacent to the Hines site, which should consist of metered parking spaces and loading zones only. People who move in, who own cars, can rent parking from private providers.

> The transit offerings in the metro DC area are, by comparison, very limited, and after living in London I would never consider transit as a way of life HERE..

As long as free parking is mandatory, transit options will be inadequate. Most people won’t take transit if they can park for free. And most builders, for economic reasons, will reduce development densities and put required parking on the surface, making transit even less viable. No realistic level of subsidy can make transit work in a low-density, ample free parking environment.

> In other words, trying to force what you call "transit as a way of life" on the NEW residents is one thing, but forcing it on the CURRENT residents is another.

Non-drivers, and would-be non-drivers, have had driving as a way of life forced on them for decades, as the driving majority has voted for free parking, and redesigned our communities in a way that makes life without a car nearly impossible. The parking subsidy is not a trivial one – a typical parking space costs as much as a typical car.

We subsidize transit and nonmotorized modes because they are less environmentally harmful than driving. But given the negative environmental consequences of driving, we should certainly not force the carless to pay for free parking for motorists.

> But if there's limited parking to start with, the risk is high that the current residents will be penalized for this lack of planning in the development.

Drivers who park on the street, as I do, are enjoying a major benefit at public expense (local streets are not paid for by gasoline taxes or vehicle fees). A “tragedy of the commons” often ensues, as cheap or free street parking provides an incentive for residents to own more vehicles than there are available parking spaces.

The most efficient and environmentally sound solution would be to abolish free public parking altogether. Parking permit fees and meter rates should be raised to a market-clearing level, with the proceeds earmarked for neighborhood improvements and services rather than disappearing into the general fund, so the neighborhood as a whole doesn’t suffer.

Given that most communities waste colossal amounts of money on excess and duplicative parking, and parking for which market demand is not sufficient to cover costs, any community which stops subsidizing parking can expect to generate substantial new development and increases in property value. Housing units built without parking cost 20-30% less to build than units built with parking. Similar calculations apply to commercial space.

To promote this, a "pedestrian and community paradise," you have to focus on all the development policies that currently exist which promote automobility at the expense of complete places. You have to know that this type of discussion makes up the majority of what I write in the blog.
Eastern Market reopening, wtih a closed to traffic 7th Street SE, Saturday June 27th, 2009
Eastern Market reopening, with a closed to traffic 7th Street SE, Saturday June 27th, 2009.

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