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With its new plaza, Tysons begins to feel urban

Metro’s Silver Line isn’t the only indication the transformation of Tysons Corner is clearly underway. Further undeniable evidence: The Plaza, a popular new urban-style open space at the front door to Tysons Corner Center mall.

The Plaza (that’s its official name) is on the north side of the mall, near the pedestrian bridge from the Tysons Corner Metro station. Three new high-rises are under construction around the plaza, tightly enclosing the space like a genuine city square.


The Plaza and its surroundings. Original photo from Macerich.

The pedestrian bridge to the Metro station isn’t open yet, because the high-rise it connects is still under construction. But when all is said and done, The Plaza will become the main entry point to the mall from the Metro. In a very real sense it will become the center of this emerging urban neighborhood.

Befitting Tysons, The Plaza is a thoroughly contemporary update on the classic city square. There’s no marble statue in the middle, no grand fountain like in Dupont Circle. Instead, there are padded couches, small-scale artistic flourishes, and outdoor games.

Couches (left), and sculpted birds (right).

Ping pong (left) and corn hole (right).

The first plaza-fronting retail, a Shake Shack, opened earlier this week. More is coming soon.

One crucial difference between The Plaza and a traditional city square is who owns it. This may masquerade as civic space, but it’s clearly private property. Security guards patrol the square, and you can bet homeless people aren’t welcome to sleep on benches.

But still, The Plaza is a big step forward for Tysons. It’s a genuine gathering place, and people are using it. Even without the Metro connection, plenty of other people were hanging out nearby when I visited last weekend. It’s not the kind of place that a mere 20th Century office park would support.

 Cross-posted at Greater Greater Washington.
 
 
 

August 14th, 2014 | Permalink | {num}Comments
Tags: development, fun, parks, urbandesign



VRE infill station launches a new idea: transit-oriented sprawl

Virginia Railway Express officials broke ground yesterday on the Potomac Shores station, an infill commuter rail station in Prince William County that will be the centerpiece of a new town center.


Potomac Shores site plan. Image from SunCal.

Potomac Shores is a gigantic development along Prince William’s Potomac riverfront, between Rippon and Quantico. It covers nearly 2,000 acres and will eventually have over 3,800 residential units.

The website boasts of “rugged beauty,” an on-site 18-hole golf course, and miles of recreational trails. There’s no doubt that Potomac Shores is sprawl.

But it’s a new kind of sprawl. At its center, a new urbanist town center complete with a new commuter rail station.

Developer SunCal is building the station. When it opens in 2017, and if the town center has enough amenities, Potomac Shores could legitimately be a lot less car-dependent than the typical outer suburban subdivision.

That’s great news, even if it’s still true that Potomac Shores won’t be as urban, diverse, or dense as DC.

New urbanism marries TOD

For decades now, new urbanist communities have used mixed-use and good design to make for better suburbs. Nobody would call Kentlands a true city, for example, but it’s a marked improvement over most of west Gaithersburg. And since we’ll never fit all the growth in the entire metropolitan region into DC, getting suburbs right is hugely important.

By building around a VRE station, Potomac Shores takes 20th Century new urbanism to the next level. It’s not just a traditional neighborhood development; it’s a transit-oriented development.

There are other transit-oriented new urbanist communities popping up around the region. But they’re mostly in closer-in places like Montgomery County or Fairfax, and nobody has ever built a new VRE station as the centerpiece of one.

Potomac Shores is an experiment. It’s obviously sprawl, but maybe it’ll prove to be a more sustainable and livable kind of sprawl. Time will tell.

 Cross-posted at Greater Greater Washington.
 
 

August 5th, 2014 | Permalink | {num}Comments
Tags: commuterrail, development, land use, master planning, transportation



If the FBI moves to Greenbelt, here’s what it will look like

The FBI is considering moving its headquarters from downtown Washington to either Greenbelt, Landover, or Springfield. If they pick Greenbelt, here’s what the development will look like:


Greenbelt development rendering. Image from Renard Development/Gensler.

Under this plan, a new mixed-use transit-oriented development would replace the parking lot at the Greenbelt Metro station. The FBI would occupy the five buildings on the bottom of the rendering, with other offices, apartments, retail, and a hotel taking up the rest.

Greenbelt Metro station is located in the upper left side the rendering, immediately behind the building that looks like a “6″ digit tipped on its side. To the right of that building, a central plaza would be the area’s main public space, and one of Prince George’s most urban spots.


Proposed view from the Greenbelt Metro station. Image from Renard Development/Gensler.

The Metro’s existing entrance is immediately behind the “6″ building. It would be nice if a new Metro entrance would line up directly with the plaza, though it looks more like a short walkway behind the building will connect the station to the plaza.

Since Greenbelt is an end-of-line station, the development replaces all the Metro commuter parking. But instead of surface parking lots, it would go in a new parking garage shown on the far left of the overview rendering, connected to the station with a wide, suburban-style street.

Clustering mixed-use development next to the Metro station and putting the FBI buildings and park-and-rides across the street makes a lot of sense. That layout provides a parking lot for commuters and gives the FBI the space it wants for a buffer without sacrificing the walkability of the entire neighborhood.

Meanwhile, FBI workers who don’t commute via Metro would use the parking garage on the far right, next to the Beltway.

Overall, this looks like a decent plan. There are a lot of less than ideal trade-offs, but given the demands of an end-line station and the FBI, it’s not terrible.

 Cross-posted at Greater Greater Washington.
 
 
 

July 31st, 2014 | Permalink | {num}Comments
Tags: development, urbandesign



Silver Line opening day, in 41 photos

Metro’s new Silver Line is officially open and carrying passengers. Enjoy this photo tour of the new line and opening day festivities.

> Continue reading at Greater Greater Washington

July 28th, 2014 | Permalink | {num}Comments
Tags: architecture, development, events, galleries, metrorail, transportation



How do you fix Ballston mall? Make it less like a mall

Problem: The Ballston Common Mall isn’t working very well. Solution: Open the mall up to the surrounding streets, so it becomes the center of a lively community rather than a walled-off separate place.


Concept for Ballston mall renovation. Images from Forest City.

Ballston is one of the smallest malls in the region. It can’t compete well against bigger centers with more stores, like Pentagon City or Tysons Corner. Instead, the mall generally only draws customers from a small area nearby, and thus makes less money than other, bigger malls.

Meanwhile, being an enclosed mall that serves mostly local traffic, it saps sidewalk retail away from Ballston’s neighborhood streets. Stores that would otherwise be on the sidewalk are instead bottled up in the mall.

To fix this, developer Forest City plans to face more stores to the sidewalk, and give them more inviting storefronts. It will replace nondescript mall doors with open-air plazas that naturally extend the street into the mall. Capping the building will be a new 29-story residential tower.


Concept for open-air plaza.

Forest City still needs to work with Arlington County to finalize and approve plans. For now, these are just concepts. But if all goes well, the 1980s-style Ballston Common Mall will transition to become the contemporary Ballston Center in 2017 and 2018.

 Cross-posted at Greater Greater Washington.
 
 
 

July 1st, 2014 | Permalink | {num}Comments
Tags: development, urbandesign



Northern Virginia skyscraper rivalry has a new leader: Fairfax approves 470′ Capital One tower


Proposed Capital One skyscraper. Image from Fairfax.

Last Friday, Fairfax officially approved a new headquarters tower for Capital One in Tysons Corner. At 470 feet tall the new building will be the tallest in the DC region after the Washington Monument.

If that news sounds familiar, it’s because in May of 2013 developers proposed a 435 foot tall building, then the tallest in the region yet. And when Alexandria approved a 396 foot tall tower, that also would’ve been the tallest. Meanwhile, Arlington’s 384 foot tall 1812 North Moore tower recently finished construction, officially taking over the title of region’s tallest skyscraper (for now).

There may not be an explicit competition, but the fact is undeniable: Northern Virginia’s in a full-on skyscraper rivalry. And Tysons is pulling insurmountably ahead.

At 470 feet tall, this new Tysons building will be the first in the DC region to officially eclipse Richmond’s tallest, the 449 foot tall Monroe Building. Baltimore and Virginia Beach each have towers above 500 feet, often considered to be the breaking point for a true skyscraper.


 
  Cross-posted at Greater Greater Washington.
 
 
 

May 20th, 2014 | Permalink | {num}Comments
Tags: architecture, development



NFL stadiums belong in the suburbs

Should Washington’s football team relocate back to Washington? The DC Council is considering replacing RFK with a new stadium, hoping to lure the team back to DC, from Maryland.

It’s a terrible idea.


FedEx Field and its acres of parking. Photo by the US Navy.

Some people will no doubt oppose this idea simply because it’s expensive. But that’s not the problem. Stadiums are cultural amenities that people want, so it’s appropriate for cities to subsidize them sometimes.

This is a terrible idea because football stadiums specifically don’t fit well in cities. NFL stadiums are only used for 8 home games per year, and need large surface parking lots to accommodate the tailgating culture ingrained into football fandom.

The RFK site may not be in the middle of a walkable neighborhood, but surely there are better uses for it than a rarely-used stadium and vast parking lots.

I’m glad we have an NFL team in the region, but let’s leave their stadium in the suburbs.

 Cross-posted at Greater Greater Washington.
 
 
 

February 26th, 2014 | Permalink | {num}Comments
Tags: development, government, urbandesign



Construction progress at Gaithersburg’s two new town centers

Gaithersburg’s collection of walkable new urbanist neighborhoods is growing, with impressive construction progress at both the Crown development and Watkins Mill Town Center.


Ellington Boulevard in Downtown Crown, seen from the north.

Both neighborhoods are planned around future stations of the Corridor Cities Transitway, which will someday connect a whole string of walkable neighborhoods in upper Montgomery County to Shady Grove Metro station. But with rapid transit service still years away, construction is working from the outside in, focusing first on sections farther from planned transit stations.

Crown

At the Crown development, construction progress is focused on Phase 1, the western half. A mixed-use town center surrounds the corner of Ellington Boulevard and Crown Park Avenue, with blocks of rowhouse neighborhoods to the side.


Ellington Boulevard, seen from the south.


Crown Park Avenue, perpendicular to Ellington Boulevard.

It’s clear that serious work and expense went into the architectural details.


Downtown Crown.


Downtown Crown.

To the east, the rowhouse neighborhoods are taking shape as well.


Rowhouses on Hendrix Avenue.

Decoverly Drive marks the boundary of Phase 1, as well as the future route of the transitway. Crown’s original plans show an even larger town center surrounding the BRT station along Decoverly. But following actual construction, it appears density has been reduced around the station, and rowhouses line the Phase 1 edge instead.

One wonders if Phase 2 will make Crown a truly transit-oriented place, or if transit will merely run through it.


Decoverly Drive.

Watkins Mill Town Center

A few miles to the northwest, adjacent to the Metropolitan Grove MARC station, Watkins Mill Town Center is taking shape.


Watkins Mill Town Center.

At Watkins Mill, the rowhouses and lower density portions are nearing completion, but the downtown section has yet to begin construction. As a result, a huge field separates the MARC station (and future BRT stop) from the constructed portions of the development.


Urban Avenue, not quite urban yet.

Someday, the Corridor Cities Transitway could make Gaithersburg a second Arlington, a string of walkable communities knit together by transit. Whether that actually happens or not will depend the State of Maryland getting the transitway built, and the City of Gaithersburg insisting on truly transit-oriented places.

 Cross-posted at Greater Greater Washington.
 
 

February 24th, 2014 | Permalink | {num}Comments
Tags: architecture, BRT, development, master planning, transportation



Shipping container restaurant opens on U Street

Shipping containers continue to proliferate as an affordable building material. The latest addition is a new restaurant near the corner of U Street and Vermont Avenue, NW, called El Rey taqueria.


El Rey taqueria on U Street.

In this case, El Rey owner Ian Hilton says it wasn’t actually cheaper to build using shipping containers. But that could be due to El Rey’s particular layout or needs. It’s hard to know for sure.

Elsewhere in the region, shipping containers are used or will be used at Half Street Fairgrounds near the baseball stadium, and possibly in Tysons Corner.

 Cross-posted at Greater Greater Washington.
 
 
 

January 15th, 2014 | Permalink | {num}Comments
Tags: architecture, development



Downtown & Georgia Avenue Walmarts open for business

Walmart’s foray into urban format stores officially begins today, with stores on H Street and Georgia Avenue opening for business. The H Street store marks the first time in 18 years DC has had two downtown department stores.

I stopped by the downtown store and snapped a few pictures.

H Street Walmart.

The main entrance leads into a small ground floor lobby. The actual store is one floor up. I was surprised to discover that aside from the lobby, the whole store is a single level.

> Continue reading

December 4th, 2013 | Permalink | {num}Comments
Tags: development, economy



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