Monday, July 2, 2007

Ambiance Of Metro Might Take Sharp Turn

By Lena H. Sun; Washington Post Staff Writer; Monday, July 2, 2007; A01

Metro’s new general manager wants to get rid of the carpet in trains, brighten the lighting in stations and increase advertising in stations, trains and buses.

In many places, such mundane changes would be met with a shrug.

But this is the Washington area Metro, which has long prided itself on a dignified ambiance that is supposed to make it better than the average commuter system.

The changes are intended to help make the nation’s second-busiest subway more modern and functional. As the system struggles to keep pace with growing demand, Metro’s new top executive, John B. Catoe Jr., wants to focus the agency’s limited resources toward moving people to and from work and away from some costly features that gave the subway a distinctive, first-class feel when it opened 31 years ago.

With ridership continuing to swell, the debate over those trade-offs is sharpening.

“We need to be open to change and willing to do some things differently while at the same time being mindful of the coherence that results from the original concept,” said Chris Zimmerman, a Metro vice chairman who has served on the board for nine years.

“When the system opened, the idea was, ‘How do we get people in suits and ties to get out of their nice cars and get on a train?’ ” he said. “Now we have 800,000 passengers showing up on a weekday.”

Record numbers are taking the train. Four of Metro’s all-time top 10 ridership days took place in June. On June 22, the night of a Washington Nationals baseball game, evening ridership between 7 p.m. and 3 a.m. was the largest in agency history.

Change, Catoe says, is inevitable, and he describes these as cosmetic. Dim stations need brighter, energy-efficient lighting. More advertising could generate much-needed revenue. Eliminating carpet would save money and allow mechanics to fix train wheels and brakes. High-quality art at station entrances and on walls would give passengers an experience beyond the ride itself. Dan Tangherlini, formerly Metro’s interim general manager, started the push for brighter lights and no carpet last year.

No one is planning to alter the most distinctive feature of the system: the vaulted arches in the underground stations.

“We won’t take away any of the majesty,” Catoe said in an interview, calling the design of the stations “timeless and brilliant.”

Still, change comes slowly to Metro, which several years ago hired a consultant and debated at length before deciding to alter the color scheme inside the rail cars.

“I’ll probably run into trouble with the ’stewards of the system,’ ” Catoe noted.

Such stewards worry that adjustments, however minor, have the potential to alter Metro’s identity. Unlike commercial transit systems that cashed in on every square foot of rentable space, or utilitarian ones that gave “passing notice to amenities,” the Washington Metro was built as something different, wrote Metro architect Harry Weese.

As part of that approach, “a certain dignity and even elegance is sought after” to raise the image of mass transit, he noted. “In Washington, since this is the system owned by all the people of the United States, it is particularly important that no stigma of cheapness or of the bargain basement be attached to it. With this in mind, the designers of the system are working to capitalize on the best practice and produce something that is the highest state of the art.”

Zachary M. Schrag, who wrote “The Great Society Subway: A History of the Washington Metro,” said those at Metro haven’t always been aware of its architectural significance. “It’s one of the three great works of public architecture in Washington since World War II,” he said, along with the National Gallery’s East Wing and Dulles International Airport.

Even changing the color of the blinking platform edge lights at Metro Center from white to red was a “massive departure from the landmark architectural design,” Schrag said. Metro is testing different-colored light-emitting diode bulbs that are more energy-efficient. Red means stop, and Metro wants to see whether that will keep riders from getting too close to the platform edge.

A few riders have noticed the change. “The red ones are ugly,” said Mary Burke, who rides the Green and Red lines. “They look like the gates of Hell.”

Many riders, while appreciative of Metro’s unique architecture, say their priority is reliability. “It’s a Cadillac system, and that’s part of the problem,” said Fred Marinucci, a Red Line commuter for 20 years. “It’s hard to maintain a Cadillac system.”

Still, the more time riders have spent on the New York subway, the more they appreciate everything that makes the Washington Metro different.

In New York, “it’s not a question of red lights or white lights at the platform,” Schrag said. “It’s a question of how much gum you’re standing in.”

In Washington, carpet was a luxurious touch designed to lure suburbanites out of their cars. Carpet was supposed to signal to people that better behavior was expected, that “this is a nice train and don’t mess it up,” Schrag said.

But over time, the carpet itself has gotten messed up. In the winter, people track in salt and mud; in the summer, the humidity breeds mold “and little things grow in there, and it doesn’t smell so good,” Catoe said.

Metro will be testing different kinds of nonskid flooring this summer. Switching from carpet saves money because vinyl, for example, is easier to clean and doesn’t need to be replaced as often. Carpet, on the other hand, is vacuumed once a week, shampooed every two months and replaced every five years; it costs Metro $5,200 to replace carpet in one car, officials have said. Two weeks ago, Catoe requested that carpet no longer be installed in older rail cars that are being overhauled. Riders will start seeing the transition in the fall, he said.

Down the road, Metro might switch from solid-colored train seats to a single multi-colored design to save money. Dave Kubicek, the new chief mechanical officer in charge of rail car engineering, design and maintenance, said it doesn’t make sense for Metro to stock more than 90 seat configurations in different colors. Newer cars have cushions in burgundy, blue and sand; the older cars have orange and brown.

Catoe’s effort to expand advertising, which the board approved Thursday, is even more controversial. He wants to see banners inside stations, graphics on the floors, and ads on blank platform pylons, rail car ceilings and Metro’s Web site.

How much advertising to allow has so divided the Riders’ Advisory Council that the group hasn’t been able to agree on a position, said Chairman Michael Snyder. “A lot of people think Metro is a shrine or monument that shouldn’t be plastered with advertisements,” he said. Others think that as long as advertising is controlled, they would rather see more advertising than higher fares.

The Metro board, said member Peter Benjamin, want to minimize intrusion into a system “of beautiful lines and beautiful style.” He was assured by Catoe at Thursday’s meeting that the advertising could be changed if board members did not like it.

Former Metro board member Cleatus Barnett, 81, who served for 32 years, fought hard to preserve Metro’s aesthetics. He was so loyal to the original color scheme of the rail cars — orange, gold and brown — that when Metro bought new cars with an updated interior of red, white and blue, one seat in the rear of each new car was upholstered in yellow in deference to Barnett.

In an interview from Pensacola, Fla, where he retired to several years ago, Barnett warned against too much advertising. Metro shouldn’t “look so gaudy you want to turn your head away,” he said.

In the past, Metro has found compromises that took note of design. During the late 1990s, the board, after a long debate, chose more expensive textured brick-red ceramic tile instead of yellow plastic bumpy strips to give warning underfoot to blind riders that they were near platform edges. The strips were rejected in part because some board members thought they would spoil the design. They would have been placed over Metro’s signature granite edge.

“I don’t think Metro should be frozen in time,” Schrag said. “I just think that in making these decisions, respect for the original design should be one of the factors.”

Posted by M at 19:44:11 | Permalink | No Comments »

Tuesday, June 5, 2007

Supporters of Metro Tunnel Face Uphill Climb With Board

By Amy Gardner; Washington Post Staff Writer
Tuesday, June 5, 2007; B03

Hundreds of people crowded before the Fairfax County Board of Supervisors yesterday hoping for one last chance to demand a tunnel instead of an overhead track through the Tysons Corner portion of the proposed Metrorail extension to Dulles International Airport.

What they got instead was a nearly unanimous message from supervisors that the chances for a tunnel are so slim that for them to oppose an aerial line now is tantamount to killing the project for good.

“A tunnel or nothing? That’s not my position,” said board Chairman Gerald E. Connolly (D). “I happen to think a yes vote is the only way to keep this project alive. If we vote no, the project is dead, and the tunnel is dead with it.”

At issue is the board’s scheduled June 18 vote to commit to the first installment of the county’s $900 million share of the Dulles rail project. The rail line would extend from just west of the East Falls Church station through Tysons Corner to the airport; the first phase, scheduled to start construction in August, would run to Wiehle Avenue in Reston.

Tunnel supporters, and some supervisors, want the board to vote no June 18 in an effort to spend more time studying the tunnel option. They also believe too little information about the current contract, with the aerial option, has been made public.

Particularly frustrating to some is that under the contract, the current price for the project, $2.65 billion, is good only until June 19 — the day after supervisors are scheduled to vote. Meanwhile, supervisors have yet to see the proposed contract from Dulles Transit Partners, the private consortium planning to build the project.

“I am astounded that Fairfax County’s elected officials have not seen the contract yet and that a gun is being held to their heads to vote on June 18th,” said Stewart Schwartz, a tunnel supporter and executive director of the Washington-based Coalition for Smarter Growth. Schwartz believes an aerial line running down the median of Route 7 ( Leesburg Pike) will ruin the opportunity to remake Tysons Corner into a pedestrian-friendly, transit-oriented business and residential district.

Several supervisors, including Connolly, agreed that they will vote no June 18 if they haven’t seen the contract yet. Representatives of the Metropolitan Washington Airports Authority, which is negotiating the contract on behalf of the state, assured supervisors that they will get it by then. And most supervisors said that if the contract is delivered, they will proceed with the vote in two weeks. Not to do so, several said, jeopardizes the entire project.

First, supervisors said, three separate analyses have concluded that it would cost hundreds of millions of dollars more to dig a tunnel instead of building an aerial line. Also, designing a tunnel could force engineers to design the project all over again and slog through the required environmental impact statements. That delay, in turn, would cause the project to lose its place in line for federal funding. About $900 million would come from the federal government.

Connolly conceded that there is only a small chance that a tunnel could emerge if Fairfax does sign off on its share of the project cost June 18. But it’s more of a chance if supervisors vote no.

Since Gov. Timothy M. Kaine (D) rejected the tunnel plan in the fall, tunnel supporters have been urging state and local officials to reconsider. The Federal Transit Administration said last week that it will not reconsider placing the segment through Tysons Corner underground. The supporters, who have been advertising on TV and in newspapers, packed yesterday’s Fairfax board meeting for a briefing on the project by Connolly. There was no opportunity for public comment.

In other business yesterday, supervisors revised county building regulations to require homeowners seeking to expand their homes by 100 percent or more or who demolish at least 50 percent of their home’s area to go through all the permitting requirements of a new home.

The board’s purpose is to crack down on an increasingly prevalent practice in Fairfax County in which homeowners seek permits to build an addition on their home but in many cases actually tear down most of the home and put up a new one in its place.

Not only are such homes often much larger than their neighbors — and unpopular with other residents — but they often retain older connections for water, sewer and electrical service that are not adequate to serve the larger homes.

Posted by M at 21:11:29 | Permalink | No Comments »

Friday, May 25, 2007

D.C. in Talks to Bring Nordstrom to Georgetown

Mall Deal Could Open Other Shops

By Nikita Stewart; Washington Post Staff Writer; Friday, May 25, 2007; D04

Nordstrom and a prominent local developer are negotiating to bring the high-end department store chain to a shopping mall in Georgetown, and the District could contribute at least $20 million to the deal, D.C. officials said yesterday.

The new store would be part of a major remodeling planned for the Shops at Georgetown Park, at M Street and Wisconsin Avenue NW, the officials said. The mall houses an H&M clothing store, Victoria’s Secret, the upscale Dean & Deluca, a number of other stores and a branch of the Department of Motor Vehicles.

Council members Jack Evans (D-Ward 2) and Kwame R. Brown (D-At Large) said they discussed the plan at a meeting this week with representatives of Seattle-based Nordstrom and Western Development Corp., which took control of the mall in March. It would be the first Nordstrom in the District, though the chain has six stores in the capital region.

The meeting took place in Las Vegas during the convention of the International Council of Shopping Centers, an annual conference that attracts city officials and developers. Mayor Adrian M. Fenty (D), Evans, Brown and other council members attended.

Evans, discussing the deal, said Georgetown Park has struggled recently and could benefit from Nordstrom’s entry. “It needs an anchor,” he said.

Western Development is reported to be planning major changes to upgrade the mall, which was built in the 1980s. A Western spokesman confirmed the negotiations but said Herbert S. Miller, a company official, could not be reached for further comment.

Michael Boyd, a spokesman for Nordstrom, said the chain does not discuss negotiations until a letter of intent has been signed. But generally speaking, “when we are looking at a location, we’re looking for strong competition,” he said. “We look for a location . . . that already has entertainment and restaurants that draw customers.”

The description fits Georgetown, a major tourist attraction in the District known for its restaurants and nightlife.

The possible redevelopment of Georgetown Park could also include new shops, as well as new restaurants along the Chesapeake & Ohio Canal on the southern boundary of the mall, Evans said.

Brown said discussions about the project had focused on a design that would be in character with Georgetown, a community of brick sidewalks, townhouses and mansions.

Meanwhile, D.C. officials discussed financial support to help the project. “We’re looking at different kinds of subsidy,” Evans said.

Officials compared the case with the construction of Gallery Place — the successful Chinatown development of condominiums, restaurants, a movie theater and bowling alley — built with the help of $73.6 million in bonds sold through the tax increment financing (TIF) program.

D.C. officials discussed a possible TIF for the Georgetown project as one of a number of other developments around the city, including Fort Totten and Shaw.

The program allows the D.C. government to sell bonds, which are later repaid by the development’s taxes. A potential problem with the new development involves an ongoing conflict with Western Development. Miller sued the District last year for $40 million after D.C. officials abandoned his plan to develop a mix of condominiums and shops above parking garages at the new baseball stadium for the Washington Nationals along the Anacostia River.

Nordstrom opened its first store in the Washington region at Tysons Corner in 1988 and most recently opened a store at Dulles Town Center in 2002, Boyd said. Other local stores are in Pentagon City, Montgomery Mall in Bethesda, Annapolis and Columbia.

The chain, which has 155 stores in 27 states, reported $8.6 billion in sales in the 2006 fiscal year, and profit of $1.1 billion.

“We generally locate in suburban areas, but were are in some downtowns,” Boyd said, including Seattle, San Francisco and Portland, Ore.

Posted by M at 19:56:03 | Permalink | No Comments »

Thursday, May 24, 2007

Loophole On Home Additions Targeted

Fairfax Says Rules Are Evaded to Build New, Larger Houses

By Amy Gardner Thursday, May 24, 2007; Page A01 Washington Post Staff Writer

Fairfax County supervisors want to close a loophole that has enabled builders to erect hundreds of houses in recent years without meeting modern-day health and safety requirements for water, sewer and electrical systems.

Building on existing foundations and saving a wall or two has enabled builders to call their projects additions instead of what county officials say they really are: new houses. It has also allowed builders to avoid stringent permitting and inspection procedures required of new houses, officials say.

The results, they say, are houses marketed as just-built but tied to existing utility connections that in some cases are inadequate to serve the new, larger houses.

County supervisors say they want to close the loophole for health and safety reasons. But it is also about aesthetics. At a public meeting Monday, several supervisors lamented the proliferation of outsize houses that have prompted complaints from civic associations. By tightening the inspection process on building additions, the supervisors said, they hope to curtail such construction.

“Building a new house is one thing,” said Supervisor Penelope A. Gross (D-Mason). “Building a new house and saying it’s a renovation when you’re expanding the size by huge degrees — that’s not what the community is looking for.”

A hulking castle of brick at 3433 Annandale Rd. is a perfect example, Gross said. With a 100-foot-wide facade, the eastern Fairfax house has more than 8,300 square feet of living space and looks more like an apartment building than the habitat of a single family. In Gross’s mind, it is the embodiment of the McMansion: vastly larger than the houses nearby, opulent yet bland, and despised by its neighbors.

Yet the two-year-old home near Gallows Road used to be one of those half-century-old ramblers next door, and its owner, Nowsherwan Davis, contends that it still is — with “a couple of rooms” added on top and out back.

Davis said he couldn’t care less that the neighbors don’t like his house. He also said that the county has no right to tell him what it should look like or how big it can be.

“Why would there be anything wrong with it?” Davis said. “It went through the inspection process.”

In closing the loophole, supervisors would take another in a series of steps to catch up with a housing boom that in many ways has outpaced the government’s ability to manage it. In recent months, the county has also moved to rein in too-tall houses (some as high as 60 feet), prohibit in-fill construction on odd-shaped lots and beef up the staff of building inspectors.

According to a county report, Fairfax receives an average of three applications a week for home additions that more closely resemble a new house than an old one with a sunroom or garage tacked on the side. In many cases, most or all of the home is demolished, and the only part saved is the foundation.

“I remember one house, the neighbors complained because it looked like they were digging underneath the foundation to try to do something,” said Supervisor Linda Q. Smyth (D-Providence). “It looked like the house was in danger of collapsing. We actually had it condemned.”

The county’s new rule would require any project in which construction exceeds 150 percent of the existing floor area and in which more than half of existing above-grade space is demolished to go through the permitting and inspection requirements of a new house. Some supervisors say they would like to make the threshold stricter.

Gerald E. Connolly (D), chairman of the Board of Supervisors, conceded that the county has little authority to regulate what’s ugly. So long as a new house or renovation meets code requirements on such things as height, distance from the property line and utility construction, builders are free to construct houses and additions that the neighbors hate.

“Is it appropriate in a neighborhood for someone to come in and essentially demolish an existing structure and put in an enormous home on the same lot and change the shadows and change the view and really stick out as something that doesn’t fit in with the harmony of the neighborhood?” Connolly asked. “We need to strike a balance.”

Leonard Bumbaca of the Broyhill Crest Citizens Association, along Annandale Road, said houses such as Davis’s are part of a trend that is distressing to longtime residents.

“We see people coming in and remodeling their houses, and that’s normally a good thing,” he said. “But we would hope that it would be something that fits organically into the neighborhood. And we’re not seeing that.”

In some neighborhoods where large houses are replacing the old, residents said they welcome the change.

“Everybody is happy,” said Ghamar Nazari, who has lived on Woodley Lane near Merrifield for 30 years. Across from her one-story cottage is a striking new mansion of blue stucco that was built as an addition on its original foundation. “The house there was vacant. This is much better.”

Others said they worry that many of the additions are being built to turn single-family homes into illegal apartments or boarding houses.

“I would hate to see the insides,” said Dan Tierney, a computer engineer who also lives on Woodley Lane. “They are probably wall-to-wall bunk beds.”

Supervisor T. Dana Kauffman (D-Lee) has been stressing the need to crack down on overcrowding in single-family homes. Although he calls it a delicate issue that can pit historically white middle-class neighborhoods against the lower-income immigrants who move in, Kauffman said he believes that the ill effects of overcrowding — including noise, litter and crime — are real.

Closing the “addition” loophole is one more way for the county to fight the problem, he said.

“We have seen them built with deadbolts on the interior doors,” Kauffman said. “This isn’t about ‘ugly’ for me. It’s about the fact that they’re creating these commercial uses, and that’s illegal.”

Posted by M at 20:05:19 | Permalink | No Comments »

Md. Panel Blocks Project Near Bay

Kent Island Homes Needed Last Permit

By Lisa Rein Thursday, May 24, 2007; Page A01 Washington Post Staff Writer

The Maryland Board of Public Works yesterday rejected a wetlands permit for a development of 1,350 homes on an island just east of the Chesapeake Bay Bridge, a project Gov. Martin O’Malley said would be so damaging to the bay it would not be in the state’s best interest.

Four Seasons

Explaining his vote after eight hours of testimony from opponents and the developer of Four Seasons at Kent Island, O’Malley (D) noted that K. Hovnanian had followed the rules and acquired every other necessary permit from local and state government.

“They have jumped through every hoop,” said the governor, who serves on the public works board. “But this is not a canine hurdle exercise. Given the lack of assurance that this will not do further damage to wetlands in critical areas . . . I’m voting no.”

The 2 to 1 vote — with Comptroller Peter Franchot (D) joining O’Malley and Treasurer Nancy K. Kopp (D) voting yes — was hailed by environmental advocates as a sign of the new governor’s commitment to environmentally friendly land-use policies as cleanup of the Chesapeake Bay has become a litmus test for Maryland politicians.

The vote was a defeat for the Washington region’s second-largest residential builder, whose proposal for an active-adult community has roiled politics in Queen Anne’s County for eight years. An otherwise routine permit request exploded into two days of testimony from environmental experts, activists and lawyers, as the board confronted the effect that stormwater runoff from the project would have on the already polluted bay. The site is bordered by water on three sides and is the largest stretch of environmentally sensitive land in Maryland.

“My goodness. The bay is dying,” Franchot said.

It was unclear yesterday whether Hovnanian would abandon the project, scale it back without building on the wetlands portion of the 562-acre property or seek to overturn the board’s decision with a legal challenge.

O’Malley, Franchot and Kopp expressed frustration with the state’s longstanding policy of allowing local governments to set aside protected land for development, and in the case of Four Seasons, designate it a “smart growth” area to be densely built.

“Were I king of the hill, I wouldn’t choose to put the development in this place, either,” Kopp said in explaining her vote. She urged “reforms of our laws” that allow builders to develop Maryland’s shoreline. But she said it would be unfair to change the rules to penalize one developer who had followed them.

Hovnanian had sought permission to build a pile-supported bridge, a small marina, a clubhouse and utility lines on less than an acre of wetlands. The permit was the final hurdle before construction and critical to the project. Several attorneys for the developer left the State House hearing yesterday without commenting. Franchot said he believes the project is dead without a wetlands permit.

Mark Stemen, president of Hovnanian’s active-adult division, said last week that the company would weigh its options if the wetlands permit were denied.

Hovnanian officials said their community of condominium towers and single-family homes would generate tax revenue and jobs for Queen Anne’s. And they said runoff from the project would add less pollution to the bay than runoff from the farm now on the property. Local Chamber of Commerce officials testified in favor.

“While you may want to see some of the state laws and land-use regulations change, to start ad hoc changing that at the end of this process would be a mistake,” Joe Stevens, an attorney for Hovnanian, told the board yesterday.

But opposition from Kent Island activists proved overwhelming. The controversy has consumed local politics with lawsuits and countersuits, bloggers and new community groups, a gag order on county commissioners and recrimination from voters — who in two elections routed a majority of commissioners who supported the project.

“I have heard [from the developer] that only a few people in Queen Anne’s County are opposed to Four Seasons and most don’t care,” said Raymond Simmons of the opposition group Citizens Alliance to Save Our County. But “nobody who signed a pledge ever made it through the primary.”

Much of the opposition focused on an agreement commissioners signed with Hovnanian in 2003 not to say anything negative against Four Seasons in public. The settlement came out of a lawsuit the developer filed against the county for stalling the project.

Franchot called the agreement a gag order. In an opinion issued this week, the attorney general’s office said it is legal for a local government to agree to restrict its criticism. But the opinion said the restriction should not apply to business before the state — and should not preclude a commissioner from speaking out as an individual

Posted by M at 20:02:22 | Permalink | No Comments »

Old School Site, New-Style Debate

Competing Concerns and Ideas Arise As Board Looks at Rosslyn Proposal

By Tara Bahrampour Thursday, May 24, 2007; Page VA14 Washington Post Staff Writer

 

Amid the forest of high-rises lining the Ballston-Rosslyn corridor, tensions have risen so precipitously around one 3.5-acre patch of property that the debate has made it onto YouTube.

Part of the tract, including the 1910-era building that became the Wilson School, is owned by the Arlington public school system; the rest, including a firehouse and a basketball court, is owned by the county government. Late last year, the school system formed a 28-member committee to study and suggest uses for the site, which if developed as office or retail space could bring the school system millions of dollars a year, officials said.

A panel's proposal for the future of the Wilson School site envisions high-rises and a recreation area but would preserve some sections of the school. The School Board is to vote on the plan June 7.

A panel’s proposal for the future of the Wilson School site envisions high-rises and a recreation area but would preserve some sections of the school. The School Board is to vote on the plan June 7. (Arlington County Public Schools)

But many civic leaders and community activists have other ideas. Some would like to see the school designated a historic landmark; others want to see it turned into an arts center. Some want a Montessori school at the site. Still others, lamenting the lack of green space in the area, want the rows of trailers now there to be removed and replaced with an athletic field; and some say the school system should save the building in case enrollment increases and a new school is needed.

Many steps remain before anything is done with the site. But this being the Internet age, and Arlington being a technology mecca, activists have taken their fight online. In “Save Wilson School,” a slick, 10-minute film by resident Wayne Westbrook, civic leaders and community members speak in favor of preserving the school and the area around it. So far, the film ( http://www.youtube.com/watch?v=JChPyzRBnTY) has been viewed about 500 times on YouTube.

“Wilson School is the oldest school still part of the Arlington public system,” said Stan Karson, president of the Radnor/Fort Myer Heights Civic Association and the Wilson School representative on the committee. “It was visited a number of times by President Wilson in his famous Pierce-Arrow car.”

“I’d just like to be able to enjoy a little green space here in the middle of our urban environment,” said Stephanie Arthur, a resident who regularly takes her dog there.

Tom Meyer, a condominium broker who appears in the film, said too much development can hurt property values. “The quality of living declines,” he said. “Views get blocked; there’s less green space for children, for views, and for overall mental health.”

“What are we going to have in this neighborhood in five, 10, 20 years?” said Bardia Saeedi, chairman of the Rosslyn Arts Consortium, who advocates using the site for an arts center. “Are we going to just have another condo development that’s going to look like exactly what we have already or something a little bit different?” Saeedi said.

The 97-year-old Wilson School, also known as the Woodmont-Wilson School, hasn’t been used as a permanent elementary school since 1969 because of changes in the area’s demographics. It originally was built in a neoclassical style, with a portico and cupola, but additions over the years have obscured much of its historic look. Located on Wilson Boulevard, it currently houses a Mongolian Saturday school and has been used as a temporary school site when other Arlington public schools have undergone renovations.

In March, the school system study committee, with members from the schools, the county and the community, recommended that about two-thirds of the site be leased to a developer — who could build an eight- to 12-story building there — for about $2.3 million annually, with adjustments for inflation. The lease money would help offset the cost of construction projects at other schools, according to the committee report.

The proposal also includes an athletic field and a plaza, and it keeps some historic elements of the school, while allowing for floors to be added for school system use. Last month, Superintendent Robert G. Smith recommended that the School Board approve the proposal, and the board is slated to vote on it June 7.

But Mark Antell, president of North Rosslyn Civic Association, said he vehemently opposes the plan, which would eliminate the popular basketball court and calls for a smaller athletic field than one that was there a decade ago. He said he wants the three rows of trailers removed and the field under them restored. “Boy, we miss it,” he said. “You can’t have a community without a playing field. . . . We’ve got 15,000 people in Rosslyn, and we don’t have a lot of open space.”

Antell, who is the film’s producer, also wants to keep open the possibility that Wilson could be used as a school again. Arlington public school enrollment rose in the late 1990s and then dipped early in this decade; the school system projects that enrollment will stay steady the next five years, at about 18,300 students.

Further complicating things is the fact that the 3.5-acre site is two properties, with two owners. About a third of the site is owned by Arlington County, which is not nearly as far along in its planning.

“Just because the schools did this multi-site study, I’m not sure they’re ready to act on it,” said Arlington County Board member Barbara A. Favola (D), noting that the County Board must approve any use permit for the school site. “I think I would want to have conversations with the schools if they wanted to do something drastically different at the Wilson School.”

“The practicality of doing a joint project when you have so many stakeholders is challenging beyond belief,” she added.

Alison Denton, facilities planner for the school system and the study committee’s project manager, said the committee included county staff members who would have known about the plan. Favola said she had not heard from them.

Schools spokeswoman Linda Erdos stressed that any plans are far from being final. “It’s not, ‘Go out and build a building now,’ ” she said, adding that the School Board will vote only on whether to move ahead with some kind of development for the site. “If you listen to some people in the community, you would think that we’d already agreed to put a 40-story high-rise there.”

The film, shot in February and March, has started making the rounds. It was shown this month on community access television, and a screening is being planned at the Wilson School, though a date has not been set.

Civic leaders and community members plan to air their views at a May 31 School Board work session, where they are allowed to bring signs but not speak, and at the June 7 meeting, which will have a public comment session.

“It’s the last little bit of green space for 15,000 residents,” said Jay Jacob Wind, Parks and Recreation Committee chairman of the Arlington County Civic Federation, which represents 61 civic associations. “When it’s gone, it’s gone.”

Posted by M at 19:59:38 | Permalink | No Comments »

Sunday, May 13, 2007

Students Urge Stronger Backing of Purple Line

By Katherine Shaver Sunday, May 13, 2007; Page C04 Washington Post Staff Writer

Student leaders are urging the University of Maryland to advocate more strongly for an east-west Metro line through campus, saying the administration’s opposition to an aboveground train could hurt the project’s chances of being built.

In an April 25 letter, eight students urged university President C.D. Mote Jr. to “become an outright champion” of the proposed Purple Line, saying the school’s “relative silence on the project is casting an unneeded shadow of uncertainty on the planning process.” Tunneling a train beneath the College Park campus, as administration officials have urged, could make it prohibitively expensive, the students said.

They asked university officials to avoid “mistakes” made with Metro’s Green Line. The College Park station was built almost a mile from the campus of 35,000 students, requiring an inconvenient walk or shuttle bus ride. The letter was copied to 30 federal, state and local political leaders.

“It’s just too early for [administration officials] to prejudge any alternative while the study is still going on,” said senior David Daddio, 22, one of the letter’s writers and co-editor of a blog about development issues in College Park. “Any way we can get this project on campus, they should be happy with it.”

The debate comes as the Maryland Transit Administration conducts a $30 million study of a proposed 14-mile light-rail or bus rapid transit link between Bethesda and New Carrollton, connecting the Maryland spokes of Metro’s Red, Green and Orange lines. It also draws attention to the Prince George’s County portion of the project, which is often overshadowed by questions about whether to build the Montgomery County section between Bethesda and Silver Spring aboveground or below.

Henry Kay, the MTA’s deputy administrator for planning and engineering, said state officials agree that an aboveground line would be more viable. A one-mile tunnel beneath the campus would cost roughly $200 million to $300 million, about 10 times the cost of a one-mile aboveground line, he said.

Kay said university officials have long favored an underground system out of concern for pedestrian safety along busy Campus Drive, the school’s main road, where a transit line probably would run. Although the exact location of a campus station hasn’t been determined, Kay said, it probably would be near the campus center.

“We’re working to convince them it can be built and operated safely,” Kay said. “We’ve seen a lot of examples elsewhere where light rail or buses operate through campuses in a very safe way.”

The university “is a major constituency along the line,” he said. “We’re not going to implement this project over their objections.”

Daddio said the students were responding to a letter that J. Frank Brewer, interim vice president for administrative affairs, sent to state officials in late March, stating that “the university does not see ‘at grade’ [light-rail transit] as an option in the center of our campus.”

University spokesman Millree Williams said Mote has asked state transit officials for a briefing in the next few weeks. He said the university would be willing to consider an aboveground line that did not run through the heart of campus.

“We support the idea of having as many transportation options available for our students as possible,” Williams said. “The big concern for us is that an at-grade system coming through our campus, in the Campus Drive and mall area, would be far too disruptive.”

A Purple Line is estimated to cost between $360 million and $1.6 billion, depending on whether it would be a bus or rail system and how much tunneling would be required. The state study is scheduled to be completed next spring.

The state transportation secretary, John D. Porcari, was a university vice president before being appointed to his position in January. Kay said Porcari has left it to his staff to recommend the transit option that is the most “safe, affordable and works well.”

Posted by M at 20:03:56 | Permalink | No Comments »

Thursday, May 3, 2007

Tax Cuts Weighed to Retain Homeowners

By Nikita Stewart; Washington Post Staff Writer
Thursday, May 3, 2007; B02

The D.C. Council is considering substantial breaks on inheritance and real estate taxes, and the plans could cost the city almost $100 million in revenue over the next four years, officials said yesterday.

Some council members said the proposed cuts are a way to encourage homeowners to stay in the District. But a report scheduled for release today by a think tank concludes that the legislation would most benefit the city’s wealthiest residents and do little for people who don’t own their homes.

“This is a city that is divided by income already,” said Ed Lazere, who wrote the report. Lazere is executive director of the D.C. Fiscal Policy Institute, which analyzes District tax and budget issues.

Under one of two bills, which will be debated tomorrow by the council’s finance and revenue committee, the council would limit real estate tax increases on owner-occupied housing to 5 percent a year starting in fiscal 2008. Currently, the city has a 10 percent cap.

The second measure would extend an estate inheritance tax exemption from $1 million to $3.5 million in 2009. That change is similar to exemptions established by states and the federal government.

Carol Schwartz (R-At Large) is sponsoring the estate tax legislation, with Kwame R. Brown (D-At Large) and David A. Catania (I-At Large) as co-sponsors. Jack Evans (D-Ward 2), chairman of the finance and revenue committee, is the sole sponsor of the cap legislation.

It is not clear whether a majority of the council members will support the bills, but members have reduced the cap twice since fiscal 2004. Members who support the legislation said it is necessary to prevent residents from moving out.

“I actually know people who have established their residency at their second homes in Florida or Delaware to avoid that estate tax,” Schwartz said. “We’re losing out on income and other taxes when they move. . . . Sometimes, it’s a penny-wise and pound-foolish policy.”

Natwar M. Gandhi, the city’s chief financial officer, found that the estate tax legislation would cost the city $38.5 million in revenue from fiscal 2008 through fiscal 2011. And the city would lose $58.9 million from fiscal 2007 to fiscal 2010 with the change in the tax cap, Gandhi said.

The 10 percent cap reduces property tax revenue by $165 million annually, Gandhi said.

Schwartz said she thinks the property tax relief offered by the proposed 5 percent cap is fair. “Those who pay more get more back. Those who pay less get less back, but everybody benefits,” she said.

However, she added that she wants more information about how the loss in revenue would affect city services. She described the impact of the estate tax change as minimal.

Lazere disagreed, saying both bills are tax breaks for the wealthy.

Homeowners in wards 2 and 3, well-to-do areas in Northwest, would receive 52 percent of the tax relief, according to the report. About 6 percent would benefit homeowners in wards 7 and 8, east of the Anacostia River, Lazere’s report says.

The tax reductions would not help the city’s neediest residents, many of whom rent their homes and are strapped by high income taxes, Lazere said.

“A family of four with income of $30,000, for example, pays more in income tax in D.C. than in all but eight states,” the report says.

Evans defended the tax proposals, saying the District has strong rent-control laws that provide relief for lower-income residents.

Rising property tax assessments appear to be the larger problem, he said. “I’d like to do more, but the voices we’re hearing the loudest are those people who own homes,” Evans said.

Although the 10 percent cap is far lower than the 25 percent cap on tax increases in place five years ago, residents say they cannot keep up with their assessments, Evans said. “Just because you live in wards 2 and 3 doesn’t mean you are rich,” he said. “We have a lot of people who are middle-class.”

Posted by M at 16:53:01 | Permalink | No Comments »

Library Repair Could Hit $20 Million

Fenty Moves to Line Up Funding for Quick Recovery From Georgetown Fire

By Susan Levine; Washington Post Staff Writer
Thursday, May 3, 2007; B01

Rebuilding the fire-ravaged Georgetown public library could cost between $15 million and $20 million, a sum that D.C. Mayor Adrian M. Fenty yesterday committed to allocating without delay so that the doors can reopen “as quickly as possible.”

Fenty (D) has drafted emergency legislation to direct all excess revenue in fiscal 2007 and 2008 toward the library and historic Eastern Market, which also was hit by a three-alarm blaze Monday. One city official estimated yesterday that as much as $80 million could be made available.

“It’s important that there not be any gap in the reconstruction” of either site, Fenty declared.

As officials continued to assess damage to the library — taking stock of the branch’s contents as well as to the Georgian-style building — they had good news about the Peabody Collection that documents Georgetown’s past through extensive records, maps, photos, books and clippings.

Perhaps 80 percent of the collection, housed on the library’s east side, suffered far less harm than initially feared. The ceiling there held, and the archives escaped smoke and flames.

“The material is wet but not burned,” Ginnie Cooper, chief librarian for the city, said against the backdrop of a charred and partially collapsed second-floor roofline. “We can deal with wet.”

The mayor, Cooper and other city leaders toured that devastated upper floor yesterday afternoon after recounting the fire department’s response. Inexplicably, the department was not immediately called when flames broke out about noon, and by the time crews arrived, the roof was engulfed and starting to cave in, Chief Dennis L. Rubin said.

Firefighters had other problems once they reached the library, at Wisconsin Avenue and R Street NW. The two closest fire hydrants were not working, forcing them to pull water from two blocks away. Officials later revealed that more than 50 hydrants across the city are not in working order. But firefighter union officials warned there are probably more, because hydrants often aren’t tested until a fire breaks out.

The department has not determined how the fire started but said it is focusing on an accidental cause, possibly electrical. Electrical problems also are suspected in the fire at the Eastern Market, which destroyed 13 businesses inside the landmark on Capitol Hill. Hydrants at that scene were working.

Fenty labeled the hydrant issue a “huge priority” and said the city will work with the D.C. Water and Sewer Authority, the quasi-independent agency responsible for maintaining them. Rep. Thomas M. Davis III (R-Va.) requested a congressional hearing on the matter.

“There is ample reason to be concerned that the problem in Georgetown may not be an isolated one,” Davis wrote to Rep. Henry A. Waxman (D-Calif.), chairman of the House Committee on Oversight and Government Reform. In a subsequent interview, Davis said he wanted to determine whether the District needed federal help in providing regular inspections and maintenance of its 9,300 hydrants.

City leaders dismissed the need for such assistance in unequivocal terms yesterday. Council member Jack Evans (D-Ward 2), who represents Georgetown, tartly urged Congress to attend instead to national concerns. Separately, he and colleague Jim Graham (D-Ward 1) said they would ask for a council review of the hydrants’ condition and WASA operations.

“I see absolutely no value in Congress stepping into our affairs,” Evans said. “It’s an issue we can handle and we will handle, and I do not appreciate the congressman grandstanding at our expense.”

Yesterday’s walk-through by officials provided a stark look at what Georgetown residents lost this week. The westernmost upstairs room, one of two housing the children’s collection, is a sodden, blackened shell open to the sky. Exposed are steel beams, felled and twisted by the intense heat.

Amazingly, despite a sagging, dripping ceiling, some books in the middle room are unscathed. Several young-adult series on shelves against a wall appear ready for checkout. “It could have been a lot worse,” a hard-hatted Fenty said.

Interim arrangements are being made all around. The fire department’s Engine 5 on Dent Place plans to relocate two support trucks to allow for a temporary reading room. Georgetown University has invited the community into its library. Cooper promised to resume children’s programs and station a bookmobile in the neighborhood within weeks.

Some items of the Peabody Collection are beyond repair, including oil paintings that apparently were soaked. “They look like etchings on canvas now,” Cooper said.

The collection will be sent to several locations for repair, including the Smithsonian Institution, which has taken possession of census volumes and other rare books. Much material will head to Texas in a white freezer truck. Once there, the technical division of Belfor Property Restoration will begin a process of thawing, washing, reshaping and ultimately freeze-drying the records and other items.

From Fort Worth, Kirk Lively, Belfor’s director of technical services, explained how water in a document “goes directly from ice to vapor without passing through the liquid phase.” And, in so doing, the document is saved — from mold, from deterioration, from ruin.

Not all of the collection will require major work. Some metal filing cabinets in the Peabody Room protected their contents completely. “In some cases [the material] was dry,” Cooper said before the tour. In others, “sopping wet.”

On the sidewalk outside the library sat dozens of plastic-lined boxes of records, labeled and taped and ready for loading in the 53-foot “Thermo King” truck. By Monday, the truck should be in Texas.

“I am much more optimistic,” Cooper declared.

Staff writers Keith L. Alexander, Allison Klein and David Nakamura contributed to this report.

Posted by M at 16:51:34 | Permalink | No Comments »

Wednesday, May 2, 2007

With Land in Short Supply, Scholar Says Taller Buildings Should Be Permitted

By Paul Schwartzman; Washington Post Staff Writer; Wednesday, May 2, 2007; B01

The pace of development in Washington’s central core is frenetic enough that planners say vacant land is fast becoming an endangered commodity.

In 20 years, according to one analysis, there will be no more parcels on which to build offices, apartments and stores in neighborhoods from Georgetown to Capitol Hill, from Florida Avenue NE to the Southeast waterfront.

Christopher Leinberger, a visiting fellow at the Brookings Institution, says there’s a way to avoid the looming space crunch, an idea tantamount to sacrilege for preservationists and protectors of the District’s historic vistas:

Build higher. As high as the market will bear, he says.

To do so would require the support of Congress, which created the Height Act nearly a century ago to restrict virtually all of Washington’s tallest buildings to a height of 130 feet.

Contrary to popular lore — and many a cabbie-turned- unofficial-tour-guide — Congress did not tailor the law to establish the 555-foot Washington Monument as the city’s tallest structure, or to ensure that the Capitol, at 288 feet, would not be overshadowed. Rather, lawmakers were responding to protests prompted by the rise of the 160-foot Cairo apartment building, on Q Street NW near 16th Street, in 1894.

That same anti-height fervor exists today. Even a proposed seven-story condominium building on Wisconsin Avenue NW — a full 79 feet high — has provoked an ongoing tempest in Friendship Heights .

But Leinberger, who renewed debate over the law after a February talk at the National Building Museum , contends that the height restriction drives up real estate prices and deprives the government of tax revenue.

The principal issue is land supply, he said. If additional land can be found, there might be no need to raise the height limit. If not, he said, D.C. leaders should consider lifting the limit around Metro stations that serve commuters from across the region, such as Dupont Circle, Union Station, Metro Center, the Navy Yard and, yes, Friendship Heights.

Taller buildings, he said, would lower prices and lead more residents and corporations to choose the city over gas-guzzling suburban sprawl. The threat of global warming makes the need to reconsider the height limit even more immediate, he said.

“We have a moral imperative to increase density, to get us out of our cars,” said Leinberger, a developer who has no projects in the District. He also teaches at the University of Michigan and writes about land-use issues.

Civic leaders and preservationists recoil at the thought of lifting the restriction, saying high-rise buildings would spoil a low-lying, Parisian-style city planned more than 200 years ago by Pierre L’Enfant.

Nor are they mollified by suggestions that limits be eliminated only in areas away from downtown, at stops such as the New York Avenue Metro station in Northeast. Or that the regulations be retained in historic areas, such as the corridors along the Mall and along Pennsylvania Avenue between the White House and the Capitol, as Leinberger suggests.

To lift the limit in any one neighborhood, they say, would compromise the entire city.

“It is a planned city. The views and vistas and the public spaces — these are sacred spaces,” said Patti Gallagher, executive director of the National Capital Planning Commission. “I would state emphatically that we have the Height Act to thank for preserving the city’s character.”

Furthermore, Gallagher said, the law has helped push developers into neighborhoods where they might not have gone, such as the Anacostia waterfront and South Capitol Street. “There’s ample opportunity to spread out, and that does not mean going up,” she said.

Privately, some developers, architects and planners grouse that the law imposes constraints that force builders to erect uniformly boxlike buildings with low ceilings. They also say it prevents the kind of population density necessary to draw higher-quality retail.

Yet they are also reluctant to publicly question the law for fear that they will incur the wrath of powerful planners and preservationists.

City officials have broached the subject, although carefully. In 2003, the administration of then-Mayor Anthony A. Williams (D) commissioned a study that concluded that the District could generate an additional $10 billion in tax revenue over 20 years if it raised the height limit to 160 feet.

But Williams’s advisers, already pushing an ambitious development agenda that included a new baseball stadium, did not publicize the results. “It’s a hot-button issue in the District, and you have to choose your battles,” said Eric Price, then the deputy mayor for economic development and now working for builder James Abdo.

Nevertheless, the pace of building in the city could make reconsideration of the limit unavoidable. In an analysis completed last year, the Downtown DC Business Improvement District, a not-for-profit organization that promotes revitalization, estimated that 50 million to 60 million square feet remain available under current zoning regulations in the central portion of the city. The area includes downtown, the West End, Foggy Bottom, the Mount Vernon Triangle, the area north of Union Station, Federal Triangle and the Southeast and Southwest waterfronts.

If development continues at an annual rate of 3 million to 3.5 million square feet, as it has for the past five years, the remaining land would be occupied by 2027, if not sooner, the BID estimates. Although that projection is not universally embraced — the NCPC is among the dissenters — Richard Bradley, the BID’s executive director, said there is general agreement among planners that the city is facing the prospect of a critical land shortage.

“If you look at that pattern, at some point we run out of space,” he said. As that moment approaches, he predicted, attention will turn to the Height Act, and “it will be a very big issue.”

The first proponent of regulating building heights in the District was George Washington, who decreed in 1791 that “the wall of no house be higher than forty feet to the roof.” Washington also stipulated that no house on the avenues would be shorter than 35 feet to ensure that buildings were grand, according to David Maloney, the District’s deputy state historic preservation officer.

Those regulations stood largely unchanged until 1894, when the Cairo, on a street lined with rowhouses, exceeded by 40 feet the tallest building at the time, the 120-foot Washington Loan and Trust on Ninth Street NW. “There was a public outcry, people complaining, though it was very civilized — this was Washington, after all,” Maloney said.

The Cairo prompted the District and eventually Congress to issue a series of regulations, culminating in the 1910 law: No building could be more than 20 feet taller than the distance between buildings across a street or avenue. On some parts of Pennsylvania Avenue, it allowed for 160-foot-high buildings. Although occasional challenges have cropped up, the law has remained intact, even as towers grew across the Potomac River in Rosslyn.

Philadelphia had a similarly sweeping, albeit informal, restriction that barred buildings from rising above the hat of the William Penn statue atop City Hall, 548 feet high. In the mid-1980s, a developer persuaded city leaders to allow a 60-story tower, which led to waves of additional skyscrapers.

Witold Rybczynski, an architecture critic who teaches at the University of Pennsylvania’s Wharton School, said Philadelphia’s new skyline took away what distinguished it from other cities, a fate that could befall Washington if its limits were changed.

“It would be a shame if Washington became like everywhere else,” he said. “It seems to me that we could have one city that was very different.”

The chances of overturning Washington’s law appear slim, at least for the time being. It would require support not only from D.C. leaders but also from members of Congress, who have expressed opposition to raising the limit in the past. “I don’t see this changing anytime soon,” Gallagher said.

Leinberger, a Philadelphia native who lives in Dupont Circle, says he will leave the politics to others. His primary concern, he said, is presenting ideas for how the District can maximize its potential as an alternative to suburbia.

Standing at Dupont Circle one morning, he gazed at the vista of low-lying modern buildings and said they could each be significantly higher without compromising the area’s architectural beauty.

How high?

No limit, he said, adding that the market should dictate. The prospect of lost sunlight did not bother him.

“There are trade-offs,” he said. “The decision might be made to maintain the limit, but people should know the costs.”

Posted by M at 20:16:26 | Permalink | No Comments »