The Virginia House Transportation Committee voted Tuesday to send a bill requiring further study of a new Potomac River crossing to the House Appropriations Committee. Bill HB-1244 would require the Virginia Department of Transportation to review the results of an ongoing demand study for a new bridge. The study area is between existing crossings at Point of Rocks (US 15) and the Harry Nice Bridge (US 301). A new crossing would be constructed within that area.
Historically, new Potomac River bridges had been planned at several locations. Most notable were those to connect the unbuilt Rockville Freeway to the Fairfax County Parkway at Riverbend Park, and the unbuilt Outer Beltway (I-370 extension) to VA 28. Other bridges were considered at Arizona Avenue in the District, and in relation to the George Washington Parkway. Failure to build some - or all - of these crossings is a major factor in today's congestion on the American Legion Bridge in Bethesda, and on I-495 and I-270. A recent Metropolitan Washington Council of Governments study concluded that about a quarter of all traffic on the American Legion Bridge is heading to or from the Dulles area.
If the study shows a need for a new crossing (duh!), the bill requires VDOT to furnish recommendations for specific crossing sites to the Virginia General Assembly, and VA Secretary of Transportation, by December 1, 2015.
HB-1244 is co-sponsored by Del. Thomas Davis Rust and J. Randall Minchew. There is some urgency regarding the bill, as the House Appropriations Committee has only three meetings scheduled before all non-budget House bills must be finished.
A new crossing has been endorsed by U.S. Sen. Mark Warner (D-Virginia).
Showing posts with label Rockville Freeway. Show all posts
Showing posts with label Rockville Freeway. Show all posts
Wednesday, February 5, 2014
Tuesday, December 17, 2013
ABANDON ASPEN HILL ROAD EXTENDED? HOLD ON A MINUTE...
The Montgomery County Planning Board will take up a landowner's request to have the county abandon its right-of-way through the Halpine View apartment complex, originally planned as an extension of Aspen Hill Road from Veirs Mill Road to Twinbrook Parkway, this Thursday afternoon.
A perfunctory planning staff report is recommending the board vote to abandon the right-of-way, citing the North Bethesda-Garrett Park master plan recommendation to do so.
The ramifications of the abandonment are far more complicated than the staff report would suggest, however.
First, and foremost, the main driver of the abandonment is neither sound transportation policy, nor concern for the environment (an Aspen Hill Road extension would cross Rock Creek). Rather, it is to promote and facilitate urban redevelopment of the Halpine View garden apartment complex. Halpine View is one of a dwindling number of affordable and spacious housing developments in the county. Its design, much like Privacy World in Glenmont, emphasizes a suburban scale setting, and well-maintained trees and green space. Certainly, the buildings are aging. But to preserve existing affordable units, renovation would be far better than turning the site into another "town center" for rich people. Current rents at Halpine View range from $1000-$1600 a month, and only about two blocks from the Twinbrook Metro station. This makes the complex a valuable one for working families in Montgomery County.
But much like Privacy World and other models for suburban, multi-family housing development, Halpine View is now sought after by developers for dense, urban-style development. Such "town center" density is entirely inappropriate at this location, literally across the street from single family homes in Twinbrook and Aspen Hill. Furthermore, the lure of redevelopment - dangled by developer-beholden council members for decades in front of landowners in Wheaton, Glenmont, Aspen Hill, Rockville, Bethesda, Long Branch, etc., has discouraged routine renovations and maintenance at some properties. After all, why spend money to upgrade your building(s) if you think you're going to be tearing them down in a few years? Remember that when supporters of redevelopment try to convince you that this or that shopping center or apartment complex is "shabby," or obsolete for "the modern amenities young professionals demand today." Any such amenities can be added to any building.
Rather than giving massive tax giveaways to developers, the county would be better off using those funds to assist property owners - as necessary - to finance such renovations and improvements. That would be a far better use of $72 million than just giving it away to White Flint developers, as the county council did a few years ago.
Beyond the crisis of affordable housing we continue to experience in Montgomery County, Aspen Hill Road extended is a potentially vital transportation facility. Current county leaders have no intention of completing the Rockville Freeway/Rockville Facility (a.k.a. Montrose Parkway, in part) all the way from Falls Road to the Intercounty Connector. Therefore, lateral traffic movement remains severely constrained in the county.
Should the Rockville Facility never be extended to Connecticut Avenue, Randolph Road and other local roads remain the only routes between White Flint and Aspen Hill. In that case, Aspen Hill Road Extended would be an important transportation facility.
There is also great potential for inappropriate use of "rapid transit" to upzone retail centers in Aspen Hill to high-density urbanization. Again, Aspen Hill Road Extended would certainly be a necessity under those circumstances.
Finally, a potentially high-traffic redevelopment is going to occur at the intersection of Aspen Hill Road and Connecticut Avenue - as a Walmart, or otherwise. Yet again, Aspen Hill Road would be a major route for patrons of that site.
In conclusion, there is no immediate need to abandon Aspen Hill Road Extended, other than private profit by a developer. The Planning Board should table this request indefinitely.
Retaining the Aspen Hill Road Extended right-of-way is in the best interests of the public, public safety, transportation needs, and vital to maintaining existing affordable housing units.
A perfunctory planning staff report is recommending the board vote to abandon the right-of-way, citing the North Bethesda-Garrett Park master plan recommendation to do so.
The ramifications of the abandonment are far more complicated than the staff report would suggest, however.
First, and foremost, the main driver of the abandonment is neither sound transportation policy, nor concern for the environment (an Aspen Hill Road extension would cross Rock Creek). Rather, it is to promote and facilitate urban redevelopment of the Halpine View garden apartment complex. Halpine View is one of a dwindling number of affordable and spacious housing developments in the county. Its design, much like Privacy World in Glenmont, emphasizes a suburban scale setting, and well-maintained trees and green space. Certainly, the buildings are aging. But to preserve existing affordable units, renovation would be far better than turning the site into another "town center" for rich people. Current rents at Halpine View range from $1000-$1600 a month, and only about two blocks from the Twinbrook Metro station. This makes the complex a valuable one for working families in Montgomery County.
But much like Privacy World and other models for suburban, multi-family housing development, Halpine View is now sought after by developers for dense, urban-style development. Such "town center" density is entirely inappropriate at this location, literally across the street from single family homes in Twinbrook and Aspen Hill. Furthermore, the lure of redevelopment - dangled by developer-beholden council members for decades in front of landowners in Wheaton, Glenmont, Aspen Hill, Rockville, Bethesda, Long Branch, etc., has discouraged routine renovations and maintenance at some properties. After all, why spend money to upgrade your building(s) if you think you're going to be tearing them down in a few years? Remember that when supporters of redevelopment try to convince you that this or that shopping center or apartment complex is "shabby," or obsolete for "the modern amenities young professionals demand today." Any such amenities can be added to any building.
Rather than giving massive tax giveaways to developers, the county would be better off using those funds to assist property owners - as necessary - to finance such renovations and improvements. That would be a far better use of $72 million than just giving it away to White Flint developers, as the county council did a few years ago.
Beyond the crisis of affordable housing we continue to experience in Montgomery County, Aspen Hill Road extended is a potentially vital transportation facility. Current county leaders have no intention of completing the Rockville Freeway/Rockville Facility (a.k.a. Montrose Parkway, in part) all the way from Falls Road to the Intercounty Connector. Therefore, lateral traffic movement remains severely constrained in the county.
Should the Rockville Facility never be extended to Connecticut Avenue, Randolph Road and other local roads remain the only routes between White Flint and Aspen Hill. In that case, Aspen Hill Road Extended would be an important transportation facility.
There is also great potential for inappropriate use of "rapid transit" to upzone retail centers in Aspen Hill to high-density urbanization. Again, Aspen Hill Road Extended would certainly be a necessity under those circumstances.
Finally, a potentially high-traffic redevelopment is going to occur at the intersection of Aspen Hill Road and Connecticut Avenue - as a Walmart, or otherwise. Yet again, Aspen Hill Road would be a major route for patrons of that site.
In conclusion, there is no immediate need to abandon Aspen Hill Road Extended, other than private profit by a developer. The Planning Board should table this request indefinitely.
Retaining the Aspen Hill Road Extended right-of-way is in the best interests of the public, public safety, transportation needs, and vital to maintaining existing affordable housing units.
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