I think this is now the single most visually-obstructed entrance onto Maple Avenue, by a slight margin. I’ll present details on that below. All things considered, I think the Town ought to consider adding a few safety measures proactively. Detail follows.
Note: My original posting exaggerated the difference between the Chick-fil-A exit and another visually obstructed entrance on Maple. This post is more nearly correct, based on more careful measurement.
Regarding Post #421, yes, those are transformers. They sit 9′ from the Maple Avenue curb, and the shorter one is a bit over 5′ tall.
They look like this:
They were marked on the plans (T is for transformer pad), and in fact, they were just about the first thing installed on the site, per Google Street View.
So this isn’t anything new, in the sense that anybody could have known about it if they had been sufficiently interested.
And this doesn’t bother me any. I don’t eat at Chick-fil-A, I don’t wash my car, my kids won’t walk past that going to and from school, and in general I have no reason to walk that sidewalk.
And we have plenty of ugly utility boxes near the existing sidewalks. Most are far smaller than these. I believe all the traffic lights have such boxes. Here are two in front of Tequila Grande.
I’m just surprised, for several reasons.
The first is the whole beautiful-broad-sidewalks schtick that Town staff use to promote MAC zoning. I don’t recall seeing even one hulking 5′ tall transformer featured in any of the Town’s pictures of beautiful urban scenes with broad pedestrian zones. So this doesn’t seem to fit in with the game plan.
Two, obviously, the Town isn’t planning to continue that broad sidewalk, at this location, if the other properties on the block redevelop. The Town’s whole “walkability” thing has always struck me as kind of illogical and irrational. So I guess it makes sense that nobody could be bothered to see that the new broad “pedestrian” zone could be extended at some future date. As I said in the last post, our grandchildren will walk around these transformers.
Three, while we do have some ugly old electrical utility boxes on Maple, I’m frankly surprised that a Town that seems so prissy about how MAC looks would put in some ugly brand-new utility boxes. And great big ones, to boot.
Fourth, I’d have thought something like this would have been nixed purely from the pedestrian/bicyclist safety aspect due to the lack of sight lines. It’s a solid metal wall, 5′ tall, 9′ from the Maple curb, located maybe 2′ from the edge of the driveway where cars will exit the Chick-fil-A drive-through. Drivers in full-size SUVs will plausibly be able to see over it, but drivers in sedans definitely will not. Sedans will be well across the sidewalk before a driver would be able to see (e.g.) an oncoming bicyclist on the sidewalk.
So to me, it looks like drivers will have almost no time to react to (e.g.) a bicyclist heading down the sidewalk toward McDonalds. I guess we will just have to rely on the cautious and courteous driving style for which Northern Virginia is so deservedly famous.
After using Google Street View, I don’t see another situation quite like this in Vienna. The worst, I think, is the driveway next to the Vienna Mattress Firm (end of the row of shops attached to Panera). But that sits 11′ from the road, and cars typically have four or five feet between the car and the wall of the building.
In summary, for a range of reasons, I did not expect to see the MAC streetscape in front of the Chick-fil-a-car-wash terminated by a couple of hulking transformers. That wasn’t on the picture the Town (still) uses on its own website. It’s not how the Town presents the beautiful MAC streetscape. It bars any smooth continuation of that broad streetscape if the adjacent property redevelops. And it looks like it creates a pedestrian/bicyclist hazard in our “pedestrian friendly” MAC zone.
But whatever. It’s now a fixture in the Town of Vienna. Those big green boxes are electrical equipment, and they are there to stay.
Here’s one for the “why do I have to be the one to point this out” category. Remember MAC zoning’s promise of broad sidewalks, and a vibrant pedestrian walkable blah blah blah? Big selling point for MAC, right? Continue reading Post #421: Walk around them, our grandchildren shall.
The middle picture is the developer’s view, as provided to the town. The other two are pictures taken today, with a 35 mm “normal” lens. They should approximate how this would look, to the eye, if you were standing where the camera had been (eye level, in the median strip). (And I have to remind you, the setback pictured above is substantially more spacious than the current MAC 20′ requirement for Maple setbacks, and 15′ for other roads.)
In fact, the middle picture is the view that the Town shows on its development map, for this project. As shown in the screen shot below.
To me, that plaza certain appears a lot more spacious in the developer’s 3-D rendering than it does in reality. It’s almost as if the developers used tricks of perspective to make that plaza appear far more spacious than it actually is. And that’s exactly what they did. It’s what developers routinely do. In fact, Councilman Noble called out a different developer for doing exactly that, and wants to write standards into the MAC statute to prevent them from doing that in the future.
I will point out that there is, in fact, nothing technically wrong with the middle picture. For example, both depicted vehicles are small, but not impossibly small. Best I can tell, the blue car as depicted is 14′ bumper-to-bumper, or 2′ shorter than a Prius. The blue car is tiny by modern standards, but it’s not flatly impossible.
The people are harder to judge, which brings us to what’s going on. The problem is how your brain perceives the image, due to the perspective. The people are also plausibly 5-ish feet tall, but they are foreshortened due to the perspective. By eye, the “camera” for the developer’s rendering would have been located about 70 feet above the Shell station across the street. That “camera” angle reduces the apparent height, but exaggerates breadth, in the picture, compared to what you are used to seeing at ground level. Hence, your brain perceives the plaza as spacious, relative to the people. But in fact, the images of the people are shortened, relative to the breadth of the plaza, in this perspective.
My point here is mostly that pictures can be manipulated. Which is why, in my opinion, the Town should not base its next survey on pictures.
Note that manipulating your perception with a picture does not require outright fraud. E.g., In the developer’s 3-D rendering above, the car was tiny, but not impossibly so. I believe that all the dimensions (plaza, road, building) are correct. Instead, just by choice of choice of perspective, surroundings, color, and (lack of) detail, you can make one scene appealing, and another less so.
Beyond the trick of perspective, look at that perfect blue sky, the empty road, the lack of trash, lack of clutter, and that perfect green landscaping. No crabgrass there, that’s for sure. It’s not real. It’s better than real.
You think of pictures as being some form of hard evidence. But what you actually perceive, when you see a picture, depends to a degree on what your brain expects to see. You normally see people at eye level, not from 70′ above and across the street. Based on that, you (mis-)perceive the plaza as spacious. Separately, actual buildings and plantings show wear and tear, dirt and disarray, so you perceive the 3D rendered building as being beautiful in its lack of mundane imperfections.
These things happen way below the level of logic and reason. You can tell yourself all day that it’s a trick, and that it won’t really look like that. Meanwhile, your brain is telling you what a nice place that is. And that’s how the Town has to make its decisions. But we get to live with the reality of it.
EXTRA FOR EXPERTS: Take a hard look at the far left edge of the Town’s depiction of this building. It plays a feature role in my next, very short posting.
My wife brought this article to my attention, published yesterday by the organization Greater Greater Washington:
I strolled around Tysons with a walkability researcher. Here’s what he had to say. Continue reading Post #419: Tyson’s walkability assessment
Post #413 is the overview of what went on. Post #415 is my rant about how not to do a survey. Both of those were pretty well-documented.
This post, by contrast, is just a set of opinions. These are mostly observations that I made, or that others who attended that meeting made, and passed along to me.
And the corollary is, somebody needs to step up and keep this process organized. Hint: It’s not going to be done by Town staff.
Town Council meetings, in general, strike me as lacking in organization. It may or may not be obvious when you attend or watch a meeting. But when you (effectively) transcribe the meetings, as I do when I generate an “index” to match my audio files, it really stands out. For any significant issue, the discussion just wanders. Any one issue will be discussed half-a-dozen different times in a meeting — typically with no clear summary or wrap-up or conclusion. Time isn’t budgeted in any meaningful way, and a disproportionate share of time is spent on the minutia of an item.
I’ve said that before, most recently in a writeup on time management (Post #388). And I acknowledge that this must be a long-standing problem, given that Town Council was struggling with long meeting times back in 1969.
Source: Town of Vienna newsletter, February 1969, available from this archive of old town newsletters on this Town of Vienna webpage.
Weirdly, one thing that other local governments routinely do to streamline their meetings appears to be infeasible for Vienna. That’s Councilman Majdi’s suggestion to use a consent agenda (Post #404) to get minor, non-controversial items out of the way. I literally couldn’t find a local government that doesn’t use that approach (other than Vienna). Based on that, I would guess that something as radical as putting estimated times for agenda item would be beyond the pale. (Fairfax County does that, but none of the smaller local jurisdictions (Herndon, Falls Church, Fairfax City) does.)
But this last work session really brought the lack of organization to the forefront. Months back, when the Town Council et al. first started discussions of re-doing MAC, I despaired of the Town ever being able to get through it (Post #325). With every additional meeting, I continue to despair. These meetings just end up all over the place.
Here’s my summary of the structure of the 10/9/2019 Town Council work session on revising commercial zoning (including MAC) in Vienna.
The upshot is that they just sort of stumbled through it. And only at the end of the day did they realize they had not one, but two major steps to take before they got down into the details of editing the 100 pages of Town statute. But I will say that they at least, at the end, came away with two action items: Create a list of things to discussion, and do a proper (random-sample) survey of Vienna residents about those items.
I mean, by the end of it, I think they got the process right. They really do have to reach agreement on (e.g.) how big the buildings will be, and so on, before they can get into the details of rewriting the statute. And they probably ought to get some clean feedback from Vienna citizens. And (not mentioned above), the idea of getting some handle on the economics of redevelopment was a good one.
By the end, it was evident to many observers — not just me — that nobody was running the show. I’ve now had two people, at two different times, give me their own versions of this same observation. The meeting was not quite a random walk. It did eventually get to some sort of conclusion. But my gosh, if this is the pace of progress, it’s going to be years, if ever, before this gets done.
This meeting was the easy part. They didn’t have to try to reach consensus about anything other than what the next steps should be. When they start in on the actual details of the law, I can’t imagine how this laissez-faire approach can possibly work.
Maybe the Town needs to have a paid, disinterested consultant come in and run this process for them. Literally hire someone to run these work sessions. Not an expert in zoning, but an expert in running meetings with an eye toward reaching consensus on controversial topics. These meetings aren’t going to run themselves. But right now, that seems to be the plan.
Finally, I can tell you what I don’t want to see. I don’t want to see this go “underground”, and have the details worked out with another steering committee, ad-hoc committee, or other small, selected group of individuals. I just perceive too much potential for mischief. As I now understand it, the original MAC was presented to Town Council for a yes/no vote. Town Council, as a whole, did not have the option to modify the law as it was presented to them. However difficult it may be for Town Council to proceed in the current fashion, I don’t think they want to go back to the methods used for the original MAC development.
There are two basic, simple, and purely technical points that Town Council keeps walking around, rather than addressing.
The existing open-space requirement and the proposed “gathering space” requirement double-count spaces that already have to be kept open, by law. And, as a result, you can end up with no additional open space, beyond that which was already required.
For example, as currently written, MAC buildings must be set back at least 20′ from the Maple Avenue curb. All of that setback that is not literally in the Town’s right-of-way counts in the open/gathering space calculation. Even though the builder has absolutely no choice but to provide that 20′, by statute. In addition, any sort of walkway that is needed merely to service the building, counts as open space. But the builders would have to provide a way for people to get in and out of the building, in any case.
This is what led me to point out how ineffective the existing “open space” requirement was. In the case of 444 Maple West, it did virtually nothing. The “open space” requirement didn’t result in any additional open space — it merely counted a bunch of spaces that would have had to be open, either by law, or simply to allow the building to be used. Like this, from the post cited just above, on the then-current version of 444 Maple West.
Currently, our wily Department of Planning and Zoning has taken to evaluating existing MAC buildings and proposals against a new version of this, deemed “gathering space”. These new evaluations seem to show that this new “gathering space” rule would be effective. But that’s a trick, and nobody who has worked with legislation should be fooled by it. You are looking at buildings that had been built to satisfy the existing (“open space”) law. If the alternative (“gathering space”) law had been in effect, those buildings would have been built to satisfy the new law. Evaluating buildings structured to satisfy one law, by looking at them through the lens of a different law, shows nothing. My point is that these comparisons explicitly do not show that the “gathering space” rule would create additional open space. All they show is that building structured to satisfy one open-space rule would have had to have been restructured if they were to satisfy a different open-space rule.
Upshot #1: If you want a rule that creates additional open space, beyond that already required by law, then you need to write a rule that explicitly calls for additional open space. You have to eliminate the double-counting.
Contiguous just means that all the parts of the area touch one another. So, for example, the existing sidewalk around the Tequila Grande site is contiguous. The sidewalk and mowing strip together are quite narrow at this intersection (only about 8′ wide), but those account for about 5500 square feet of contiguous open space.
“CONTIGUOUS”
You couldn’t hold a meeting on that sidewalk — it’s worthless as a gathering space. But it’s 5500 square feet of contiguous open space.
I think what the Town would actually like to see is what I term “compact” space. (But I made that up. There is no simple English word for “not stretched thin”.) I think that’s what the Town was after, in the “parks and plazas” phrase in the MAC statement of purpose and intent. Here’s the same 5500 square feet, but as “compact” space, in the sense of not stretched thin.
“COMPACT”
That space is about 75′ on a side (to within my drawing error). It is exactly as if you took all of that sidewalk/utility strip space, folded it up, and made something useful out of it. At that point, you do have some sort of “gathering space”. (Although, as I continue to state, it would not be very pleasant due to the noise.)
Upshot #2: If you want something like the picture above, to be “parks and plazas”, you’re going to have to write it into the law. Something like, x% of the open space will consist of a single area where the longest dimension is no more than N times the shortest dimension. You’re going to have to rule out “open space” that consists of nothing but (contiguous) long, skinny space, like a sidewalk.
At this meeting, Town staff put up several options for restricting additional MAC buildings to the core of the Town. They presented two maps, but the Town Council asked them to sketch out a third map, on the fly. That third map was all the existing MAC lots that do not adjoin residential property. As it turns out, that looked to be just two blocks or so, of the oldest section of the Vienna downtown.
Please don’t let that third map be forgotten. If necessary, I can re-play that portion of the meeting, and sketch it in. But I think that the idea of a central business district is fairly classic, and I would hate to lose sight of the idea that some small part of the Vienna downtown could be rebuilt without directly abutting the surrounding neighborhoods.
I could keep going, but I’ve probably hit the TLDR point for most readers. Let me stop with just these three points.
This is an update of Post #406, a community meeting to introduce the new owner and developer of 380 Maple Avenue West.
Courtesy of Vienna Citizens for Responsible Development, we now know that the meeting will be Tuesday October 29, 7:30 PM at the Vienna Community Center, Northside room.
Based on the current owner’s statement at a recent Town Council meeting, the building is probably going to be an assisted living facility.
Beyond that there are only rumors, but the rumor that makes the most sense to me is that it will be Sunrise Assisted Living. That would presumably result in Sunrise withdrawing its $30M lawsuit against the Town of Vienna (Post #342). It might plausibly account for the recent postponement of the initial hearing (Post #405). But, to be completely clear, that’s rumor.
My guess is that the building will have to be changed enough, to be used as an assisted-living facility, that this is going to have to go back through all of the Town’s various processes — BZA, BAR, PC, TC. So, you’ll likely have plenty of other opportunities to hear about what they are going to do.
The picture at the top of this posting illustrates another odd twist to this deal, beyond the lawsuit. Sunrise’s local rival, Kensington assisted living, had already expressed an interest in building at the site of the former BB&T bank, which is more-or-less directly across the street from 380 Maple West. They had, for example, surveyed residents of the adjacent neighborhood and had asked Town Council to vacate an alleyway right-of-way at the back of that lot.
It’s not clear that they will be able to pursue that, given the possible changes in MAC zoning. But if they can, and still want to, that would lead to the oddity of these competing assisted living facilities being almost directly across the street from one another. Alternatively, with Sunrise taking over the 380 Maple West property, this might preclude Kensington from using that site. (For exactly that reason — it would look odd to have two assisted living facilities facing off across Maple Avenue.)
A final and disturbing oddity of this particular street corner is that a restaurant that has long been a fixture of Vienna appears to be deeply in arrears on its property taxes. That may put yet another large lot into play for redevelopment in my neighborhood.
All of that pretty much mangles up any idea of Vienna having a center of town, or a central business district. And, along with the new Wawa, brings yet more traffic and bustle to my neighborhood.
This was my college-age daughter’s summary judgement about the potential for public transit in Vienna.
I had to look it up.
Bougie (also spelled bourgie), pronounced BOO-zhee, is a slang shortening of “bourgeoisie”. The Urban Dictionary offers several definitions. I’ll stick with “upper middle class” for this posting, although it typically has a more negative connotation when used.
Unprompted, she went on to say “They’d ride a trolley, but they’d never ride a bus.” Which left me scratching my head a bit, as, mechanically, a trolley is literally the same vehicle as a bus. It’s just a cute, somewhat dysfunctional bus.
My daughter grew up in modern Vienna, so she has a more intuitive grasp of the culture of Vienna than I do. But I was a little taken aback because she didn’t even have to think about it. I described a couple of my recent posts (i.e., microtransit).
And the response was: Eye roll, followed by two short declarative sentences.
So, just to finish up:
First, maybe the cultural barriers are so strong that no local bus system will be viable in Vienna. Duly noted, the existing Fairfax Connector buses are a delight (Post #225), but largely empty.
I’ve been thinking about this as an economist. But maybe we need an anthropologist. One can plausibly dismiss low Vienna ridership of the Connector buses to lack of convenience. (What economists would term the “time cost” of use.) But would more convenient public transport would lead to greater ridership? Not if the true barrier is cultural. If Vienna is too bougie for a bus, you can make public transit as convenient as you want, make it free, heck, make it pay you to ride it (Post #414). And it will still fail.
Second, this dovetails with what I’ve called the Mcleanification of Vienna (Post #308). When I moved here in 1993, much of southwest Vienna was “workers’ housing”, for want of a better term. My immediate neighbors were, by profession: Nurse, retired military, tile setter, school teacher, insurance salesman. But with the tear-down boom, the price of admission to Vienna has gone up. People with those professions may still live here, but it’s a fair bet that they would not be able to move here, given that the median new-house sales price looks to be somewhere around $1.5M. For sure, I would not have been able to move here, given the (inflation-adjusted level of) my salary at the time.
As with any stereotype, I don’t mean that this applies across-the-board. I don’t mean to say that every new home buyer in Vienna is “bougie”. But I would say that it’s a fair bet that with the current high price of admission, Vienna is probably shifting in a “bougie-er” direction.
That certainly seemed apparent in the last election. Typically — though not universally — the bigger the new house, the less likely you were to get traction on the MAC issue.
Third, and looking inward, maybe I don’t quite get the drive for Maple Avenue redevelopment because I’m insufficiently bougie. I grew up in a culture where (e.g.) people were prideful about how many miles they had on their car, not how new it was. And maybe I find the Vienna downtown to be OK as-is because of that. But that puts me out-of-step with some portion of Vienna, and as the Mcleanification continues, that probably puts me out-of-step with an increasingly large portion of Vienna.
Finally, if that analysis is correct, then we should neither build a downtown that displeases the current majority, nor lock in a downtown that will displease a future, bougie-er majority. Which argues for one of two types of strategy, if, in fact, the Town is becoming increasing bougie under the relentless pressure of high new home prices.
One, it argues for proceeding slowly, so that more of the open (that is, under-developed) space on Maple is preserved for the next generation to deal with. You don’t want to set off a land rush, and lock in the preferences of the current generation of residents, if there is a reasonable expectation that this will not be viewed as optimal by future generations. You don’t want your successors, in Vienna, to look at MAC buildings, shake their heads, and say “what were they thinking”.
Second, it argues for something we have never seen here in Vienna (or possibly elsewhere), an explicit phase-in of redevelopment strategy. It sounds kind of fringe, but maybe the right thing to say is, for the first generation of MAC, the limit is three floors. For the second generation, the limit is four. And for the third generation, the limit is negotiable. Where, just to pull something out of a hat, each generation might last a biblical seven years. Or, alternatively, where each successive Town Council would have to vote in the next phase of MAC, based on their perception of average voter sentiment. At some not-to-exceed pace. That is, create a phased-in set of increasing opportunities for redevelopment.
You wouldn’t do something like that without a lot of forethought, because a strategy like that could easily prove to be destructive. It could (e.g.) retard redevelopment as land owners held out for the more lucrative future development rights. (Which may be happening now, with MAC, for all we know.) But based on the wake-up call that I got from my daughter yesterday, maybe this is the best way to reconcile the preferences of the existing and projected future Vienna populations.
The Town would like to survey Vienna residents to get their opinion about key aspects of Maple Avenue development. See the relevant section of Post #413 for the writeup of that. I applaud the fact that the Town is going to do such a survey.
But the Town is just asking for trouble in how they have chosen to go about that. It’s a real drag to have to say that. But what I’m going to say here needs to be said, by somebody. Even though people are not going to like it, and I will be accused of being a mean person for saying it.
Well, tough.
At the last Town Council meeting, Councilman Majdi asked Town staff to look for grant money to fund startup of a microtransit system in Vienna.
In Post #407, I did my best to explain what microtransit is. But my discussion missed an important piece of the puzzle. As Councilman Majdi sees it, Vienna microtransit would be closely tied to Vienna-based businesses. It’s as much a way to feed customers to Vienna businesses as it is a way to get cars off the road.
That’s a sufficiently different idea that I thought I might update my prior posting. Here goes.
Continue reading Post #414: Vienna Retail-Oriented Omnibus Microtransit
