Author: chogan@directresearch.com

Et tu, Merchant’s? Revised 7/26/2018 to walk back a previous version

As I was walking down Maple yesterday evening (7/24/2018), I did a double-take at the former Merchant’s Tire and Auto building (Maple between Lawyers and Center).  I hadn’t realized they had vacated that.  But the Merchant’s website no longer lists the Vienna location. Continue reading Et tu, Merchant’s? Revised 7/26/2018 to walk back a previous version

Walkability, updated 7/19/2018

Updated 7/24/2018 to add reference to Town of Vienna 2016 Community Survey.

One of the arguments that the Town makes regarding MAC zoning is that it will make Maple Avenue more “walkable”.  I find that puzzling, as I walk on Maple all the time.  On this page, I want to take the “walkability” issue apart and analyze what I think the Town means by that.  My conclusion is that the “walkability” they are aiming for will not reduce car traffic on Maple.

First, 81 percent of Vienna residents are satisfied or very satisfied with the “Safety/ease of walking in Town of Vienna”, according to the Town’s 2016 Community Survey.  That certainly matches my impression:  Once on Maple, there are no barriers to walking anywhere on Maple. Continue reading Walkability, updated 7/19/2018

Traffic noise and air pollution adjacent to Maple Avenue, updated 7/28/2018

Anyone who has walked along Maple during rush hour knows that the traffic generates significant noise.   This page answers the question, just how noisy is it?

This is an important question for two reasons.  First, the only “public open space” that the Town appears to be getting is small paved areas directly adjacent to Maple Avenue, and the MAC zoning rules appear to enforce that.  The Town expects people to enjoy the space directly adjacent to the road.  Second, the Town promotes MAC as a way to make Vienna more “walkable“, by which I think they mean that they expect people living on Maple to walk to destinations on Maple.   For that as well, high noise levels will be a significant disincentive to walk to Maple Avenue destinations. Continue reading Traffic noise and air pollution adjacent to Maple Avenue, updated 7/28/2018

Maple and Center, updated 8/16/2018

 

Second update 8/16/2018:  Looks like we may have two different assisted living facilities in the works.  Kensington assisted living was canvassing houses north of Maple Avenue yesterday, regarding a proposed assisted living facility where the BBT bank is now (415 Maple West).   The BBT lot has long struck me as a likely victim under MAC zoning:  almost an acre, relatively little business, and another BBT at the other end of town (440 Maple East).   So it appears that this is now in process to become yet another large MAC building. Continue reading Maple and Center, updated 8/16/2018

July 30 Planning Commission Meeting, updated 7-24-2018

Updated 7/24/2018 to reflect new information posted on the Town website.

Despite the huge crowd and uniform public opposition to the 444 Maple West/Tequila Grande proposal at the July 9 2018 Town Council meeting, my guess is that the Town Council still intends to allow 444 Maple West to be developed pretty much as the builder proposed: Footprint bigger than a football field, more than 60′ tall, 160 apartments, no affordable housing, and essentially no usable open space.  Basically the complete opposite of everything the “Maple Avenue Vision” called for, and unlike anything that currently exists on Maple in Vienna.

That decision will be made at the August 20 Town Council meeting.

In the meantime, on Monday July 30, at 8 PM, in Town Hall, the Vienna Planning Commission will consider amendments to the MAC law.  These likely WILL NOT AFFECT the 444 Maple West/Tequila Grande proposal, but they WILL affect all future MAC development.   The meeting notice and agenda are here on the Town of Vienna website.
 Continue reading July 30 Planning Commission Meeting, updated 7-24-2018

Why dwelling units per acre is not a good way to limit apartment buildings

I realize that zoning laws traditionally limit density based on the count of dwelling units per acre.  But treating all dwelling units alike strikes me as a wrong-headed way to go about this, for the simple reason that smaller dwelling units will typically have fewer people living there. Continue reading Why dwelling units per acre is not a good way to limit apartment buildings