WASHINGTON (October 24, 2002) - A jury formed by the Smart Growth Alliance has recognized three development proposals as contributing land use, transportation and environmental advantages to the Washington region.
The Smart Growth Alliance is a coalition of five regional organizations: the Chesapeake Bay Foundation, Coalition for Smarter Growth, Greater Washington Board of Trade, Metropolitan Washington Builders Council and ULI Washington (a district council of the Urban Land Institute). These organizations, some of which have held opposing views on growth issues, formed the alliance two years ago to research, identify and encourage land use, transportation and environmental policies and practices that support smart growth in the region.
The three mixed-use development proposals are a project in Falls Church, Va., combining residential, restaurant, retail and office space; one in the Friendship Heights neighborhood of Washington consisting of residential space and a daycare facility; and one in Fredericksburg, Va., combining residential, retail, office and hotel uses.
The proposals were selected in the second round of a recognition program announced by the Smart Growth Alliance in May. Through the program, sponsored by Pepco, the alliance plans to highlight “smart growth” development proposals to raise awareness among public officials, citizen groups and developers of the long-term benefits of well-designed, pedestrian-oriented projects that incorporate a variety of uses and reduce dependency on autos as the sole means of mobility.
The Smart Growth Alliance members are advised and supported by representatives of more than 40 organizations, including the public sector, universities, businesses, local foundations, and environmental and civic groups from throughout the region. The Smart Growth Alliance views alternatives to single-use, auto-oriented design as critical in accommodating the area’s future population - now projected to rise by 1 million over the next 20 years.
Sam Black, chairman of the Smart Growth Alliance jury and a partner in Squire, Sanders and Dempsey, LLP in Washington, said the three projects fulfilled the criteria set by the Smart Growth Alliance for measuring project proposals. Applications were evaluated on their location; density, design and diversity of uses; transportation alternatives and opportunities; environmental resources and conservation efforts, and benefits to the overall community. Individual proposals were not measured against each other, he noted. “By recognizing these and future projects, we are showcasing examples of how to make smart growth work,” Black said. “Through smart growth, our area can reduce traffic congestion, retain a top-caliber workforce, attract new businesses, and enhance air and water quality.”
The development in Falls Church, to be called the Pavilion on Broad Street, will spark “both the redevelopment of downtown and the creation of a much-needed city center,” according to the developer, Akridge Real Estate Services in Washington. The project is proposed for a 2.58-acre site in the heart of the community; the site now contains an older office building (which would be redeveloped as part of the project) and a surface parking lot.
The redevelopment would include approximately 36,000 square feet of office space; 157 condominium units; 20,000 square feet of street-level retail space; 415 parking in-structure spaces below ground and 25 street-level spaces. The project would be within walking distance from other retail, office and restaurant establishments in the community, as well as parks, a bike trail and the West Falls Church Metro station. According to Akridge, the revitalization would add $800,000 to the city’s tax base, making a substantial contribution toward such public facilities as a new school for Falls Church. "We hope that this recognition from the SGA jury will demonstrate Akridge's commitment to making a strong contribution to the City of Fall Church. We believe that The Pavilion will be a strong catalyst for the realization of the community's vision for a vibrant and smart City Center," said Joe Svatos, senior vice president of Akridge.
The development in Friendship Heights, to be called 5401 Western Avenue, N.W., would be located on the border of Washington and Montgomery County. The proposal provides for a 235,000-square-foot building with 185 to 215 residential units and a 3,000-square-foot daycare center on a 1.35-acre site. Currently, the site is 70 percent covered by a medical clinic and surface parking lot; the redevelopment would reduce the amount of site coverage to 54 percent, making more open space available.
According to the developer, Stonebridge Associates in Bethesda, Md., the site has been designated by the city as a “housing opportunity area,” in which higher density is appropriate due to the site’s proximity to public transit and its location at a regional center. An underground parking garage would be provided for residents and daycare users; moreover, the company projects that its development would increase mass transit use in the area as much as 10 percent. As part of the amenities, the developer will be adding a picnic area and a biking/walking track to Chevy Chase Park. Stonebridge estimates that the project will increase the tax base from $100,000 to nearly $2 million, with no additional burden on roads, schools or infrastructure.
"The site is an ideal location to meet the goals of the District to add residential housing as well as additional day care facilities in a very desirable location where the impacts are very minimal by taking advantage of the adjacent metro station and the nearby mix of uses,” said Douglas M. Firstenberg, principal, Stonebridge Associates. “The area represents the best opportunity for a true mix of a living, working and entertaining environment. For the District, this project puts the "mix" into mixed-use development around Metro."
The proposal for Fredericksburg, called The Village of Idlewild, would be developed on approximately 423 acres, and would include 800 residential units; 366,900 square feet of office space; 242,900 square feet of retail space; and a 65,000-square-foot hotel. Currently, the site is undeveloped except for a historic property, Downman House, which would be restored and maintained.
According to the developer, Dogwood Development Group in Reston, Va., the proposal would entail a zoning change to permit higher-density housing and a mix of land uses. However, under the proposed use, more clustered units would be built, resulting in more green space preservation - including the dedication of 175 acres to the city for open space. A variety of housing types would be offered, ranging from town houses to large single-family homes, with the most dense units surrounding the community’s center - consisting of retail, office, entertainment and restaurant space. The development company estimates that the project would result in a net fiscal impact of more than $453,000 to the city. “We’ve worked hard to make The Village of Idlewild a great new neighborhood for the City of Fredericksburg,” said Ray Smith Jr., president of the Dogwood Development Group. “It (the development) is mixed-use, pedestrian-friendly, and environmentally sensitive. As designed, the community also preserves the history and blends architecturally with the historic mansion on the property, and the 18th and 19th century history of the city.”
Each quarter, the Smart Growth Alliance will evaluate project proposals in the Washington area that are under review or subject to review by local government regulatory agencies. Those representing the best examples of smart growth will be publicized by the Alliance and highlighted by the Alliance during regular alliance events. In addition, the Smart Growth Alliance plans other activities, including a study of barriers and incentives to smart growth; and a recognition program for conservation initiatives.
Information on the application process is available at www.sgalliance.org; or through e-mail:sga@uli.org
