Seven stories? Seven stories!Double the units rejected before?This is insanity.
Diana Vidutis
-----Original Message-----
From: Peter Kovar <pakovar@xxxxxxxxx>
To: Philadelphia-Eastern Neighborhood list <pen@xxxxxxxxxxx>
Cc: Frances Phipps <frances.phipps@xxxxxxxxxxx>; north-takoma
<north-takoma@xxxxxxxxxxxxx>; HodgesHeights@xxxxxxxxx
Sent: Wed, Apr 27, 2022 4:06 pm
Subject: [north-takoma] Takoma Metro Station Development
I agree with Frances that the new EYA design for the apartment building at the
Takoma Metro Station is an improvement in a number of ways over the versions
that we saw previously.
I'd also like to see more clarity around anticipated pedestrian movement at the
site, so I hope EYA will provide more specifics on that issue. And overall I do
wish the height was closer to that of the other higher apartment buildings
right around the station, which are generally four stories tall. Though the
design does show some stepping back from the Eastern Avenue area, with the
highest parts closest to the tracks, which is helpful. It's conceivable EYA
could be open to more stepping back of that sort. I did ask them to provide
information on the impact of the proposed structure on sunlight in the close-by
area, and I hope we'll see some details soon on that point.
As several others have noted, there will be a virtual forum for Takoma Park
residents on the proposal on Monday, May 9 starting at 7:00 PM. Here's the zoom
link: https://us02web.zoom.us/j/86342327213?pwd=ZDl4cm93Y0ZReER3UEtNTjlOSGhQZz09
-- Peter Kovar, Takoma Park City Council, Ward One
On Wed, Apr 27, 2022 at 3:34 PM Frances Phipps via PEN <pen@xxxxxxxxxxx> wrote:
THE GOOD: EYA has had about 20 + years to come up with this design, after the
two earlier ones, first of 67 townhouses, and the 2015 one of 193 units were
withdrawn due to controversy. I urge everyone to click through the power point
presentation to the ANC 4B of April 25, 2022 :
https://takomastationdevelopment.com/s/ANC-4B-Presentation-April-25-2022. The ;
following is my interpretation as an experienced planning consultant and a 52
year resident of Takoma Park.
A. The functional division of uses is good and a great improvement over
2015.
1. The transit zone is located directly adjacent and parallel to the
metro tracks with the primary bus entrance on Carroll near the overpass. There
will be secondary bus access from Eastern.
2. The residential/retail building is centered adjacent to the transit
zone and is separated from Eastern Avenue.
3. The l.5 to 2 acres of passive park land is located across from the
residences on Cedar and on Eastern which will act as a buffer to the Maryland
residents and those District residents in the existing apartments on Eastern.
This is a great improvement over earlier iterations and acknowledges the
consistent objections that were raised to the 2015 edition.
B. A great deal of thought went into safe and efficient circulation of
pedestrians, bikes and buses. On the whole, it looks as though it may work
well, with the exception of pedestrian access from Carroll near the overpass
which requires pedestrians to cross the bus lanes. This is equally true of
pedestrians arriving from all other access points.
C. Between 10,000 and 20,000 gsf. of retail is proposed for the building’s
ground floor facing Carroll and a bit of Cedar – which is exactly where retail
on this site should be.
D. There is the possibility of adding 50 -80 affordable units, stimulated
by new D.C. tax credits. However, the greatest need for affordable units is
for families with one or more children. We will have to see if the proposed
two and three unit apartments will be affordable or if they are limited to the
one unit apartment.
THE BAD:
A. The architecture of the residential/retail building is primarily
functional and massive – with long unbroken volumes, no structural variations
or setbacks, only varying façade applications – about which more later.
B. It is extremely difficult to squeeze 380 residential units – double the
number of 2015’s 193 units – in a limited footprint structure in an attractive
manner. Actually, we do not know what the footprint or square footage is as the
only indication provided is a “height of seven stories”. Total height will
depend upon how high the ceilings are on each floor. Typically, retail tends
to have a height of 12’, while residential is more frequently given as 10’
between floors. There is no mention of a utility penthouse on what is shown to
be a flat roof. The residential facing Cedar and Eastern shows as only 6
stories(slide 26), but J. Landman notes that the presentation stated five
stories. Developers are a slippery tribe. We’ll have to see what is finally
proposed.
C. Density is not a moral good. Depending on circumstances, it may be a
benefit or a detriment. We must keep in mind that these proposed 380 units are
in addition to the all the apartment units which have been recently constructed
within walking distance of the Metro within the past few years. I apologize
that I have not kept track of this rapidly growing number, but I think the
total is already in the thousands. We must also acknowledge that just because
you live next to Metro does not guarantee that your primary mode of travel is
transit. There are few residents who do not own, or use a car at least some of
the time. And we must also acknowledge the impact of the pandemic which has
changed the location of work from an office to home.
D. Parking. There will be 184 parking spaces for 380 residential units and
+/- 20,000 s.f. of retail. There will be only 1 parking space per 6 units.
Where will the other cars park? Where will their visitors park? Where will
their contractors/cleaners park? When those who oppose parking at the Metro
site come up with a workable solution to this issue, then we can all rejoice.
Until then, this is something Takoma Park must carefully analyze for impact on
its neighborhoods.
E. All impacts – visual, traffic, parking and density will be on Maryland
residents. The overwhelming majority of Takoma District residents will
experience none of these impacts. The singular exception may be those in the
three apartments on Eastern between the Cady Lee and the Metro All the tax
review benefits will accrue to the District. It is no wonder that those
District residents who do comment on the Metro development support whatever is
proposed. It is equally no wonder that the Maryland residents who do comment on
the Metro legitimately raise multiple concerns.
THE UGLY:
A. Have you seen the elevation?! Oh, go ahead - look. It’s slide 26 in the
link above. Surly no one could call the building beautiful. It’s not even
attractive. It is shockingly, creatively ugly. And, in what way does this
building respond to the culture, history and community of Takoma Park Maryland
or Takoma D.C.? It is in the D.C. Historic District for heaven’s sake. Poor
Carroll Street and upper Cedar. The massive building wall with its courses of
large, repetitive rust colored bars on two major sides looks like a modern
high-rise prison. Nina Perry-Brown, in her article in the D.C.UrbanTurf, quotes
the presenters stating: “The design of this façade is meant to evoke the
movement train.” Huh? What did he say? Everyone knows that when an architect
has to tell you what his design means, the design has spectacularly failed. No
wonder we’re not presented this image until almost the end of the slide show.
B. On the other hand, compared to this hideous example, the skin of the
residential wall facing Eastern is almost pleasant. Massive, but otherwise,
not too offensive. For this, we should be thankful.
FINALLY , there is an end note to the D.C.UrbanTurf article in italics which
states: “Note: All renderings are preliminary, do not reflect proposed
landscaping/open space, and may not reflect materials and final design
details.” So what does this mean? Does it give us hope that maybe the bars
will be removed? Or, does it make us fear that the parkland, landscaping isn’t
real?
Please take a look at this proposal. Please remember that its final form will
be written in concrete and it will dominate the Metro landscape for our
lifetimes. Please comment publicly when EYA comes soon to present to Takoma
Park – date and time to be announced.
Frances on Holly.
From: PEN [mailto:pen-bounces@xxxxxxxxxxx] On Behalf Of Robin Broad
Sent: Wednesday, April 27, 2022 9:39 AM
To: Philadelphia-Eastern Neighborhood list <pen@xxxxxxxxxxx>
Cc: Priscilla Labovitz <plabovitz@xxxxxxxxxx>
Subject: Re: [PEN] Takoma Metro site development plans: 350-380 apartments +
retail
Anyone find the height vs that of the prior proposal? As some of you will
recall, the height as well as the traffic impact studies have been among the
contentious issues in the past.
While there appear to be some positive changes, the overall building (as shown
in the views from various streets) looks pretty massive and not particularly
attractive. Perhaps the passive park (whatever that is) hides at least some of
the building from sight from Cedar.
Robin / Tulip
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