[north-takoma] Re: Thrive 2050: planning for our future

From: George Leventhal <georgeleventhal@xxxxxxxxxxx>
To: "north-takoma@xxxxxxxxxxxxx" <north-takoma@xxxxxxxxxxxxx>
Date: Tue, 13 Jul 2021 13:47:46 +0000

Dear neighbors,

My apologies to all on this list, and to Paul Chrostowski, if I took the
conversation regarding Montgomery County's pending Revised General Plan to an
excessively sarcastic place.

Among many other topics, the Thrive 2050 plan attempts to identify where
anticipated population growth can be housed. Of particular interest to our
neighborhood, it proposes that housing types other than solely single-family
homes -- such as duplexes, triplexes, or townhouses -- be allowed in
single-family zones near Metro, like the one we live in. I realize that this
topic is a departure from the usual conversation on this listserve, but since
other neighbors expressed opposition to these concepts, I felt I should express
my view.

My reference to the Marvel Comics and movie villain Thanos was because this
imaginary character "sees the universe as a chaotic place because it’s overrun
with too many beings, so he looks to bring order to it by cutting life down to
a manageable size he can rule over." Of course, I understand that this is a
preposterous and impolite exaggeration of the point that Paul was making.

I agree with the Planning Board that accommodating population growth with more
different types of housing in already-developed areas, especially those well
served by public transportation, is better for the environment (and for social
justice) than continuing to require most of the residential acreage in the
county to be utilized only by single-family homes with large yards. And the
Montgomery County Sierra Club agrees:
https://www.sierraclub.org/sites/www.sierraclub.org/files/sce/montgomery-county/2020_testimony/SC%20MoCo%20Tetsimony%20to%20MCPPC%20on%20Thrive%202050.pdf.

An alternative point of view would be that we should not allow population
growth, which has always seemed impractical to me, or not allow additional
people to live near us, leaving unanswered the question of where should they
live? Excessively tight restrictions on availability of housing are creating an
affordability crisis. Lack of available and affordable housing locks younger
people out of homeownership, and contributes to the stubborn persistence of
homelessness.

I hope everyone enjoys the rest of their week.

Regards,
George Leventhal

________________________________
From: north-takoma-bounce@xxxxxxxxxxxxx <north-takoma-bounce@xxxxxxxxxxxxx> on
behalf of paul.chrostowski@xxxxxxxxx <paul.chrostowski@xxxxxxxxx>
Sent: Friday, July 9, 2021 5:26 PM
To: north-takoma@xxxxxxxxxxxxx <north-takoma@xxxxxxxxxxxxx>
Subject: [north-takoma] Re: Thrive 2050: planning for our future: Suggestions
for Further Reading

I don’t have a clue what your reference about Thanos is.

Certainly we are part of the ecosystem and we are the part that has the most
power over the earth and those who live on it.  Because we have this power, we
have a moral obligation to exercise it ethically and not deliberately harm
others.  I think it is also incumbent on us to look outside of ourselves to the
benefit of the greater good.  Because we are facing existential crises with
climate degradation and loss of biodiversity, we can make decisions about how
to use our earth-shattering powers for good or not. I don’t view the planning
for 2050 as much as an urban planning concept, but as an opportunity to  shift
the paradigm and save what we can for those who come after. Here are some good
books people might enjoy on these topics:

Diamond, Jared. 2011.  Collapse: How Societies Choose to Fail or Succeed.  2nd
ed.  Penguin.

Jensen, D. & McBay, A. 2009.  What We Leave Behind.  Seven Stories.  (Anything
by Derrick Jensen is worth a read).

Smil, V. 2019.  Growth.  MIT Press.

Maybe we could have a book club.

Sent from Mail<https://go.microsoft.com/fwlink/?LinkId=550986> for Windows 10

From: George Leventhal<mailto:georgeleventhal@xxxxxxxxxxx>
Sent: Friday, July 9, 2021 1:47 PM
To: north-takoma@xxxxxxxxxxxxx<mailto:north-takoma@xxxxxxxxxxxxx>
Subject: [north-takoma] Re: Thrive 2050: planning for our future

I guess it comes down to whether you view homo sapiens as part of the
ecosystem, or instead whether every decision comes down to our species versus
the ecosystem. In that case, Thanos is correct.

https://www.ign.com/articles/2018/03/16/why-does-thanos-want-to-kill-half-the-universe-in-avengers-infinity-war

[https://assets1.ignimgs.com/2018/03/16/36-1521224867960-br-1521232907673_160w.png?width=1280]<https://www.ign.com/articles/2018/03/16/why-does-thanos-want-to-kill-half-the-universe-in-avengers-infinity-war>

Why Does Thanos Want to Kill Half the Universe in Avengers: Infinity War? -
IGN<https://www.ign.com/articles/2018/03/16/why-does-thanos-want-to-kill-half-the-universe-in-avengers-infinity-war>

The new trailer for Avengers: Infinity War features a key piece of information
courtesy of Gamora. She reveals Thanos’ main goal is “to wipe out half the
universe,” also adding the how of it ...

www.ign.com

From: north-takoma-bounce@xxxxxxxxxxxxx <north-takoma-bounce@xxxxxxxxxxxxx> on
behalf of Paul Chrostowski <paul.chrostowski@xxxxxxxxx>
Sent: Friday, July 9, 2021 1:39 PM
To: north-takoma@xxxxxxxxxxxxx <north-takoma@xxxxxxxxxxxxx>
Subject: [north-takoma] Re: Thrive 2050: planning for our future

Density is only sustainable if it is not a net consumer of ecosystem services.
How would you intend to account for this outflux of serviced imposed by this
demand?  Maybe policy makers should study ecology?

Paul

Sent from my iPhone

On Jul 9, 2021, at 1:21 PM, George Leventhal <georgeleventhal@xxxxxxxxxxx>
wrote:

Allowing greater housing density near Metro is responsive to the threat of
climate change, and enables preservation of open space.

Keeping neighborhoods exclusive by requiring only single-family homes on large
lots encourages sprawl and more vehicle miles traveled. These exacerbate
climate change.

George Leventhal

From: north-takoma-bounce@xxxxxxxxxxxxx <north-takoma-bounce@xxxxxxxxxxxxx> on
behalf of Paul Chrostowski <paul.chrostowski@xxxxxxxxx>
Sent: Friday, July 9, 2021 1:15 PM
To: north-takoma@xxxxxxxxxxxxx <north-takoma@xxxxxxxxxxxxx>
Subject: [north-takoma] Re: Thrive 2050: planning for our future

Well George I don’t appreciate the personal attack but my sole concern is
preserving the environment for future generations of people and other living
things. We are already suffering from climate change. Do we as a society want
to perpetuate this just because some big developers are getting rich enough. We
should be repurposing the huge amount of currently vacant commercial real
estate, upgrading residences that have fallen  in disrepair and creating large
amounts of open space, sequestering carbon with tree planting and increasing
access to nature for all. The first thing might be a moratorium on all
development until we can figure things out scientifically rather than
financially

Paul C

Sent from my iPhone

On Jul 9, 2021, at 12:57 PM, George Leventhal <georgeleventhal@xxxxxxxxxxx>
wrote:

I am sorry but not surprised to see my two neighbors espouse an "I've got mine"
philosophy in the comments below.

Those of us fortunate enough to have bought our valuable homes years ago really
don't understand the challenges that face aspiring homeowners today as a result
of rising prices and constrained supply. More housing sizes and types will
offer more opportunities for more people. But the "I've got mine" folks
explicitly don't want more people to have more opportunities to live here. They
want to keep this neighborhood exclusively available to the propertied class
(those who already own existing homes).

"Managed growth" means constrained housing supply. Constrained housing supply
with high demand leads to higher prices. That's a great benefit to the
property-owning class, but it makes the barrier to entry ever higher for those
who are not already so fortunate.

When we talk about "quality of life," it is important to ask, for whom?

If we are thinking only of what is good for ourselves, and we simply don't care
whether younger people, people who are not already homeowners, or people of
less means than ourselves, can live here, why did we choose the allegedly
progressive community of Takoma Park to be our home?

If we don't allow more people to live here in Takoma Park, adjacent to Metro,
the population will still grow but those who are excluded from living here will
find homes even further away from their jobs, requiring them to travel long
distances, generally in single-occupancy, gasoline-burning vehicles.

Then there is the fallacious idea that large expanses of yard are desirable,
regardless of the amount of watering, herbicides, and energy-burning lawnmowing
they require.

To my eye, a handful of duplexes or triplexes or townhouses amidst
single-family homes is not scary or ugly. It suggests an inclusive community
that welcomes residents from many different backgrounds and income levels.

Warm regards,

George Leventhal

Piney Branch Road

Some recommended reading on these topics:

https://www.tandfonline.com/doi/full/10.1080/01944363.2019.1651216?scroll=top&needAccess=true&fbclid=IwAR2TQDv3jVIAqFk3QYTSvbXqIKQ2aWwXuN1xZ6rG01kziQ9JpuaH_qtss6E

[https://www.tandfonline.com/doi/cover-img/10.1080/rjpa20.v086.i01]<https://www.tandfonline.com/doi/full/10.1080/01944363.2019.1651216?scroll=top&needAccess=true&fbclid=IwAR2TQDv3jVIAqFk3QYTSvbXqIKQ2aWwXuN1xZ6rG01kziQ9JpuaH_qtss6E>

It’s Time to End Single-Family
Zoning<https://www.tandfonline.com/doi/full/10.1080/01944363.2019.1651216?scroll=top&needAccess=true&fbclid=IwAR2TQDv3jVIAqFk3QYTSvbXqIKQ2aWwXuN1xZ6rG01kziQ9JpuaH_qtss6E>

(2020). It’s Time to End Single-Family Zoning. Journal of the American Planning
Association: Vol. 86, No. 1, pp. 106-112.

www.tandfonline.com

https://www.nytimes.com/2021/04/19/opinion/biden-zoning-social-justice.html

[https://static01.nyt.com/images/2021/04/19/opinion/19kahlenberg/19kahlenberg-facebookJumbo.jpg]<https://www.nytimes.com/2021/04/19/opinion/biden-zoning-social-justice.html>

Opinion | The ‘New Redlining’ Is Deciding Who Lives in Your Neighborhood - The
New York
Times<https://www.nytimes.com/2021/04/19/opinion/biden-zoning-social-justice.html>

Housing segregation by race and class is a fountainhead of inequality in
America, yet for generations, politicians have been terrified to address the
issue.

www.nytimes.com

From: north-takoma-bounce@xxxxxxxxxxxxx <north-takoma-bounce@xxxxxxxxxxxxx> on
behalf of Elizabeth Joyce <lafleurjoyce@xxxxxxxxx>
Sent: Friday, July 9, 2021 11:32 AM
To: north-takoma@xxxxxxxxxxxxx <north-takoma@xxxxxxxxxxxxx>
Subject: [north-takoma] Re: Fwd: Thrive 2050: planning for our future

For some of the other perspective, look what happened in Seattle:
https://www.youtube.com/watch?v=jEJ8tfplZcs ;(False Promise of Residential
Infill Rezoning and Redevelopment).  And given our Council's fondness for
zoning text amendments (zoning changes that circumvent the master planning
infrastructure requirements and are not subject to executive veto), the
scenario featured in this short video could definitely happen in our County.
Now is the time to pay attention because the Council would like to pass this
plan by September. And most County residents don't have a clue what is being
proposed.

I appreciate the future housing challenges our County faces, but I can't help
but wonder why--when the County hardly has a grip on the financial impact of
COVID--the Planning Board, with considerable support from some Councilmembers,
has spent the last six months focused on constantly rebranded rezoning
strategies aimed at upper-middle-class residents rather than those who need
affordable housing?  Why can't this wait, and why haven't citizens had greater
input into these truly extensive proposals?

I do not want to abuse this listserv, so if anyone would like more information,
just email me directly.

Liz Joyce

On Fri, Jul 9, 2021 at 10:15 AM
<paul.chrostowski@xxxxxxxxx<mailto:paul.chrostowski@xxxxxxxxx>> wrote:

There is, of course, another side to this story. Thrive 2050 is basically a
gift package to big developers.  Alternatives including managed growth,
maintenance of quality of life, social and economic equity and environmental
protection are all available and should be carefully evaluated.

Paul C

Sent from Mail<https://go.microsoft.com/fwlink/?LinkId=550986> for Windows 10

From: Seth Grimes<mailto:seth.grimes@xxxxxxxxx>
Sent: Friday, July 9, 2021 10:00 AM
To: Philadelphia-Eastern Neighborhood list<mailto:pen@xxxxxxxxxxx>;
north-takoma<mailto:north-takoma@xxxxxxxxxxxxx>;
hodgesheights@xxxxxxxxx<mailto:hodgesheights@xxxxxxxxx>
Subject: [north-takoma] Fwd: Thrive 2050: planning for our future

For those interested in local land-use policy...

---------- Forwarded message ---------

From: Councilmember Hans Riemer
<Hans.Riemer@xxxxxxxxxxxxxxxxxxxxxx<mailto:Hans.Riemer@xxxxxxxxxxxxxxxxxxxxxx>>

[Hans Riemer]

Dear residents,

In the coming months, the Council is expected to finalize a vision document to
guide the future growth of our community.

It is called "Thrive Montgomery 2050" and you may have heard something about it.

It is not a rezoning nor does it allow anyone to do anything with their
property that they cannot do already. Instead, it is a broad vision with
objectives and strategies that can be implemented with future community-driven
plans.

Some opponents, including the County Executive, are calling on the Council to
stop working on this initiative, despite the fact that it has been underway for
nearly two years and we have received public testimony and input from hundreds
of residents.

While I don’t support delay, I certainly think we can improve on the draft that
we received and I am reading through the feedback I am receiving.

The policies at the core of Thrive 2050 are urgent and include:

  *   Promoting economic competitiveness
  *   Reducing climate impact
  *   Increasing housing supply and improving housing affordability
  *   Advancing racial equity and social justice

So I would like to provide some context for this discussion.

What is Thrive?

Thrive Montgomery 2050 is a retooling of the "General Plan.” It is a policy
framework for guiding future land use and growth for the next 30 years. Thrive
Montgomery 2050 will help guide countywide policies and initiatives,
infrastructure and community benefits.

The original version of the General Plan, On Wedges and Corridors, was
finalized in 1964, fifty-seven years ago. It spelled out policy goals for how
our community could change and grow in the coming decades.

For example, it called for preserving farmland by concentrating growth within
the boundaries of new communities like Germantown and Clarksburg.

That general plan has been implemented with local plans over the years. Those
local plans take broad concepts and establish development rights or limitations
through actual zoning. In other words, while the General Plan didn't create
Germantown or Clarksburg, it provided a framework for subsequent plans to do
that.

While the world has changed a lot since 1964, the general plan really has not.
More importantly, a lot more will change in the next 50 years. We need to plan
for that now.

That's why our Planning Department has spent several years gathering community
feedback and putting new ideas on paper. Their new draft plan is called "Thrive
Montgomery 2050," and it is now at the County Council for final changes.

What does Thrive do?

Thrive will help guide the County to have a stronger economic base and prompts
the County to address some of our weaknesses that you may observe. For example,
the lack of commercial dynamism in the East County, which these days feels
farther and farther from job centers and urban amenities; the current plan
intended that and needs to change!

Thrive also addresses the critical issue of climate change. We know that our
climate cannot withstand 50 more years of gas-powered, auto-centric growth.
While our suburbs are indelible to our character and are here to stay, we must
also shift the paradigm so that we are more walkable and transit centered
particularly in growth corridors.

Have you noticed that our major roads or highways are bordered by single family
homes? That is because our General Plan does not support changing them. Roads
like Veirs Mill, for example, were two lane country roads when the 1964 Plan
was finalized. Today they are bustling highways carrying tens of thousands of
commuters daily. But the housing hasn't changed.

Thrive confronts these realities with a new policy vision that can be
implemented through future plans.

What about housing?

Thrive does not change any zoning or allow people to do anything with land that
they cannot already do.

Thrive does grapple with the need for more creative thinking, including ideas
about the types of housing we could build and where we can locate enough
housing to meet the needs of a growing population.

It calls broadly for changes "especially along major corridors." Think Route
29, Georgia Avenue, New Hampshire Avenue, Rockville Pike, Veirs Mill Road.

Thrive is about establishing a new vision for our County's future and
identifying the general paths we should follow to achieve it. But any decisions
about exactly how to realize and implement that vision will be left to future
plans, programs and policies.

Why we should act

Change isn't easy but we did not become the great county that we are by turning
our backs to the future.

As we all know, virtual meetings became a new norm during the pandemic. As a
result, public participation in the Thrive process has been very high, because
many people who might have been unable to testify in person have joined
virtually.

In testimony to the Council, the League of Women Voters, to name one supporting
group, says we should

"encourage consolidation and development of duplexes, cottage courts,
townhouses and small multiplexes and apartments that are near transit, along
our growth corridors and close to the county's centers of activity. Corridors
are a great location for some of this much-needed housing."

One of the core objectives of the Plan is transforming our highway corridors
into more appealing places with higher quality housing, better designed for the
location, with code improvements that will promote health and safety. This is
one example of how public input has shaped the plan.

As a result, I see Thrive as a pragmatic, forward-thinking vision. That is why
I am eager to work on the draft at the Council, get this plan done and refresh
our roadmap for the future.

While I know the Executive has asked us to pause, I believe that issues like
climate change and economic vitality are too urgent to postpone indefinitely.

We must continue preparing for the future we want for this County. We can do
this!

Sincerely,
Hans

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Montgomery County Councilmember Hans Riemer
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Follow-Ups:
- [north-takoma] Re: Thrive 2050: planning for our future
  - From: paul.chrostowski

References:
- [north-takoma] Thrive 2050: planning for our future
  - From: George Leventhal
- [north-takoma] Re: Thrive 2050: planning for our future
  - From: Paul Chrostowski
- [north-takoma] Re: Thrive 2050: planning for our future
  - From: George Leventhal
- [north-takoma] Re: Thrive 2050: planning for our future: Suggestions for Further Reading
  - From: paul.chrostowski

[north-takoma] Re: Thrive 2050: planning for our future

Other related posts: