“Experts” say that by 2030 there will be 2,000,000 more people, 833,000 new households (dwellings) and 1,600,000 additional jobs in the inner portions of what the US Bureau of the Census calls the “Washington Metropolitan Area.” This area is larger than the Washington Council of Governments membership area and smaller than the National Capital Subregion. A large percentage of these jobs and houses will be in the Virginia portion of the Subregion. Based on the track record of the process used to create these estimates, the numbers are probably as good a prediction one will find.
Where and how these new land uses will agglomerate is of critical economic, social and physical concern. This is an issue that business and environmental interests have been attempting to get governance practitioners to focus on for the last decade. The Smart Growth Alliance, spearheaded by the Washington Chapter of the Urban Land Institute, has been working to get as many stakeholders as possible under one tent to discuss this issue for several years. Their efforts culminated last Tuesday in an event called “Reality Check” at the Ronald Reagan Building.
The Washington Post lead story in the 3 February Metro section “Building Strategies To Map Out Growth” profiles the “Reality Check” session without providing many details or graphics. One can get an idea of what went on from the article but nothing past the usual he-said/she-said reporting.
Gerald Connolly, Chair of the Fairfax County Board of Supervisors was searching for a quotable statement and came up with this: “This event is called โReality Check,โ but I think we checked reality at the door.” Cute words and he is half right: “Reality” was checked at the door by the politicians and governance practitioners but it was ON THE WAY OUT AFTER THE SESSION. “Reality” is defined by the maps that the 300 participants adorned with yellow and blue Lego blocks.
There have been two major landmarks of the “regional” allocation of jobs/housing/services/recreation/amenity (aka, human settlement pattern) over the past 220 years; the LโEnfant Plan of 1791 and the Plan for the National Capital of 1960.
The Plan for the National Capital (including the sketches that accompanied the famous six-armed starfish diagram) plus the 60s regional and subregional spinoffs (collectively known as “Wedges and Corridors”) are the closest the National Capital Subregion has come to a “regional plan” in the past 100 years. The “Reality Check” sketches are a fair reflection of the of 21st century reality based on the intent of the Plan for the National Capital.
The Reality Check maps reflect market reality:
o Where jobs are being located at this time as documented by the Activity Centers effort of the Washington Council of Governments and the data on new building construction and building value published by the Washington Post. (See “Where the Jobs Are,” 24 May 2004 at db4.dev.baconsrebellion.com)
o The patterns and location where citizens are willing to pay a premium to live and seek services. (See “Wild Abandonment,” 8 September 2004 and “Five Critical Realities That Shape the Future,” 15 December 2003 also at db4.dev.baconsrebellion.com)
The reason these semi-subregional maps reflect reality is that they demonstrate the vast oversupply of land for new urban land uses if these uses are distributed in the patterns that the market documents most citizens desire. These are functional and sustainable patterns and densities at the Alpha Community scale.
The primary elements of “unreality” in these maps is that they do not show:
o Where some land speculators and developers can make the most money in the shortest period of time by scattering urban land uses, especially urban housing in dysfunctional locations
o Where politicians and governance practitioners will continue to allow the agglomeration of dysfunctional human settlement patterns unless there is Fundamental Change
Without the citizen education needed to support the fair allocation of location variable costs, Connolly is right, not about “reality” but about the prospect of the continuing agglomeration of economic, social and physical dysfunction.
EMR