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From YouTube: The Intersection of Urban Design and Placemaking: A Panel Discussion with Christopher B. Leinberger
Description
Land use strategist, Brookings Fellow and author Christopher B. Leinberger participates on a panel on the Intersection of Urban Design and Placemaking in Arlington Virginia following his talk on "The Urbanization of the Suburbs: Why Arlington is the National Model and Where Do We Go Next?". The panel was part of Arlington County's RoundAbouts Speaker Series on various topics related to urban design and smart growth. Other participants were Arlington County Board member Chris Zimmerman, Arlington Planning Director Bob Duffy, and Planning Supervisor Kris Krider.
A
I
got
to
know
Victor
gruen
before
he
died
before
he
moved
back
to
a
Europe.
He
was
out
in
Southern
California,
where
I
was
looking
at
the
time
and
he
was
and
and
Victor
gruen
was
crushed,
he's
the
architect
at
venit
Jamal's
and
he
was
he
was
European
and
he
thought
he
was
bringing
European
culture
to
the
US
and
he
came
to
realize
that
he
had
created
these
sterile
places
and
he
literally
was
me.
B
A
But
in
all
four
cases
they
struggled
mightily,
they
just
they
hung
in
there
for
forever,
but
we'll
see
it
come
back
and
again,
you
just
have
to
go
to
Europe
to
see
it,
but
look
at
the
precondition
before
you
close
the
streets.
Closing
of
the
streets
is
something
you
do
only
after.
You
have
phenomenal
density,
a
lot
of
housing
within
walking
distance
and
a
lot
of
transit
to
have
great
accessibility
there.
Only
then.
C
There's
one
thing:
that's
been
developing
in
the
questioning
and
you
brought
up
a
number
of
times
mr.
Lyon
burger,
and
that
is
in
regard
to
affordable
housing
and
I'm
going
to
give
one
very
well-thought-out
question
by
one
of
the
attendees.
If
it's
going
to
take
a
generation
to
address
the
pent-up
devant
demand
for
walkable
urbanism,
what
does
that
mean
for
who
gets
to
live
in
walkable
urbanism?
This
individual
says
as
a
public
sector,
employee
who's,
a
millennial,
well
walkable
urban
ever
be
affordable.
For
me,.
A
Let
me
first
analyze
or
or
give
you
some
financial
background
on
why
it
costs
so
much.
There's
two
basic
reasons:
one
is
walkable
urban
construction
costs
between
50
and
100,
taught
or
50,
and
100
percent
more
on
a
price
per
square
foot
basis,
and
that's
because
it's
better
built
high
density
means
you
have
real
foundations,
not
these
little
silly
little
foundations.
That's
that
rest
on
blocks
and
that
you
have
to
have
serious
structural
support
to
go
up
multiple
floors.
It
might
even
get
to
be
reinforced,
concrete
or
steel.
A
Steel
just
drives
the
price
literally
up
a
hundred
percent.
Reinforced
concrete
is
about
fifty
seventy
percent
higher
than
higher
than
the
stick
of
construction.
So
that's
one
and
how
we
generally
adopted.
That
is
it
we
skinny
down.
We
don't
have
4,000
square-foot
homes,
we
live
in
a
two
thousand
or
1,500
square
foot
home
and
that
that
seems
to
work.
1500
square
feet
seems
to
be
big
enough
for
most
of
us
or
a
thousand
or
some
number
that
you
can
in
fact
live
in.
The
second
reason
is
land
the
land
price
under
it
and
I'll.
A
Give
you
one
example
of
the
the
most
shocking
example:
I've
seen
capital
riverfront
down
by
the
Navy
Yard
12
years
ago.
You
may
remember
was
a
place
that
you
wouldn't
be
caught
dead
in
then
again,
you
might
have
been.
It
was
pretty
nasty
and
land
values.
They
are
12
years
ago,
we're
about
five
bucks,
a
square
foot.
Now
that
doesn't
mean
much
to
you,
but
just
keep
that
in
mind.
Toll
Brothers,
the
luxury
condo
and
single-family
home
builder,
closed
on
29,000
square
feet.
They're
18
months
ago
for
825
dollars
per
square
foot.
A
I
have
never
seen
price
appreciation.
That's
deep
over
that
short
of
a
period
of
time.
Ever
that's
the
pent
up
demand,
that's
the
land
price.
Now
the
thing
is:
we've
got
no
shortage
of
land
in
this
country.
We
stole
this
land,
fair
and
square,
and
we
have
a
lot
of
it.
What
we
have
a
shortage
of
is
walkable
urban
land,
so
a
townhouse
in
Dupont
Circle
town
house
sells
for
about
2
million
dollars
in
Dupont
Circle
the
land
underneath
of
it
is
1,500
square
feet.
It's
worth
1.2
million
dollars.
The
structure
is
worth
800,000.
A
The
land
is
worth
1
point,
2
million
dollars,
that's
stupid,
and
it's
because
we've
not
built
enough
land
now
the
so
that's
the
explanation.
There's
about
14,
literally
14
different
arrows
in
the
quiver
of
how
to
address
affordable
housing
and
I,
don't
want
to
go
into
all
of
them,
just
ones
that
come
to
mind.
Obviously
you
know
cash
helps
cash,
never
hurts
all
the
tax
credit
programs
increase
them.
They're
de
minimis,
compared
to
what
we
spend
on
sprawl
in
this
country,
as
Mark
Growth
America
has
recently
proven.
A
But
one
of
the
simplest
things
to
do
is
to
allow
granny
flats
have
auxiliary
rental
units
in
all
of
your
single-family
neighborhoods
and
in
all
your
you
know,
I
density
neighborhoods
make
it
legal.
You
may
have
seen
on
HGTV
I
think
it's
property,
brothers
or
income
property,
one
of
them
I,
my
wife,
loves
them
and
I've
become
addicted
to
it,
where
they
go
into.
A
Obviously,
a
Canadian,
because
there's
this
stuff
all
comes
out
of
Canada,
where
it
is
legal
and
they
take
basement
and
turn
it
into
a
rental
unit
for
a
first-time
home
buyer
and
they
slash
their
mortgage
and
a
half
or
more,
and
then
they
rent
it
out
as
great
affordable
housing.
But
it's
illegal
in
almost
every
jurisdiction
in
this
country.
I
bet
and
since
you
can't
prove
it,
I
can
throw
this
number
out
and
you
won't
be
able
to
contradict
me.
A
D
Think
that
it's
important
first
to
start
where
you
did,
which
is
that
we've
got
this
big
gap
we
if
we
do
two
percent
a
year,
it
would
still
take
us
a
generation
to
try
and
catch
up.
I
mean
there
was
a
time
after
all,
when
everything
was
walkable,
even
all
the
poor
neighborhoods.
The
problem
is
we
have
this
gap
between
where
our
country
wants
to
be
where
the
market
is
and
what
we
have
in
supply.
D
So
what
that
means
to
go
right
to
the
question
that
the
person
asks
is
that
for
at
least
a
generation
and
perhaps
more
if
we
want
our
communities
that
are
becoming
walkable,
more
transit,
accessible,
close
to
jobs,
all
those
things
we
want
them
to
be
affordable
to
people
of
low
and
moderate
income,
then
we
do
have
to
intervene.
It
will
take
a
concerted,
sustained
action
on
the
part
of
government,
particularly
local
government
it'd
be
nice.
D
We
had
help
from
state
and
federal
government,
but
local
government
is,
you
know
the
first
line
for
this
over
that
period.
In
order
to
be
able
to
maintain
diversity
in
our
communities
and
to
answer
that
question
affirmative
Lee
to
somebody
who's
saying
you
know,
I'm,
not
a
wealthy
person
will
I
get
to
live
there.
D
No
community
has
gone
so
far
as
this
to
say
that
having
inventoried
the
affordable
housing
stock,
that's
their
the
market
rate
housing
that
is
threatened.
We
said
we
are
committed
to
one
hundred
percent
preservation
of
the
stock
up
to
sixty
percent
of
median
income
and
from
sixty
to
eighty
percent
of
median
income,
and
now
to
get
to
that,
we
need
a
variety
of
tools
and
we've
been
incorporating
a
number
of
those.
Some
of
them
are
tools
that
we've
had
that
Kris
Benson
cash
and
particularly
through
our
affordable
housing
investment
fund.
D
That's
going
to
be
part
of
it,
so
a
lot
of
what
we're
going
to
do
is
part
of
is
basically
what
we
have
been
doing,
using
some
of
the
tools
that
we've
already
had
to
create
6,000
units
of
community,
affordable
housing
in
this
county,
but
we're
adding
new
tools.
So
the
new
development
model,
the
new
of
the
forum
based
code,
that
we
that
we're
putting
in
place
includes
a
provision
so
that
new
development
will
incorporate
affordable
housing.
D
It's
the
first
time,
I
know
of
their
form,
based
code
has
been
used
in
this
country
to
have
an
inclusive,
inclusionary
zoning
provision,
basically,
and
that's
a
portion
of
it
and
only
a
portion.
We
recognize
where
need
a
number
of
other
tools,
so
we're
looking
at
several
other
things
which
again
will
be
before
the
board
in
the
next
two
months,
including
the
use
of
a
tax,
increment
financing
approach
to
help
finance
some
of
the
aspects
of
affordable
housing.
Particularly
some
of
the
things
we
haven't
addressed.
D
The
housing
fun
we've
used
is
mostly
by
it's
basically
providing
loan
money.
That's
a
bridge
loan
between
low
income,
tax
credit
and
no
conventional,
ending
and
I.
Don't
want
to
get
into
a
lot
of
details,
but
there
are
a
lot
of
things
that
are
expenses
that
make
it
hard
for
people
to
write,
affordable
housing
that
are
normally
just
part
of
the
development
costs.
We're
going
to
try
and
lower
the
development
costs
for
affordable
housing
providers
through
the
use
of
funds
that
will
be
generated
in
part
by
the
TIF,
and
there.
D
That
we're
working
on-
and
you
know,
I
think
it's
important
for
people
to
be
aware
that
these
are
issues
were
actually
struggling
with
right
now
and
that
we
have
before
the
county
board
and
we'll
continue
to
have
and
they're
really
good
things
for
people
to
engage
on,
because
really
the
only
way
we're
going
to
be
able
to
meet
this
challenge
is
to
continue
to
fund
in
good
times
and
bad
and
to
come
up
with
newer
tools
that
will
not
there's
no
one.
That's
going
to
solve
the
whole
problem,
but
together
they
will
help.
B
While
we've
done
some
research
from
communities
around
the
country,
this
is
something
new:
how
we
use
tdr
transfer
development
rights
to
preserve
those
units
to
provide
an
economic
incentive.
How
we
structure
the
deal,
if
you
will
on
both
the
sending
site
and
the
receiving
site
in
arlington,
is
something
very
new.
It's
going
to
require
us
to
play
a
more
active
role
in
a
transfer
and
development
rights
program
that
we
have
in
the
past.
So
they'll
be
a
lot
of
discussion
about
this.
B
C
There's
another
theme
developing
in
the
questions
and
I
apologize,
we're
not
going
to
get
to
every
question
tonight.
There's
a
lot
of
good
questions
here,
but
I'm
going
to
try
to
pull
out
some
of
the
themes
and
one
of
the
items
that's
popping
up
in
kind
of
hit.
A
chord
I
think
was
the
connection
to
the
waterfront
and
I.
C
Think
it's
something
we've
thought
about
in
the
planning
department-
and
you
know
future
generations
are
going
to
probably
be
looking
towards
the
waterfront
and
how
do
we
access
that
and
do
things
that
we're
similarly
done
in
Washington
DC,
so
given
Park
Service
control
along
a
good
chunk
of
the
waterfront,
the
highway
is
in
the
way
you
mentioned
what
the
highways
do
in
fairfax
and
how
the
the
metro
corresponds
to
that.
You
also
brought
up
air
rights.
So
what
do
we
do
in
the
county?
A
A
lot
of
great
design,
work
and
a
lot
of
creativity,
but
the
obviously
there's
a
great
phrase
from
another
one
of
those
movies
that
I
make
my
students
watch
the
the
karate
kid
when
mr.
Miyagi
is
asked
by
daniel
son,
how
can
he
stop
he's
being
beat
up
by
his
high
school
friends?
How
can
he
make
that
stop
and
and
daniel
and
mr.
me
up
best
defense
no
be
there.
A
So
the
best
way
to
get
rid
of
a
problem
is
to
tear
out
the
suckers
and
that's
happened
throughout
the
country.
The
most
impressive
examples,
of
course,
were
the
30
second
act
of
God
redevelopment
act
out
in
San
Francisco
with
the
Embarcadero.
The
property
tax
values
around
the
prop
around
the
embarcadero
went
up.
Two
hundred
percent
that
place
is
now
a
spectacular
community
gathering
spot
jogging
spot
art
spot
that
next
downtown
San
Francisco
to
the
water
in
Milwaukee
John
Northwest,
when
he
was
mayor
tour
on
a
freeway,
so
this
is
happening
throughout
the
country.
A
Finally,
DC's
gone
I
mean
DC's
got
to
do
it
with
that,
absolutely
ridiculous,
freeway,
white,
arse
and
and
they
will
have
to
tear
it
out
because
to
rebuild
it.
It's
been
up
50
years
things
only
last
4050
years
and
do
we
have
to
fundamentally
rebuild
it?
That
goes
back
to
the
garrison
keillor
phrase
and
and
the
citizens
of
DC
are
not
going
to
put
up
with
a
half
billion
dollars
or
more
to
rebuild
that
thing.
So
it's
going
to
go,
and
but
people
are
driving
less
as
I
mentioned
earlier.
We
don't
need
them
as
much.
A
We
can
turn
them
into
ways.
We
can
turn
them
into
gentle
roads,
roundabouts.
They
don't
have
to
be
free
ways.
They
can
be
buried,
they
can
be
decked
over,
but
the
issue
is:
is
that
the
land
value
air
is
so
important.
It's
so
expensive,
it's
so
valuable,
valuable,
both
financially
and
valuable,
from
a
quality
of
life.
Point
of
view
to
put
it
under
asphalt
and
not
have
access
to.
A
It
is
criminal
and
one
way
or
the
other
you're
going
to
either
rip
them
out
or
you're,
going
to
turn
them
into
parkways,
and
the
Park
Service
is
just
going
to
have
to
recognize
that
they're
in
a
democracy
too,
it's
happening
in
the
district
as
the
park
service
is
being
beat
up
by
the
place
managers
to
let
them
activate
those
parks.
So
once
they
crack
the
Park
Service,
you
can
take
another
whack
at
them.
D
I,
you
know
I,
like
I,
like
everything
you
said,
but
you
know
there
is
a
different
reality
here.
Unfortunately,
the
entire
waterfront
for
Arlington
was
handed
over
to
the
federal
government
in
an
act
in
1930.
Somebody
here
might
remember
the
exact
year
like
32
or
somewhere
in
the
early
30s
I
believe
was,
and
so
basically
Arlington
doesn't
have
any
waterfront
that
it
controls,
and
that
is
a
real,
difficult
political
reality
every
place
that
has
you
know
these
waterfront
highways.
Has
you
know
in
a
set
of
political
problems
to
deal
with
in
convincing
people?
D
It's
a
good
idea
to
get
rid
of
them.
We
have
a
really
different
problem
in
that
it
isn't
even
our
state
highway
department,
you
know
it's
the
Park,
Service
and
and
as
and
just
to
get
an
idea.
You
know
the
getting
access
to
the
water
is
clearly
important
in
a
lot
of
ways
and
in
discussions
for
many
many
years
now
about
how
to
revitalize
rosalyn.
D
That's
that's
one
limitation.
There
are
a
couple
of
things,
though,
that
are
worth
thinking
about,
and
we
have
done
some
thinking
about.
One
is
four
mile
run
a
body
of
water
to
the
south,
which
you
know
we
do
have
some
ability
to
deal
with
now
there
we
also
have
to
deal
with
the
Corps
of
Engineers
and
we
have
been,
and
actually
they
in
recent
years
were
quite
cooperative
with
us
in
the
city
of
Alexandria,
which
is
on
the
other
side
in
developing
a
plan
for
four
mile
run.
D
We
need
a
lot
more
funding
to
make
things
happen
there,
but
long-term,
that's
clearly
an
opportunity
where
the
waterfront
can
be
an
asset,
and
you
know
we
will
see
something
happening
as
far
as
taking
highway
structures
down
just
the
last
thing
I'll
mention
we
do
have.
We
do
have
a
highway
structure,
though,
that
I
think
that
really
could
come
down
and
would
be
a
good
thing
in
the
future,
and
that
does
concern
crystal
city
and
the
what
is
basically
route.
D
One
jefferson
davis
highway
comes
off
the
highway
and
we
have
that
whole
elevated
structure
that
essentially
divides
crystal
city
and
creates
this
big
barrier
long
term.
That's
a
really
good
candidate
to
get
rid
of
two
disab
merge
and
deck
over
or
something-
and
I
do
think
that
that's
in
the
future
so.
A
So
the
so
the
issue
of
I
mean
that
highway
you've
got
about
5
10
years
until
you
have
to
start
planning
the
fundamental
rebuilding
of
it.
Don't
let
the
engineers
just
take
hall
hold
of
that,
and
we
be
thinking
about
a
boulevard,
be
thinking
about
a
much
more
calm
way
and
you'll
get
the
same
throughput.
Even
though
you
don't
have
to
get
as
much
throughput,
because
people
are
driving
less
and
they
will
be
even
driving
less
more
in
the
future.
B
Along
the
edge
of
Rosslyn
and
possibly
in
a
very
long
term
if
we
are
able
to
develop
air
rights
and
that
discussion
is
just
beginning
with
the
Commonwealth
of
Virginia
who's
become
very
interested
in
our
air
rights
and
Rosalyn,
and
it's
something
that
we're
going
to
address
as
part
of
the
realized
Rosalind
sector
plan
update.
That's
that's
now
well
underway,
so
more
to
come
on
that
Chris.
E
Realize
Rosalind
is
the
opportunity
for
us
to
thank
boldly
and
I
I'm
constantly
challenged
the
consultants
to
think
beyond
that
and
and
there's
there's
talk
about
connecting
to
the
Esplanade
sat
in
on
a
meeting.
Yes
a
couple
days
ago
with
the
developers
of
Rosslyn
Plaza
and
the
thought
is,
is:
should
the
open
space
open
to
the
water?
Someone
made
a
comment,
but
there's
a
highway
in
between
and
it's
so
noisy
cars
are
getting
quieter.
We
wrote
in
a
Prius
down
here.
E
There
will
be
a
future
when
things
will
be
much
quieter
and-
and
we
need
to
think
about
the
development
that
we're
looking
at
today
on
the
drawing
boards
in
a
future
where
there's
fewer
cars.
So
as
we
discuss
the
opportunities
it's
important
for
the
community
to
challenge
folks,
like
myself,
the
planning
staff
to
think
outside
the
box
and
envision
a
day
when
there
are
flying
cars
and
envision
a
day
when
they're
a
lot
quieter
and
then
we
can
make
those
connections
I'm
from
the
Cincinnati
area.
E
If
you've
been
to
Cincinnati
20
years
ago,
the
complete
waterfront
was
all
paid
as
asphalt.
Today,
it
is
it's
a
living
mixed-use
community
that
is
some
of
the
highest
priced
real
estate
in
the
Cincinnati
area,
because
they
made
that
bold
move
to
reconnect
with
the
river,
which
is
what
their
origins
were
so
I.
C
Okay,
I
would
be
happy
with
a
hoverboard
I.
Don't
need
a
flying.
Colors
Debbie,
I'm
cool
with
that.
So
just
remind
people,
hashtag
roundabouts,
we're
getting
a
lot
of
people
tweeting,
actually
so
I'm
happy
for
that
and
I'm
happy
to
take
questions
through
that
medium
as
well.
So,
given
the
great
demand
for
walkable
urban
places,
is
there
any
chance?
Arlington
can
expand
boundaries
of
the
high
density
areas
around
our
metro
stations.
D
First
I
guess:
I'd
question
the
premise:
I:
don't
necessarily
think
that
we
need
to
do
that.
Two
things
one
is
we're
not
through
building
in
those
areas.
Even
the
Rosslyn
Boston
Carter,
which
is
you
know
more
than
halfway
done,
still
has
a
lot
of
places
that
need
to
be
redeveloped
a
lot
of
still.
There
still
are
some
car
lots
out
there
and
there's
some
older
buildings
that
really
need
to
be
replaced
with
this
stuff,
that's
being
envisioned
for
Rosalyn.
D
That
will
mean
an
awful
lot
of
development
that
would
need
to
take
place
crystal
city
is,
you
know,
is
a
tremendous
area
that
you
know
a
tremendous
amount
of
new
density
that
is
envisioned
if
we're
to
realize
the
vision
in
the
plan
that
was
adopted
three
years
ago
now,
pentagon
city
isn't
really
even
half
done.
Potomac
yards
is
all
approved,
but
not
half
built.
So
we
have
these
metro
station
areas
that
have
still
tremendous
amount
of
capacity
for
development.
D
That
means
that
they'll
absorb
more
people
in
offices,
but
it
also
means
that
they'll
mean
more
life
generated
in
the
area
that
will
produce
the
benefits
on
the
ground
level.
You
don't
necessarily
need
to
go
a
whole
lot
beyond
that,
when
you
add
in
places
like
Columbia
Pike
on
a
different
scale,
but
creating
much
of
this
walkable
environment
as
well
and
potentially
with
some
of
the
planning.
D
It
won't
all
be
high
density
and
I.
Don't
think
it
should
the
ultimate
answer
to
could
you
expand
the
area
around
the
Metro
sector
is
well.
What
are
you
doing
to
expand
the
transit
then,
because
what
makes
it
work
is
the
high-capacity
transit
that
makes
it
possible
to
have
these
streets
not
have
all
that
car
traffic.
If
you
start
adding
higher
and
higher
density
and
again,
this
is
all
relative
right,
because
you
can
have
pretty
compact
development
at
pretty
modest
density
levels,
even
when
you
don't
have
transit.
D
But
if
you,
if
you
push
that
out,
then
to
some
degree
you're
going
to
be
undermining
the
the
system,
because
you're
going
to
be
adding
it
in
places
where
you'll
generate
more
car
traffic
and
you
won't
necessarily
have
the
transit
capacity
for
it.
So
in
the
long
run,
if
you
want
to
have
very
extensive
walkable
dense
urban
areas
like
in
a
in
a
big
downtown,
DC
or
you
know,
Chicago
or
New
York,
or
something
like
that.
Then
you
really
need
a
kind
of
transit
grid
to
go
along
with
it,
which
is
what
they
have
in.
D
You
know
the
loop
area
of
Chicago
or
in
Manhattan,
or
something
like
that.
But
I
really
don't
think
we're
up
against
that
kind
of
limitation,
but
we
need
to
do
is
get
built,
the
stuff
that
we
have
already
provided
for
that's
a
good
generation
and
more
of
development
that
is
possible
under
the
existing
plans.
Certainly,
if
you
augment
them
with
some
of
the
things
that
are
underway
as
well,
there's
a
lot
of
development
that
can
be
done
right
now
and
for
the
next
20
or
30
years.
B
B
E
Also
think
that
we
have
a
lot
of
opportunities
right
under
our
feet,
places
like
Courthouse
Square
it
one
of
my
first
impressions,
I'm
a
noon
Arlington
resident
and
and
I
thought
you
know
as
walkable
as
it
is,
which
is
too
much
asphalt
out
there
and
I
think
there
are
opportunities
to
reinvent
our
core
areas
as
more
pedestrian
friendly,
more
intense
and
to
start
to
reclaim
some
of
that
asphalt
and
not
just
for
pedestrian
use,
but
for
also
for
it
more
intensity.
So
we
will
continue
to
look
at
these
corridors
as
our
source.
E
We've
got
to
look
at
these
these
corridors
that
are
underutilized
in
many
ways
being
respectful
of
the
edges,
but
also
looking
for
these
info
opportunities.
That
can
slowly
build
over
time
that
the
type
of
environments
that
we
have
in
our
core
area,
without
compromising
the
scale
the
the
pleasantness
of
these
lower
intense
areas
and
I,
think
that's.
C
All
right,
Jason,
all
right
so
to
just
kind
of
tack
on
that
a
little
bit
are
there
any
unexplored
corridors
in
the
county,
perhaps
for
north
and
south
or
other
areas
to
expand
upon
outside
of
our
core
corridors
right
now,
and
maybe
that's
something
we
think
about
in
the
future.
But
I
don't
know
if
anybody
wants
to
say
anything
to
that.
Well,.
D
I
mean
Lehigh
was
mentioned,
and
you
know
again,
I
don't
want
to
get
anybody
excited
that
anybody's
think
about
putting
ballston
up
there,
but
there
are
people
in
that
community
were
saying
you
know,
we'd
like
to
have
something
we
could
walk
to
from
our
single-family
house
too,
and
I
think
some
of
it
is
and
that
Chris
was
alluding
to
a
moment
ago
that
you
know
creating
new
kind
of
town
centres
that
that
basically
enhance
the
existing
neighborhoods
and
you
know
do
what
you
know
in
columbia.
Pike
people
were
looking
for,
which
is
you
know.
D
A
In
mind
that
you've
got
eight
regionally
significant,
walkable
urban
places
in
this
town,
pentagon,
city
and
right
here
in
Rosslyn,
you
should
have
many
walkable
urban
local
serving
places
as
well
much.
What
Chris
has
been
talking
about
little
town
centers-
that
are
the
hearts
to
your
little
neighbor.
You
know
to
your
to
your
bedroom,
community
grocery
store,
dry
cleaners,
local
doctors,
offices,
sort
of
you
know,
Cleveland
think
Cleveland
Park,
and
so
it
doesn't
just
have
to
take
this
monumental
scale
and
also
keep
in
mind
that
the
walkable
urban
development
will
take.
A
You
know,
it'll,
take
less
than
I
mean
you've
got
ten
percent
walkable
urban
right
now.
You've
you've
got
far
more
than
I
mean
you've.
You've
captured
far
more
market
demand
than
most
places
your
size.
But
if
you
got
to
twenty
percent
I'd
be
shocked,
it's
no
more
than
that.
No
more
than
that,
the
vast
majority
of
Arlington
is
going
to
stay
the
way
it
is
right
now,
I.
D
B
C
A
So
much
to
be
learned.
Obviously,
Europe
has
a
lot
to
teach
us
and
I
know.
No
I
can
say
that
here
in
Arlington
this
is
a
very
educated
and
traveled
town.
If
I
said
this
in
forgive
me
but
Cincinnati
I
know
it
very
well,
they
would
throw
you
out.
You
know
we
don't
want
to
learn
from
those
foreigners.
They
don't
want
to
learn
from
Canadians.
They
don't
want
to
learn
from
people
outside
of
Ohio.
A
You
know
that
that
those
towns
didn't
start.
You
know
their
first.
You
know
the
name
of
the
town
didn't
start
with
a
sea,
so
we
can't
learn
from
them.
We
are
a
very
provincial
people
in
this
country.
We
are,
among
the
mean
we're.
Certainly
we
are
the
most
provincial
superpower
on
the
planet.
That's
pretty
easy
to
say,
and
we
don't
want
to
learn
from
what
they've
done.
A
I'm
not
saying
that
everybody
walks
in
water
there
and
there
also
you
can
come
by
out,
but
that
that
they've
got
even
at
very
small
scale,
great
urbanism.
It
does
not
take
that
large
of
a
population
Hill
Valley,
you
know.
Obviously
it's
a
fictional
town
but
anytime
I
ask
people
what
size
town
do
you
think
it
is?
They
say
it's
10,000
20,000
people
to
support
that
that
great
little
downtown
and
it
doesn't
take
much
but
so
certainly
Europe
is
high
on
my
list.
A
You
know
the
urbanism
of
China
I
personally
would
stay
away
from
you
know
they
are
taking
Greenfield
on
steroids
and
they're
going
to
be
a
next
hundred
years
are
going
to
be
redeveloping
all
the
mistakes
that
they're
making
now
I
think
best
for
us
in
this
country.
However,
you
know
the
people
that
are
closest
to
us
from
a
genetic
point
of
view.
Are
the
Canadians.
You
know
that
of
the
top.
You
know
the
top
ten
cities
on
almost
any
ranking.
A
Four
of
them
are
Canadian
cities.
So
there's
a
lot
to
be
learned
until
just
don't
follow
their
mayor.
Maybe
he
is
following
mayor.
Berry
mayor
berry
up,
but
you
know,
but
Vancouver
and
Quebec
I
mean
these
are
some.
You
know
Montreal
some
of
the
finest
towns
that
we
can
learn
from
and
they
almost
sound
like
us.
The
food.
D
D
It
has
an
underground
subway,
with
automated
trains
and
platform
screen
doors
and
a
great
walkable
central
area.
That
includes
some
fully
pedestrian
places
and
you
know
and
a
whole
lot
of
other
stuff
beside.
But
the
point
is
that
they're
able
to
do
this
in
lots
of
different
cities
that
have
really
small
size.
Our
sister
city
glance
in
France
again
is
a
couple
hundred
thousand
people
and
the
difference
is
the
development
pattern
we
have
so
many
places
here.
D
If
you
go
to
cities
all
around
the
country
that
have
a
population
listed
of
a
hundred
thousand
or
200,000
or
300,000,
there's
very
few
of
them
that
have
any
of
this
that
you
know
they're
very
few,
there's
so
many
of
them
that
if
you
asked
where's
the
center
of
town,
nobody
would
know
because
there
isn't
a
center
of
it
down.
There's
a
you
know:
a
fair
amount
of
population
and
some
economic
activity,
in
some
cases
a
lot
of
economic
activity,
but
it
you
know,
is
there
there?
D
E
I
I
want
to
comment
on
a
couple
of
cities:
the
Czech
Republic.
If
anybody
been
in
the
Czech
Republic
amazing
place,
go
outside
of
Prague
go
to
places
like
chess
gave,
udovich
go
to
telc,
go
to
Cracow
in
Poland.
These
are
relatively
small
cities.
The
key
issue
there
is
the
place
making
that
you
know
the
American
city
sort
of
auld
around
this
Main
Street
approach.
The
European
city
evolved
around
the
town
square.
E
The
market
square
I
think
that
the
goal
that
we
should
have
is
to
start
thinking
about
creating
great
places
and
not
thinking
about
corridors
for
moving
people,
but
for
places
for
people
to
linger
and
and
for
Arlington.
We
have
a
lot
of
sort
of
chopped
up
places
and,
as
we
look
to
create
opportunities
thinking
about
the
architecture
that
defines
the
places
is
another
area.
I
think
that
we
should
should
be
exploring.
E
So
it's
it's
just
not
it's
sort
of
getting
away
from
that
Main
Street
model
and
starting
to
think
about
how
European
cities
are
around
are
sort
of
defined
around
the
public
places
that
are
created.
So
as
we
look
at
opportunities
with
new
development
once
again
places
like
Courthouse
Square,
how
we're
going
to
make
that
a
great
place
and-
and
that's
with
great
defining
architecture,
that's
with
a
rational
order,
and
it's
it's
about
where
the
building
is
placed
with
the
context
is
so
for
me.
B
Chris
in
your
presentation
that
you
talked
about
place
management,
which
I
thought
was,
it
was
really
important,
and
you
mentioned
the
role
that
Business
Improvement
Districts
can
play,
and
in
early
in
my
career
I
had
a
chance
to
work
with
a
Downtown
Development
Corp
that
also
had
early
bid
and
I
learned
the
role
that
that
that
layer
or
that
mechanism
can
play.
Where
are
some
examples
in
this
country
who
are
who
maybe
some
of
the
leading
place?
Managers
that
you
you
can
define.
A
A
Again,
there
is
no
great
man
theory
here,
but
without
rich.
A
lot
of
the
stuff-
that's
happened
in
downtown
would
not
have
happened
by
the
way
downtown
DC,
which
was
a
bet.
As
you
know,
a
basket
case
15
years
ago
now
generates
a
net
profit
to
the
city
of
seven
hundred
million
dollars
per
year.
That's
the
budget
for
the
school
system
coming
out
of
one
square
mile
in
in
downtown
DC
Paul,
Leavey,
Center,
City
Philadelphia
has
done
a
remarkable
job
and
belly
for
any
of
you
that
are
looking
for
a
new
job.
A
This
is
a
phenomenal
career.
I've
gotten
a
lot
of
my
students
to
get
into
this
business.
This
is
being
the
mayor
of
400
acres
and
it
is,
and
you
don't
have
to
kiss
babies
it's
great
and
you
can
have
the
job
for
decades.
Paul's
been
there.
20
years
rich
has
been
there
15
years
and
they
and
they
they
just
make
the
plays
better
and
better
and
better,
and
it's
because
we're
barely
scratching
the
surface
as
to
what
place
management
can
be.
A
There
are
so
many
things
that
can
be
done,
I
just
tossed
out
some
of
them
when
I
was
talking
but
and
most
of
it
is
going
to
be
paid
for
by
the
private
sector.
It's
just
a
matter
of
letting
go
and
letting
the
place
managers
take
off
because
they're
going
to
find
a
way
to
pay
for
it.
Other
ones,
Steve
leaper
in
in
Cincinnati
steve,
was
one
of
those
remarkable
place,
managers
and
catalytic
developers.
A
He
took
a
place
called
over-the-rhine,
which,
five
years
ago
or
ten
years
ago,
had
the
only
race
riot
in
this
century
in
our
country.
They
hushed
it
up,
of
course,
but
it
was
vicious
and
five
years
ago,
I
would
go
through
over-the-rhine.
During
the
middle
of
the
day,
I've
been
in
some
tough
places
in
this
world
and
I
was
scared
to
death.
It
was
nasty
drug
dealing,
prostitution
right
out
there
constantly
and
he's
turned
it
around
during
the
Great.
Recession
he's
turned
it
around.
A
So
there
are
some
really
pretty
remarkable
examples.
Now,
there's
a
fellow
out
in
San
Diego
who
brought
back
Little
Italy.
Did
you
realize
that
San
Diego
had
a
little
italy?
Well,
it
was
about
a
hundred
years
ago
and
marco,
who
is
italian,
decided
to
bring
it
back
and
it's
back
with
great
italian
restaurants
and
mixed-use
development.
It's
a
downtown
adjacent
place
and
marco
has
made
its
one
of
these
little
jewels
that
he's
brought
back
all
within
the
last
seven
eight
years.
A
C
Chris,
you
mentioned
in
your
presentation
that
walkable
urban
places
occupy
point
88
of
one
percent
of
the
area
within
the
DC
region
and
I
mean
that's,
that's
small,
so
I'm
curious
about
how
much
should
it
occupy
and
in
this
question,
is
kind
of
tied
to
that.
What
can
be
done
for
developing
bedroom
communities
that
do
not
have
transit
or
robust
transit
and
density
IE,
vienna,
metro,
Noma
to
turn
them
into
a
place
so.
A
Should
is
a
normative
term
and
I
just
follow
the
data.
So
if
it's
point
88
of
one
percent,
that's
what
it
is,
I
suspect
it's
going
to
be
somewhat
larger,
but
but
even
Arlington,
just
as
just
as
chris
has
mentioned,
you're
at
best
half
built
out,
there's
still
a
lot
more,
but
can
you
can
better
utilize
the
land
that
you've
committed
to
regionally
significant
walkable
urban
places?
So
it's
definitely
not
going
to
be
two
percent.
It
might
get
up
above
one
percent,
but
that's
roughly
where
it
is
now.
That's
the
regionally
significant
stuff.
A
That's
where
employment
concentrates.
That's
where
regional
shopping
is
that's
where
one-of-a-kind
civic
functions
are.
That's
where
government
jobs
are
that's
where
Ed's
and
meds
are.
Those
are
the
regionally
significant
places
the
bedroom
communities
take
up
a
lot
of
land
and
my
hypothesis
that
I've
not
been
able
to
prove
yet,
but
we're
about
to
do
a
walkable
urban
analysis
in
Boston
and
we're
going
to
try
to
prove
this
is
that
over
the
next
generation.
A
Eighty
to
ninety
percent
of
all
development
in
this
country
will
take
place
on
no
more
than
ten
percent
of
the
existing
urbanized
land.
In
our
Metro
regions
and
it
might
be
as
low
as
five
percent,
so
the
other
ninety
percent
is
going
to
be
what
it
is
today.
It's
only
the
five
to
ten
percent,
both
local
serving
and
regionally
significant
that'll,
be
densified
so
and
there's
and
there's
nothing
normative
about
it.
This
is
just
the
facts
of
walkable
urban
places.
Take
so
much
density,
so
much
density
means
so
many
square
feet.
D
I
think
people
may
have
read
about
3-4
weeks
ago,
maybe
in
the
Washington
Post
the
fact
that
in
the
Washington
Metropolitan
Area
now
there's
something
like
five
and
a
half
million
square
feet
of
gfa
going
up
under
construction
now
and
eighty-six
percent
of
it
is
not
just
near
a
metro
station
but
within
a
quarter
mile
of
a
metro
station.
So
you
know
the
fact
that
we
have
five
and
half
million
square
feet.
People
building
this
stuff,
you
know
given
where
the
national
economy
is,
is
itself
pretty
remarkable.