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From YouTube: Christopher B. Leinberger on Urban Design
Description
Land use strategist, Brookings Fellow and author Christopher B. Leinberger speaks in Arlington Virginia on "The Urbanization of the Suburbs: Why Arlington is the National Model and Where Do We Go Next?". The talk was part of Arlington County's RoundAbouts Speaker Series on various topics related to urban design and smart growth.
A
B
Good
evening,
let
me
try
that
again
good
evening:
okay,
good
with
the
lights,
I
can't
see
all
y'all,
so
I'll
be
sure
you're
there.
Thank
you
all
for
coming
here
this
evening,
I'm
very
excited.
Let
me
say
first
that
the
folks
at
Arlington
planning
are
doing
this
series.
I
think
that
Arlington's
tradition
of
thoughtful
planning
and
thoughtful
approach
to
policy
generally
is
due
in
part
to
the
fact
that
we're
able
to
have
good
community
conversations
and
to
stimulate
everyone's
thought
and
involve
everyone
in
the
thinking
back
when
I
had
started
this
job
some
years
ago.
B
To
talk
about
as
part
of
our
community
was
maybe
a
little
bit
edgy
now,
of
course,
we
proudly
proclaim
that
we're
an
urban
community,
but
at
that
point
it
was
partly
a
matter
of
getting
a
conversation
going
about.
Where
are
we
going
in
the
future
at
a
time
when
it
wasn't
apparent
where
national
trends
were
going
in
ways
that
they
now
see
more
apparent
and
as
you'll
hear
more
about
and
one
of
the
things
that
turned
out
to
be
really
useful?
B
Let
me
say
when
you're
doing
this,
if
you're
interested
in
having
you
know
someone
who
to
talk
about
it
from
the
perspective
of
a
planner,
there
are
now
a
lot
of
people
who
can
address
that
and
they've
got
a
really
good
one
on
the
series
coming
up
a
couple
of
months.
I.
Think
if
you
want
an
architect
there
are
quite
a
number
of
people
can
do
a
really
good
job.
They
got
one
of
the
best
coming,
but
there
you
know
there
are
lots
of
folks
to
do
that.
B
If
you're
going
to
talk
about
how
you
grow
and
develop,
you
can't
really
do
that
without
talking
about
and
to
the
people
actually
do
the
development-
and
you
know
getting
the
perspective
of
the
developers
involved-
is
a
really
important
component
and
not
always
the
easiest
thing
to
do.
If
you
want
it
to
set
up
a
session
about
it
from
the
perspective
of
development
from
the
development
side,
you
might
want
somebody
who
actually
has
done
development.
B
Who
knows
what
it
is
to
put
projects
together,
and
it
was
done
it
in
an
urban
context
and
struggled
with
the
kind
of
challenges
of
doing
the
kind
of
projects
that
we
are
looking
for
in
Arlington.
You
might
want
somebody
who
has
a
national
perspective
and
has
looked
at
the
the
data
and
the
trends
and
understands
what's
going
on
in
the
broader
picture,
understands
the
market,
some
kind
of
market,
analyst
or
researcher
you
might
want
an
academic
somebody
who's
actually
had
to
teach.
You
know
younger
folks
how
to
do
this
stuff
and
who's
studied
it.
B
Now
something
like
that
and
he's
also
an
advocate
and
has
worked
to
organize
a
like-minded
progressive
developers
around
the
country
into
a
national
organization
called
locust,
which
is
that
happens
as
an
affiliate
of
Smart
Growth
America,
which
means
that,
among
other
things,
I'm
going
to
get
to
be
a
colleague
of
his
and
a
little
bit
here
too.
So
I
think
that
we
have
with
us
tonight.
Somebody
who
has
looked
at
this
from
a
variety
of
different
perspectives.
That
in
many
ways
are
different.
B
Then
most
of
the
folks
like
me
that
you
get
to
hear
talk
about
this
kind
of
thing.
From
an
environmental
perspective.
Our
planning
perspective,
an
architectural
perspective
or
elected
officials
perspective,
and
chris
has
been
doing
a
lot
to
share
that
and
to
organize
people.
He
published
a
book
a
few
years
back
called
the
option
of
urbanism,
which
I
recommend
to
you.
B
If
you
haven't
seen
it
it's,
you
know
a
different
kind
of
take
than
a
lot
of
again
a
lot
of
the
usual
very
good
stuff
that
are
the
fill
the
shelves
on
our
favorite
subjects
here,
because
of
that
perspective
from
the
real
estate
side
of
things.
So
please
join
me
in
welcoming
to
our
stage
professor
Chris
lineberger.
C
Very
gracious
and-
and
you
are
of
course,
are
going
to
be
losing
Chris
and
you
I
hope,
there's
going
to
be
many
many
venues
where
you'll
be
able
to
share
just
how
much
he's
meant
to
you,
because
I
literally,
would
not
be
here
on
this
stage
without
Chris,
not
just
because
he
asked
me,
but
also
the
cause
of
the
model
that
he's
been
instrumental.
Not
that
it
is,
you
know,
there's
no.
C
C
They
made
a
phenomenal
contribution,
but
chris
took
advantage
of
it
and
for
18
years,
I
believe
he's
been
I
count
among
the
top
five
local
elected
officials
in
the
country.
I've
worked
with
a
lot
of
them.
He
is
truly
at
the
top,
so
I
know
you're
going
to
miss
him,
but
thank
you
for
sending
him
across
the
river.
C
We
certainly
will
make
good
use
of
a
mat
Smart
Growth
America,
so
why
I
am
here
is
because
you've
given
me
great
food
for
for
my
speeches
throughout
the
country,
you
give
me
great
models
that
I've
used
countless
times.
I
was
on
the
phone
with
the
New
York
Times
today
about
talking
about
Arlington
as
the
model
for
suburban
earth
for
suburban
urbanism
literally
the
model.
My
phrase
is:
is
that
if
you
don't
understand
Arlington,
you
don't
understand
the
urbanization
of
the
suburbs
and
it's
a
critical
critical
trend.
C
C
So
what
are
we
talking
about
we're
talking
about
the
built
environment,
real
estate,
your
homes,
this
building
the
street
in
front
of
us
all
the
all
of
the
infrastructure?
When
you
add
it
all
up,
it's
a
minimum
of
thirty
five
percent
of
the
assets
of
the
country.
It
is
the
largest
asset
class
and
we
in
real
estate
are
very
proud
of
the
fact
that
of
the
last
three
recessions,
we've
caused
two
of
them
that
that
we
really
can
either
take
this
economy
down.
But
then,
when
it
comes
back,
we
supercharge
it.
C
The
key
thing
to
know
is
of
the
15
infrastructure
kappa
categories.
First
among
equals
is
transportation
because
transportation
drives
development
and
the
transportation
system
you
select
as
a
governance
as
a
jurisdiction
will
dictate
what
you
can
build
and
if
you
just
build
freeways,
we
know
what
you
get.
You
get
the
one
way
of
building
that
the
bulk
of
the
country
has
been
following
for
50
years:
drivable
suburban
places,
but
if
you
build
a
portfolio
of
different
transportation
systems
are
still
very
important,
of
course,
but
buses
and
rail,
transit
and
biking
and,
of
course,
walkability.
C
You
can
then
build
the
second
way
of
building
the
built
environment,
which
is
walkable
urban.
Those
are
the
only
two
options:
drivable
suburban
walkable
urban
within
those
two
categories-
there's
vast
variations,
but
those
are
the
two
basic
concepts,
so
the
corollary
of
transportation
drives
development.
Is
that
you
don't
build
transportation
systems
to
move
people?
That's
not
the
goal
for
6,000
years
of
building
cities.
The
goal
of
building
transportation
systems
is
economic
development.
The
means
is
by
moving
people.
C
The
thing
about
the
country,
of
course,
is
that
we
we
did
build
walkable
urban
places
in
the
19th
century,
early
20th
century,
but
then
after
the
Second
World
War,
we
push
the
pendulum
all
the
way
over
and
all
we
built
was
driveable
suburban.
The
market
wanted
it.
We
in
real
estate
responded
the
you
know.
Obviously
the
the
National
Highway
Act
was
a
great
propellant
of
it
and
we
got
really
good
at
building
drivable
sub
urban
places,
and
so
you
know
how
this
laid
out
on
the
ground.
We
invented
free
weight.
C
Why
should
we
copied
it
from
from
Nazi
Germany?
We
copied
freeways
and
we
and
we
figured
out
how
to
build
subdivisions,
and
then
we
invented
the
regional
mall.
This
is
king
of
prussia,
mall
outside
of
Philadelphia,
where
I
grew
up.
When
I
first
went
there,
I
thought
I'd
died
and
gone
to
heaven.
We
love
this
stuff
and,
of
course
we
got
better
at
building
freeways.
This
is
Texas,
they
know
how
to
build
freeways
and
we
just
kept
on
pushing
out
the
development
to
the
edge.
So
much
so.
C
Now
the
there's
a
lot
of
unintended
consequences
of
this
experiment-
and
this
was
an
experiment
with
driveable
suburban
ism.
The
world
had
never
seen
it
in
the
6,000
years
that
we've
been
building
cities
and
so,
to
a
certain
extent,
the
novelty
of
it
was
part
of
its
appeal.
But
when
you
do
something
new
you're,
not
thinking
of
the
downsides
you're
thinking
of
all
the
exciting
upsides
and
but
we
now
know,
there's
a
lot
of
unintended
consequences
and
there's
no
conspiracy,
theory
here,
it's
just.
C
We
wanted
it,
we
did
it
and
we
just
didn't
figure
out
that
there
was
any
downside,
but
there
is
and
there's
lots
of
them,
but
one,
of
course,
is
climate
change
and
that
the
built
environment,
our
buildings
and
the
transportation
systems
we
use
to
get
between
our
buildings
is
responsible
for
seventy-three
percent
of
greenhouse
gas
emissions.
So
once
it's
again
legal
in
Washington
to
talk
about
greenhouse
gases
and
climate
change,
we
know
that
the
built
environment
is
going
to
be
front
and
center.
C
So
adjust
your
lens
tonight
to
think
about.
The
fact
that
demand
mitigation
is
what
we're
really
talking
about
as
far
as
how
we're
going
to
really
address
climate
change
based
upon
the
built
environment,
but
I'll
come
back
to
that,
and
we
also
now
know
where
the
greenhouse
gas
emissions
takes
place.
This
is
Chicago
and
the
city
is
in
the
blue
in
the
center
along
Lake,
Michigan
and
out.
The
orange
is,
of
course
those
are
the
fringe
suburbs.
C
They'll
testify
that
I
am
one
of
the
toughest
professors
they've
ever
had,
because
I
make
them
watch
popular
movies
and
the
most
important
one
is
back
to
the
future
that
1985
classic
there's
back
to
the
future
one
and
back
to
the
future.
Two
they're
great.
They
teach
you
a
lot
about
urbanism
back
to
the
future.
Three
is
worthless,
so
don't
even
watch
that,
but
what
they
showed
in
1985
is
this
fictional
town
of
Hill
Valley.
By
the
way
they
use
a
technique
that
we
that
we
in
real
estate
employ.
C
As
far
as
naming
things,
you
name
a
project
after
what
you
destroyed
to
build
on
top
of
it,
so
Hill
Valley,
you
take
the
hill
drop
it
into
the
valley,
it's
Hill
Valley,
and
they
show
in
back
to
the
future
three
different
times
in
Hill
valleys
existence,
1955
downtown
Hill,
Valley,
1985,
Hill,
Valley
and
the
distant
future.
So
we're
going
to
see
these
clips
because
they
show
the
entire
evolution
of
our
towns
and
cities
in
this
country
and
they
and
they
got
it
dead.
On.
C
Here's
a
straight
downtown,
the
plaza
in
front
of
the
courthouse
you
can
get
there
by
car
bus
bike
skateboard
if
you're
Marty,
McFly
pretty
ideal
and
the
density
there
was
probably
an
FA
are.
If
you
know
what
floor
area
ratio
is
of
about
maybe
1.0
1.5,
so
about
five
times
more
dense
than
suburbia,
but
even
back
in
1955,
the
seeds
of
change
had
been
planted.
This
is
a
billboard
that
Marty
McFly
parked
the
DeLorean
behind.
C
C
Oh,
you
notice
what
it
was
named
that
pine
tree
had
to
go,
but
now
in
back
to
the
future
two
he
goes
to
this
distant
future
to
downtown
Hill
Valley
and
it's
completely
revived.
It's
come
back
to
its
grandeur,
though,
obviously
in
a
future
context
and
you'll
notice
that
not
only
did
they
get
that
they
got
everything
dead
on,
except
for
one
thing
which
they
never
give
us.
They
never
give
us
the
flying.
Cars.
C
Was
2015
in
the
movie
we've
arrived
back
to
the
future.
Now,
there's
a
lot
of
reasons
for
this.
Why
this
has
happened
over
the
last
15
years
and
we
know
who
to
blame
it's
your
kids,
it's
the
Millennials
they're,
the
ones,
driving
this
and
probably
the
best
way
of
understanding.
This
is,
of
course,
television.
Television
Hollywood
does
more
consumer
research
than
any
industry,
and
they
put
on
shows
that
are
really
aspirational.
C
So,
if
you
think
about
what
the
baby
boomers
were
were
raised
on,
they
were
raised
on
they'll,
leave
it
to
beaver
and
Dick
Van
Dyke
and
the
Brady
Bunch
all
said
in
the
suburbs
back
in
the
50s.
Only
you
know,
twenty
percent
of
us
lived
in
the
suburbs,
but
we
were
aspiring
to
move
to
the
suburbs,
hence
Hollywood
feticide.
C
So
one
of
my
favorites
that
I'd
like
to
use
is
of
course
I
Love
Lucy,
which
this
is
in
January
the
third
week
in
January
of
1957,
when
Lucy
living
in
Manhattan
got
it
through
her
featherbrained
head
that
she
wanted
to
move
out
to
Connecticut
out
to
the
country.
Listen
to
her
reasoning,
thinking
she
has
three
reasons
here.
They
still
hold
today
about
why
people
aspire
to
moving
to
the
fringe
as
far
as
drivable,
suburban
places,.
C
D
C
C
What
she
did
in
the
following
weeks
show
is
that
she
invited
Fred
and
Ethel
out
to
visit
two
weeks
after
that
they
moved
out
to
Connecticut
I.
Think
you
see
where
this
is
going
and
what
they
discovered
is
is
one
of
the
unintended
consequences
of
driveable,
suburban
from
an
economic
and
quality
of
life.
Point
of
view,
as
you
build
more
the
quality
of
life
declines.
We
didn't
know
this
when
it
started,
but
the
next
subdivision
gets
built
next
to
your
house.
The
open
space
gets
taken
away,
there's
more
traffic,
there's
more
pollution.
C
Your
kids
can't
leave
their
subdivision
because
they're
gonna
get
run
over
and
so
the
very
reason
you
went
out
there
gets
destroyed.
It
also
explains
the
most
important
political
movement
of
the
last
generation.
The
rise
of
neighborhood
groups,
you
gray
hairs
out.
There
did
not
have
like
I
didn't
neighborhood
groups
growing
up,
we
had
PTA,
we
had
Boy
Scouts,
we
had
church
groups,
we
did
not
have
neighborhood
groups
now.
Every
neighborhood
in
this
country
is
organized
and
they're
organized
rationally
to
stop
development
because
of
the
more
is
less
phenomenon
and.
C
Now,
let's
fast-forward
and
think
about
what
the
kids
grew
up
with
obviously
Seinfeld
and
before
that
cheers.
But
you
know
sex
and
the
city
and
how
I
met
your
mother,
all
set
in
walkable
urban
places,
safe
people
that
are
delayed
getting
married
and
they
have
a
wonderful
life
in
these
walkable
urban
places
and
seinfeld,
of
course,
showed
it
and
continued.
C
They
move
where
they
do
the
interview
on
Jeopardy
now
yeah
used
to
be
right
in
the
middle
of
single
jeopardy.
Let
me
do
it
right
after
single
jeopardy,
yeah
much
better.
Isn't
it?
Oh?
No
comparison,
so
it's
the
only
show
about
nothing,
but
it
really
was
about
urbanism
and
creating
a
world
that
the
baby
boomers
would
never
imagine,
because,
10
years
before
Seinfeld
we
were
watching
Hill
Street
Blues,
where,
if
you
went
to
an
urban
location,
you're
going
to
get
killed
and
and
ten
years
later,
with
Seinfeld
and
and
all
the
rest,
it
was
urban.
C
His
hip
urban,
as
cool
urban
is
safe.
So
there's
other
reasons
you
can't
ignore
the
baby
boomers.
We
will
not
let
you
ignore
the
baby
boomers,
but
we're
playing
a
secondary
factor
here,
and
but
we
are
like
all
retirees
like
all
empty
nesters.
We
downsize
and
many
not
all,
are
moving
to
walkable
urban
places
when
you
add
up
those
two
of
the
largest
generations
ever
in
this
country.
You
look
at
the
demographic
impact
and
back
50
years
ago,
fifty
percent
of
households
were
singles
and
couples.
Fifty
percent
had
children
living
in
the
households.
C
That's
what
the
baby
boomer
that's
how
the
baby
boomers
were
in
fact
raised
today.
Seventy-Five
percent
of
all
households
do
not
have
children
their
singles
and
couples
they're
the
target
market
for
walkable
urban
development,
but
if
you
walk
across
the
key
bridge
and
into
Georgetown,
and
you
of
course,
many
of
your
neighborhoods
here,
you
have
a
baby
boom
going
on
so
obviously
well,
it's
not
just
singles
and
couples,
but
that
is
the
target
market.
C
When
you
look
at
the
future
marginal
growth
in
households
in
this
country,
only
fourteen
percent
of
the
net
growth
in
households
will
have
children
living
in
them
over
the
next
20
years.
Eighty-Six
percent
will
be
singles
and
couples
the
markets
telling
us
something,
of
course,
there's
also
boredom
most
metro
metro
areas.
You
know
today,
even
in
this
country
and
certainly
in
metro
DC
15-20
years
ago,
you
had
a
choice
of
a
single
family
home
or
a
single-family
home.
C
There
was
no
choice
and
the
market
demands
choice,
but
really
one
of
the
most
important
things
is
that
the
creative
class
which
is
driving
this
knowledge
economy
is
demanding
walkable
urban
places
as
the
explosion
South
of
Market.
In
San
Francisco
the
move
of
Motorola
and
United
Airlines
and
bowing
to
downtown
downtown
Chicago,
the
move
of
Google
to
downtown
New
York
down
into
the
Meatpacking
District,
even
the
movement
of
Quicken
Loans
to
downtown
Detroit
of
all
places
demonstrates
the
the
the
need
for
the
knowledge
economy
to
be
in
walkable
urban
places.
C
The
final
reason
is
just
sure
household
economics
that
the
car
has
gotten
so
bloody
expensive.
It's
been
it's
pricing,
a
lot
of
folks
out
of
the
ability
to
own
a
car
and
nineteen
percent
of
the
average
household
income
goes
towards
maintaining
or
paying
for
transportation,
almost
all
of
it
for
24
cars,
if
you
disaggregate
the
data,
drivable
suburban
households,
it's
about
twenty
five
percent
of
all
household
income
is
for
maintaining
a
fleet
of
cars,
walkable
urban
households,
it's
only
nine
percent.
The
sixteen
percent
Delta
is
about
seven
eight
hundred
billion
dollars
per
year.
C
The
bulk
of
that
money
goes
out
of
the
local
metropolitan
area.
It
goes
to
this.
It
goes
to
22
a
Detroit
Tokyo,
Stuttgart,
Saudi,
Arabia
and
Venezuela.
If
the
walkable
urban
households,
that
money
is
reinvested
locally,
there's
also
just
sheer.
Can
you
know
consumer
demand?
There's
been
a
lot
of
consumer
demand.
Work
done
on
this
long
story,
short
about.
Thirty
percent
of
us
want
walkable
urban
I'm,
sorry,
thirty.
Forty
percent
of
us
want
walkable
urban
in
most
metro
areas.
C
Thirty
forty
percent
of
us
went
driveable
suburban,
thirty
percent
to
go
either
way,
but
on
the
supply
side,
that's
the
issue
that
even
in
DC,
we
probably
have
twenty
percent
of
our
households
living
in
walkable
urban
places
in
places
like
Atlanta,
it's
like
four
or
five
percent.
So
when
you
have
high
demand
and
low
supply,
you
get
of
course
pent-up
demand
and
when
you
have
pent
up
demand,
what
happens?
C
So
what
are
we
doing
as
far
as
driving?
The
amazing
thing
about
driving
is
that
in
in
economics,
there
has
been
a
rule
of
thumb
that
has
stood
for
a
hundred
years
that,
as
GDP
went
up
x
percent
the
vehicle
miles.
Traveled
VMT
went
up
the
same
x
percent.
If
gdp
went
down,
one
percent
vehicle
miles,
traveled
went
down
one
percent,
it
was
in
lockstep
for
a
hundred
years.
C
It
was
in
lockstep
until
the
mid-90s,
where
the
VMT
curve
started
to
flatten
out-
and
in
fact
you've
heard
about
the
you
know
about
peak
oil
and
there's
a
great
debate
as
to
whether
there
will
be
peak
oil
or
not,
but
we
can
guarantee
you.
There
is
peak
driving
because
we're
past
it
in
this
country
in
absolute
terms,
in
per
capita
terms,
we
are
falling.
We
peaked
in
2004,
we
are
down
six
percent
as
a
whole,
but
it's
the
young
people.
C
The
young
people
peaked
in
2001
when
gas
prices
were
a
buck,
a
gallon
in
real
dollar
terms,
going
back.
That's
what
we
paid
baby
boomers
paid
in
the
60s.
We
paid
a
quarter,
a
gallon
for
gas,
2002
or
2001,
some
of
the
lowest
gas
prices
ever
and
that's
when
the
young
people
decided
those
between
16
and
34,
decided
to
start
driving
less
since
that
peak
in
driving
in
2001
they're
driving,
thirty-three
percent
less
in
absolute
terms
on
a
per
capita
basis
from
a
social
science
point
of
view,
that's
falling
off
a
cliff.
C
Now
the
thing
about
these
walkable
urban
places
that
we
need
to
build
is
that
they're
much
more
difficult
to
build.
We
in
real
estate
for
the
50
years
of
the
late
20th
century.
We
got
really
good,
or
at
least
the
best
way
that
I
can
look
at
it.
We
got
really
good
at
driving.
Nascar's
nascar's
go
straight
or
turn
left
they're
engineered
only
to
turn
left,
which,
from
a
political
point
of
view,
was
somewhat
ironic,
and
you
drive
150
miles
an
hour.
C
What
we
need
to
learn,
how
to
do
and
what
you
as
Arlene
Tony
ins
and
your
city,
officials
and
you're
planning
department
needs
to
learn
how
to
do
is
fly
fighter
jets,
which
is
you
go
straight,
turn
left
turn
right,
shoot
up
five
miles
or
crash
and
burn
in
seconds
going
600
miles
an
hour
while
you're
being
shot
at
the
complexity
is
many
many
times
greater
than
driving
NASCAR
and
we're
still
just
learning
this.
We
still
have
a
lot
of
mistakes.
We
have
to.
C
You
know
fail
quickly,
there's
still
a
lot
of
things
we
have
to
learn,
but
the
one
thing
that
we
have
learned
is
that,
as
you
add,
more
elements
to
a
complex
walkable
urban
place,
it
generally
just
gets
better
that
that
the
next
condo
neck
down
down
the
street
here
in
Rosslyn
the
next
restaurant,
the
next
hotel
puts
more
people
on
the
street.
There's
more
economic
activity,
there's
increasing
economic
viability,
rents,
go
up,
property
values,
go
up,
property
taxes
go
up,
we
start
an
upward
spiral.
More
is
better,
however.
C
The
other
thing
is,
you
know,
there's
no
such
thing
as
a
free
lunch.
There
is
unintended
consequences
of
walkable
urban
as
well,
and
the
main
unintended
consequence
is:
we've
got
a
massive,
affordable,
housing
problem
and
we
have
to
change
our
affordable
housing
strategy
in
this
country.
It
used
to
be
well
actually
the
current,
affordable
housing
strategy.
Even
today,
is,
as
you
probably
know
it
as
drivin
to
you,
qualifying
just
keep
on
driving
out
to
Prince.
William,
County
and
you'll
find
something
that
you
can
afford.
C
C
So
here's
how
the
metro
Washington
area
lays
out
and
and
your
role
within
it.
This
is
a
study
that
we
did
at
GW
that
was
released
last
year.
Looking
at
the
walkable
urban
places
that
play
a
regional
role
in
the
economy,
there
are
43
of
these
walkable
urban
places.
We
for
shorthand
call
them
walk
ups,
we
were
calling
them.
You
know,
walkable
urban
places,
wup
shorthand
became
whoops.
C
Somebody
who
is
more
creative
than
I
said
that
won't
do
for
my
marketing
point
of
view,
so
they
came
up
with
walk
ups,
and
so
here's
downtown
and
Golden
Triangle
the
that
there
are
six
types
of
walkable
urban
places.
The
first
type
is
downtown.
Second,
is
downtown
adjacent
surrounding
downtown,
like
DuPont
like
foggy
bottom,
where
where
of
course
GW
is
capital,
riverfront
Noma,
then
there's
urban
commercial
adams,
morgan
columbia
heights-
these
were
local.
Serving
places
went
downhill
economically,
are
now
rushing
back
as
regionally
significant
walkable
urban
places.
C
Then
we
move
to
the
suburbs,
because
there's
three
types
in
the
suburbs
and
the
first
type,
our
town
centres
that
were
18th
19th
century
town
centres
laid
out
before
the
car,
a
lot
of
historic
buildings.
They
went
downhill
as
well
they're.
Now
coming
back
like
Bethesda
like
clarendon
like
here
in
rosslyn,
they
were
your.
You
know.
Those
are
those
were
the
two
town
centres
of
of
this
of
this
county.
Then
the
Big
E
is
the
conversion
of
strip
malls
and
regional
malls
into
walkable
urban
places.
C
There
are
ten
thousand
dead
or
dying
regional
malls
and
strip
malls
in
this
country
and
they're
being
recycled
and
what's
been
remarkable
about
Washington.
Is
that
you
know
Tyson's
is,
is
repositioning
itself
they're?
Putting
in
the
four
metro
stops
the
property
owners
put
up
a
third
over
a
trillion
dollars
of
money
over
a
billion
dollars?
Sorry
about
that
I'm
in
Washington
billion
trillion
same
thing:
they
put
over
a
billion
dollars
to
extend
Metro
out
out
of
their
own
pockets
voluntarily,
and
why
did
they
do
it?
C
They
want
to
be
like
Arlington
I've
heard
that
from
property
owners
in
tysons
repeatedly
25
years
ago,
Tyson's
was
up
here.
Downtown
DC
was
down
here,
economically
they're
just
reversed
now,
and
so
the
property
owners
po
need
up
that
money
and
the
their
model
I've
heard
it
many
many
times.
Is
you
Arlington
what
you've
done
and
by
the
way
the
citizens
of
round
Tyson's,
not
all
the
neighborhood
groups,
but
most
of
the
neighborhood
groups
supported
the
tripling
of
density
in
tysons,
and
why
do
they
do
it?
They
want
to
be
like
Arlington
too.
C
That's
why
they
did
it
so
so
the
redevelopment
of
strip
malls
are
a
huge,
huge,
future
dynamic
and
then
finally,
the
six
category
is
greenfield.
Developments
reston
town
center
is
the
granddaddy
of
mom
national
harbor.
We're
not
going
to
do
too
many
of
those,
but
actually
crystal
city
is,
is
an
example
of
that.
Obviously
they
it's.
It
was
not
done,
particularly
well,
it's
being
retrofitted.
Right.
Now,
thank
goodness,
but
it
was
a
greenfield
site
development.
C
That's
the
metro
system.
Eighty
percent
of
these
forty
three
places
are
served
by
Metro
and
of
those
forty
three
places
when
you
add
up
the
acreage.
It's
seventeen
thousand
five
hundred
acres,
which
is
point
88
of
one
percent
of
the
total
land
mass
in
the
entire
region.
Keep
that
mind,
keep
that
number
in
in
mind
for
a
few
more
slides,
so
here
just
the
and
we
actually,
with
recent
work.
We've
now
discovered
a
seventh
type,
which
we
call
urban
universities
and
but
again
there
are
three
of
these
types
in
the
suburbs.
C
So
this
is
not
just
the
redevelopment
of
of
our
Center
cities,
it's
the
urbanization
of
the
suburbs
and,
of
course,
Arlington
I
mean
you've
already
seen
this
slide.
I,
of
course
stole
it
from
Chris.
So
you
know
here
is
clarendon,
and
here
is
the
1980
sears
store
and
here's
the
shot
from
the
same
perspective
today
with
the
apple
store,
Whole,
Foods,
restaurants
and
six
hundred
dollar
per
square
foot
condos
on
top.
The
thing
is:
is
that
two
blocks
north
and
two
blocks
south
of
this
place?
C
You
see
that
it
goes
back
to
single
family
and,
in
fact
the
most
expensive
single
family
housing
in
Arlington
is
within
walking
distance
of
your
walkable
urban
places.
Why
is
that?
So?
Because
they
can
live
in
suburban
splendor
and
walk
to
great
urbanism,
they
have
the
best
of
two
worlds.
My
research
shows
that
those
places
that
are
near
great
walkable
urbanism
get
a
40
to
100
percent
price
per
square
foot
price
premium
because
of
that
best
of
two
worlds.
C
Today,
it's
almost
fifty
five
percent
of
your
tax
revenues.
You've
pushed
your
tax
base
on
to
10
%
of
your
land
and
many
of
those
people
that
are
living
in
those
in
that
ten
percent
are
renters
or
condo
owners
and
guess
what
most
of
them
don't
have
kids,
but
they
do
pay
school
taxes.
As
a
result,
you
have
some
of
the
best
schools
in
the
country,
that's
one
of
the
major
reasons
why
you're
a
model
and
why
people
perk
up
their
ears.
C
The
other
thing
that
that
you've
done
that
they
love
to
hear
about
is
that
you've,
of
course,
quadrupled
the
development
on
that
ten
percent.
Over
the
last
25
years,
your
absolute
car
counts
on
wilson.
Boulevard
are
flat
or
slightly
down
virtually
everybody,
that
is,
that
is
going
to
work
or
living
in
that
ten
percent
get
you
know
they
get
around
by
biking,
walking
or
metro.
C
Downtown
white
flint
is,
of
course,
following
you
they're
using
you,
but
of
course
they
don't
say
they
like
to
be
like
arlington.
They
say
that
they
like
to
be
like
Bethesda.
So
this
is
that's.
Why
certain?
Why
I'm
showing
you
this?
But
anyway,
let
me
show
you
the
growth
of
metro
and
how
remarkable
it's
been
since
it
opened
in
1978,
and
then
here
it
is
in
1986
as
you
as
we
continue
to
invest
in
Metro.
This
is
just
really
remarkable
and
particularly
the
orange
line.
C
C
Where
do
t
wanted
to
put
it
40
years
ago,
in
the
right-of-way
of
route
66,
where
the
most
valuable
real
estate,
the
stuff
within
walking
distance
of
the
station
you
can't
get
to
because
it's
it's
your
you'll
be
run
over,
and
so
the
only
economic
development
activity
until
very
recently
has
been
parking
ride.
Surface
parking
lots.
So,
of
course,
what
do
they
do
with
route
6
with
with
the
silver
line?
Now
they
obviously
loop
through
Tyson's,
which
was
he
was,
he
was
just
very
important
but
phase
two.
C
C
So
how
have
we
built
here
over
the
past
four
real
estate
cycles?
Twenty
four
percent
in
the
nineteen
ninety
or
the
past
three
real
estate
cycles
in
in
the
1990s
twenty
four
percent
of
our
development
in
this
region
went
into
walkable
urban
places
in
2000's
it
was
thirty-three
percent
and
in
this
real
estate
cycle,
it's
roughly
fifty
percent
this
again
ignored.
This
is
only
regionally
significant
places
that
this
ignores
bedroom
communities,
if
you
add
in
bedroom
communities,
I'm
guessing
that
adds
another
thirty
percent.
C
So
in
this
real
estate
cycle,
my
estimate
is
that
eighty
percent
of
all
real
estate
development
is
in
walkable
urban
places
again
that
fifty
percent
went
to
one
less
than
one
percent
of
the
land
and
probably
that
thirty
percent,
that
is
local
serving
probably
went
to
four
or
five
percent
of
the
land,
so
we're
just
building
on
a
very
small
fraction
of
the
entire
region.
We
don't
need
to
add
another
acre
to
this
region.
C
Of
course,
we
have
price
premiums.
Here
is
office,
price
premiums
of
seventy-five
percent.
You
know,
of
course,
about
the
housing,
price
premiums
and
again
gentrification.
Most
of
this
is
because
we
don't
have
enough
supply,
but
let
me
just
show
you
what
it
can
do
to
climate
change
that
the
the
chart
on
the
left.
The
little
thermometer
on
the
left
is
is
what
the
BTUs
of
a
driveable
suburban
household
is,
and
it's
you
know
it's
about
640,000
BTUs
per
year
per
driveable,
suburban
household,
that
what
we
saw
with
that
map
of
Chicago
earlier.
C
If
you
move
that
driveable
suburban
household
move
it
over
two
columns
to
the
walkable
urban,
you
reduce
their
greenhouse
gas
emissions
by
fifty
percent,
and
if
you
move
them
into
a
green
house
in
a
walkable
urban
condition,
you
decrease
their.
You
decrease
their
greenhouse
gas
emissions
by
seventy
five
percent.
So
again
what
I
said
earlier
that
the
built
environment
is
responsible
for
seventy-three
percent
of
greenhouse
gas
emissions
and
if
you
move
people
from
the
fringe
to
Arlington
you're,
going
to
cut
their
greenhouse
gas
emissions
by
between
50
and
75
percent?
C
This
is
obviously
the
number
one
way
we're
going
to
address
climate
change.
The
country
right
now
is
at
we
are
emitting.
We
have
been
dropping
for
about
eight
years
as
far
as
greenhouse
gases,
believe
it
or
not,
we're
down
to
about
nineteen
seven.
Nineteen.
Ninety
six
levels,
part
of
it,
was
the
recession,
but
we've
continued
going
down.
Part
of
it
is
the
conversion
from
cold
and
natural
gas
and
fracking.
But
when
we
start
the
really
do
the
research,
I
believe
we
don't
have
the
we
don't
have
the
evidence.
C
So
the
question
are:
what
are
the
lessons
that
you've
taught
us
so
far?
I
sort
of
I
try
to
categorize
what
have
you
done
that
I'm
taking
across
the
country
in
speeches
and
in
research
to
show
other
people
what
they
can
learn
from
you?
And
the
first,
of
course,
is
that
if
you're
going
to
put
in
rail
transit
put
it
underground,
it
works
best
because
you
get
360
degrees
of
economic
development
in
tysons
they're
going
to
get
180.
C
It's
only
going
to
go
on
one
side
of
that
elevated
track
for
all
time,
they're
going
to
miss
out
on
one
half
of
the
economic
development
potential
you're,
taking
advantage
of
all
360
degrees.
It
costs
want
to
put
it
underground,
but
you're,
making
a
whole
lot
more
money.
Long
term,
as
your
as
those
tax
records
show
number
two
is
you've,
got
to
make
the
right
thing
easy.
C
You
measured,
you
listen
than
you
analyzed.
You've
been
spending
about
50000
dollars
per
year
in
this
county,
doing
research,
understanding
where
you're
going
getting
feedback
doing
doing
consumer
studies.
It
takes
that
kind
of
analysis,
especially
when
you're
out
there
pioneering,
like
you've,
been
you've,
insisted
on
mixed
juice,
and
you
backed
it
up
by
the
research
I've
seen
a
number
of
examples
where
chris
zimmerman
would
beat
up
a
developer
and
say
damn
it
put
office
into
that
mixed
use
project,
even
though
they
didn't
want
to
they
did
it.
They
were
pleased
as
punch.
C
They
made
a
fortune
doing
it.
It
filled
up
at
record
rent.
They
probably
didn't
thank
you,
but
they
did
by
paying
some
phenomenal
taxes,
and
but
it
needs
to
be
mixed
juice.
It
cannot
be
a
monoculture
like
fog
or
like
Golden.
Triangle
is
in
DC,
which
is
all
office
space.
You
started
on
the
affordable
housing
strategy
before
it
was
perceived
to
be
an
issue,
and
you
stuck
with
it
in
good
years
in
bed,
you've
made
cash
contributions
to
your
affordable
housing
fund
even
in
bad
years.
C
That's
almost
heroic
now,
given
the
need
I'd
only
grade
you
be
plus,
but
everybody
else
is
C
D
and
E
in
this
country,
you're
leading
the
pack
you've
got
a
lot
more
to
go
because
you're,
barely
holding
on
to
the
affordable
housing
that
you
have
now
with
the
investment
that
you're
making
walkable
urban
development
you've
shown
absolutely
and
on
de
basis
has
reduced
your
traffic.
That's
just
a
killer
thing
and
it's
reduced
your
need
for
parking
that
that
everybody
used
to
build.
You
know
with
retail,
for
parking
spaces
per
thousand
square
feet
of
retail.
C
They
actually
sometimes
five
and
six
parking
spaces
per
thousand
square
feet
of
retail
you're.
Finding
that
it's
going
down
to
two
parking
spaces
per
thousand
one
parking
space
per
thousand
you're
driving
down
the
parking
ratios,
because
so
many
people
are
getting
there
by
walking
and
and
by
bus
and
and
by
biking
and
Metro.
C
The
other
interesting
thing
is
that
walkable
urban
development
leads
to
growing
Democratic,
Party
majorities
and
the
best
summary
of
that.
The
best
line
I've
heard
was
former
Congressman
Tom
Davis,
who
was
fighting
the
Vienna
transit
oriented
development
project
by
saying
most
aptly
that
people
that
live
there
do
not
vote
for
people
like
me,
I,
don't
think.
We
know
why
Democrats
tend
to
be
concentrating
in
walkable
urban
places.
We
can
have
a
lot
of
hypotheses
about
it,
but
it's
not
been
proven,
but
it
sure
is
seems
to
be
happening.
C
You've
also
shown
us
to
focus
on
the
cores
first
and
then
the
corridors
come
along
that
most
of
your
cores
are
approaching.
Build-Out,
there's
still
stuff
to
build,
but
a
lot
of
this
real
estate
cycle
you've
been
seeing
wilson
boulevard
being
built
out
connecting
the
course
and
you've
also
shown
that
bus
based
in
car
based
walkable
urban
places
can
be
made
to
work.
Shirlington
is
a
great
example
of
that
now.
Not
even
Arlington
is
perfect.
Only
Buddha
is
perfect,
Rosslyn
and
crystal
city.
C
Now
we
all
know
they're
easy
to
hate
they're
easy
to
make
fun
of,
but
in
the
70s
you
were
making
mistakes
that
nobody
else
was
thinking
of
trying
to
make
and
you
you
now
have
a
chance
to
change
it,
and
you
are
crystal
city
in
particular,
but
also
Roslyn.
You
are
making
some
pretty
noble
strides
to
retrofit.
These
places
you've
been
late
to
the
game
in
understanding
the
importance
of
place
management
place,
management
is
best
done
by
the
private
sector.
C
Generally,
it
takes
the
form
of
Business
Improvement
Districts
they
pay
for
it.
So
I
would
urge
you
to
continue
place.
Management
is
a
missing
level
of
governance
in
our
society
and
we
are
seeing
place
management
blossom
throughout
the
country.
You
need
to
encourage
that
which
means
that
the
county
supervisors
and
the
county
staff
are
going
to
have
to
delegate
down
to
the
place
management
to
folks,
to
have
them
do
more
and
more
take
on
more
and
more
responsibility
for
the
management
of
these
places.
C
Unanchored
quarters
need
rail,
transit
and
overlay
zoning
as
well,
and
the
biggest
example
of
that,
of
course,
is
Columbia
Pike.
You
must
build
the
streetcar.
It
is
critical
if
you
want
to
see
that
place
blossom
like
it
needs
to
blossom.
Having
said
that,
you
also
have
to
really
double
down
on
the
affordable
housing
program.
C
Private
sector-
you
you've
not
been
successful
in
getting
the
private
sector
to
pony
up
some
money
to
help
pay
for
this
stuff.
100
years
ago,
eighty
percent
of
all
rail
transit
in
this
country
was
built
by
and
operated
by
real
estate
developers
to
get
their
customers
to
their
property
because
their
property
values
went
up,
allowing
them
to
subsidize
the
rail
transit.
C
We
need
to
take
that
approach
again
to
get
the
private
sector
to
pay
for
a
portion
of
the
rail
transit
and,
of
course,
as
I
mentioned
earlier,
affordable
housing
is
still
a
crisis
in
this
town
and
getting
worse
to
a
certain
extent,
and
you
never
got
the
skins
here.
Actually
that
was
a
fabulous
thing
to
do.
Football
is
I
played
football
in
college
and,
from
an
urban
point
of
view,
it's
worthless
so
good
for
you.
C
So,
besides
correcting
your
shortcomings,
what
will
you
teach
us
next
I'm
going
to
end
with
this?
The
need
for
lateral
rail
transit
to
connect
the
radials
coming
out
from
downtown
kind
of
like
the
Beltway
became
with
cars.
Every
metro
area
is
going
to
put
in
what
in
Atlanta
they're
calling
the
Beltline.
The
Beltline
in
Atlanta
is
the
most
important
rail
transit
project
in
the
country,
and
it's
a
circular
belt
line
connecting
therefore
radials
of
their
Marta
system.
You're,
going
to
put
one
in
as
well.
C
The
purple
line
is
the
first
down
payment
of
that
over
in
Maryland,
place,
management,
services
and
roles
are
going
to
take,
are
going
to
expand,
phenomenally
they're
going
to
get
into
parking
and
managing
all
the
parking
in
each
of
these
walkable
urban
places
they're
going
to
manage
every
one
of
the
parks
in
these
walkable
urban
places.
They're
going
to
brand.
These
places
distinctly
going
to
get
they're
going
to
engage
in
economic
development,
workforce
training,
affordable
housing,
they're
the
best
ones
to
do
the
affordable
housing.
C
The
these
strong
place
managers
are
going
to
adopt
local
serving
places.
They've
got
the
overhead:
they've
got
the
skills
they
can
adopt
a
draw
a
walkable
urban
neighborhood
nearby
and
provide
those
services
by
leveraging
their
neighborhoods
or
their.
Their
skill
sets
you're
going
to
start
closing
off
streets
to
for
only
pedestrians
and
I
know
what
you're
thinking
30
years
ago.
We
tried
it
and
that
failed.
It's
because
we
thought
of
it
as
a
silver
bullet
as
a
one
one
solution
that
will
take
care
of
it.
C
We
all
know
in
any
of
you
know
that
has
traveled
to
Europe.
They
work
beautifully.
Once
you
have
the
walkable
urban
in
place,
once
you
have
the
mixed-use
in
place,
then
the
streets
begin
to
close.
It
didn't
make
sense
when
we
had
dead
and
nine
downtown's
to
close
the
streets.
So
you're
going
to
be
coming
back
to
closing
streets
here
in
Arlington
over
the
next
20
years,
you
have
to
rationalize,
pull
out
underground
or
deck
the
highways
between
you
and
the
Potomac.
C
C
There
is,
and
you
separate
it
yourself
by
those
silly
freeways,
your
redeveloping,
that
these
soulless
places,
of
course,
and
if
you
get
a
little
down
about
how
long
it's
going
to
take,
remember
the
great
garrison
keillor
phrase
that,
in
the
long
run,
all
solutions
are
temporary
you'll,
do
it
and
put
in
the
landing
facilities
for
flying
cars
whenever
they
get
here,
but
do
keep
in
mind.
This
is
not
just
for
your
quality
of
life.
This
is
crucial
for
climate
change.
C
What
you're
doing
in
Arlington
is
the
most
important
thing
as
far
as
addressing
climate
change
and
that
this
density,
this
walkable
urbanism
this
multiple
transportation
types
is
how
we're
going
to
dig
ourselves
out
of
this
ditch
and
you're
leading
the
way.
So
the
niche
walkable
urbanism,
when
you
guys
got
into
it
20-30
years
ago,
was
considered
a
niche
market.
We
now
know
that
walkable
urban
is
the
market,
as
the
country
is
witnessing
peak
sprawl
and
thank
you
arlington
for
being
the
national
ma
model.
Keep
it
up.