Earlier this week Cap’n Transit wrote about Tysons Corner in the context of the Silver Line TIFIA loan application and Tysons’ Smart Growth redevelopment. This development plan is something I am quite familiar with as it was the subject of my MA thesis, and his post brought to mind some of the weird issues in the plan.
I am skeptical of Smart Growth generally, and the Tysons plan exemplifies some of the problems that are common to grand Smart Growth redevelopment plans. In an effort to win the support of all progressive causes, Smart Growth plans sometimes encompass many competing objectives. For example, a Smart Growth agenda may advocate increased density while simultaneously championing historic preservation and open space without acknowledging that these goals are opposed. Because of the emphasis on top-down planning inherent in Smart Growth, prices do no reconcile these competing goods.
In the Tysons plan, this planning and consensus building somehow came to include strong support for emphasizing athletic fields. Developers who build in Tysons are required to either provide fields or pay into a fund to support fields on public land. I think that the support for athletic fields comes from the popularity of intramural sports on the National Mall where 20-somethings play sports in think tank or Hill staff leagues after work. Maybe Fairfax planners think that providing athletic space will lure young adults to the suburbs. This issue has gotten so much attention that residents outside of the Tysons area have even started lobbying for fields in Tysons to avoid the traffic of young Tysons residents driving to other parts of the county to find sports fields. The plan calls for 20 new fields of two-to-three acres each for a projected population increase from 17,000 to 100,000.
From a pedestrian perspective, dedicated sports fields in Tysons will create long expansions of dead space, contrary to county planners’ stated objectiveness of liveliness and walkability. Maybe I’ll be surprised and the Tysons fields will all be well-used. Even if they are though, this valuable space will not be put to much use outside of the evening and weekend hours when the weather is decent. This space will be used by a narrower group of people than those who would use more general park space that could include fields.
Given that the objectives of the Tysons redevelopment include creating a more walkable urban form, it would make sense for the plan to take cues from existing places that succeed in these areas. I’m trying to think of an example of a successful and walkable downtown scattered with dedicated full-size athletic fields, but I’m coming up blank. Sure, they may have some open space, but nothing like the Tysons field quota. Northern Virginia developer Ke
“We can turf and light dozens and dozens of fields for the cost of building one or two fields in Tysons,” Turner said. “I am not saying that’s the solution, or we won’t try to build as many fields required in Tysons, but it should be looked at,” he said. “Just from an economic standpoint, it just makes sense.”
Developers’ resistance to providing these fields indicate that these acres of green space could be put to more valuable and more walkable use. If other cities take this approach of attempting to lure residents with athletic fields, maybe someday we’ll all be reading The High Cost of Free Soccer.