A Chance to Make a Real City Out of Tysons

More uses and higher density would greatly increase business and retail activity, produce many more jobs, and add inhabitants. Revenue from taxes -- income, sales and real estate -- would rise substantially.

The new revenue and public-sector investment, coupled with project-related private investment, could finance all the new infrastructure -- streets, utilities, schools, parks, public facilities -- necessary for a more intensely developed Tysons.

A reconfigured, denser Tysons Corner, with green roofs and well-landscaped public spaces, also could yield environmental benefits. Gasoline consumption and carbon emissions would decrease as those living and working in Tysons could commute on foot or by bus or bicycle, rather than by car. Residents, workers and visitors wouldn't be forced to drive to go to lunch or shop.

Why do some Tysons inhabitants and neighbors express skepticism or even outright opposition to an ambitious redo?

They are naturally anxious about the scale and potentially negative impact of significant change. They worry that, if road network capacity doesn't improve, new development will spawn ever more traffic congestion. They wonder about the costs associated with new streets and schools and about who will pay. Some, incorrectly assuming that density automatically diminishes community quality, may think their property values and lifestyle will be compromised.

Some are skeptical about politicians and property developers, who they fear will be unable or unwilling to deliver everything that is promised in redevelopment plans.

For these reasons, Fairfax County and the state must adopt more than just a visionary physical concept for Tysons Corner. In addition to delineating new patterns of use, density and mobility, a comprehensive plan for Tysons must include a detailed economic plan and implementation strategy. A credible capital improvement program must describe in detail specific public infrastructure projects, budgets, sources of revenue and development schedules. Public and private responsibilities must be identified, assigned and coordinated.

Often criticized as an ugly "edge city," Tysons Corner could be the national model for suburban transformation. With so much possible, aiming high can not only yield a compelling vision but also bring that vision to fruition. Otherwise, why bother?

Roger K. Lewis is a practicing architect and a professor emeritus of architecture at the University of Maryland.