Cover
Page
Government of the District of Columbia
Agenda
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Introduction/Rules (5min)
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Report Outline/Draft Revitalization Strategies (45min)
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Site Alternative Presentation (15min)
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Site Alternative Presentation Q&A (15min)
Draft Report Outline
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Overview
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Community Goals
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Plan Components
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Broad Area Recommendations
Plan Objectives
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To define and clearly articulate DC Takoma Community Goals
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To serve as a Predictable Development Guide that provides the community
with a framework to assess the compatibility of development in the Metro
area and elsewhere within the Central District
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To provide Guidance and Advice to Potential Developers or future businesses
in their decision making
Plan Objectives
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To promote a Consistent and Integrated Planning and Design Approach of
the commercial areas of Takoma, DC to the benefit of the entire area
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To reinforce development and revitalization initiatives that are based
on Smart Growth Principles for improved quality of life
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To create a process that encourages Active Citizen Participation and that
embraces the principles of Neighborhood Action
Community Goals
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Small town/’village” character
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The existing architectural character and scale makes Takoma DC and surrounding
neighborhoods unique. An additional strength is the strong multi-cultural
and ethnic base in the area, which should also be reflected in new development.
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Mixed-use development
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A mixed-use plan for new development, adding housing and open space to
existing commercial areas will support existing commercial uses and assist
in creating a vital, pedestrian oriented environment in and around an important
transit area/center for the surrounding neighborhoods.
Community Goals
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A neighborhood-based scale for new development
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New commercial and residential development should be neighborhood-market
driven in scale and approach. Residential and commercial buildings should
be 2-4 stories to match existing neighborhood scale.
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Pedestrian-friendly
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Improving the quality of the streetscape, repairing/upgrading building
facades, and softening building edges along important pedestrian and commercial
corridors are significant steps needed in improving the image of Takoma
DC as a vital area for commerce and in improving the experience and safety
of walking.
Community Goals
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Small businesses and community services that supports the needs of the
community
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A core of commercial development should provide local services for residents,
as opposed to “undesirable” retail, such as a concentration of liquor stores
and bars, or regional destination-based retail.
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Conservation of existing resources and removal of blight
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Equally important is the need to preserve and rehabilitate existing structures,
while removing truly blighted buildings for open space or future development.
Community Goals
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Involvement of the City as a redevelopment partner
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A need for the marshaling of the City’s programs and resources in a concerted
effort with the neighborhood groups and business was expressed.
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Cross- jurisdictional planning
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Improve the coordination of housing, commercial, transportation and streetscape
programs and other planning issues broadly and across jurisdictional boundaries
for the improvement of all surrounding neighborhoods.
Market - Retail Demand
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The total amount of space in Takoma today (estimated at just over 120,000
square feet) is appropriate based on market demand in the area. The market
is assumed to include residents within a two mile radius of Takoma.
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It might be appropriate to reallocate some of the existing retail space
to more productive uses (e.g. vacant space, tenants with declining sales,
uses which are over-allocated in the area).
Market - Housing Demand
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Population growth, rising resale values (the average resale value in the
area is currently $170,000 - up from $157,500 ten years ago), and low rental
vacancies indicate a strong housing market in the Takoma area.
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Forecast that 320 to 420 new housing units can be absorbed over the next
ten years (including the 140 units already proposed for the study area).
Market - Office Demand
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Large space users look to Silver Spring for locations first.
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Strongest market demand for small scale professional office space - representative
tenants include foundations, local home-based businesses such as attorneys,
graphic designers
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Although the Takoma Professional Office Building is fully occupied, it
took ten years to lease the study area).
Market - Industrial Demand
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Industrial space in the metro area comprised primarily of warehouse/distribution,
flex-tech and R&D. The total inventory in the metro area is large -
145 million square feet and nine percent is vacant.
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Likely that new demand will be filled by the large inventory of existing
vacant space.
Market - Broad Areas Issues
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Escalating land values make it difficult to develop residential units,
gap between return and cost of development
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Scattered land ownership, although some opportunity sites controlled by
one or two land owners (e.g. Fourth Street)
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Housing market is strong and represents a logical redevelopment opportunity
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Retail should be strengthened (e.g. replace vacant space, low sales tenants,
upgrade facades), although will remain neighborhood-oriented given competitive
environment and limited market support.
Market - Strategies
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Initial development projects (both public and private) will leverage other
private development. Cost efficiencies at WMATA site make redevelopment
possible. Without incentives (eg low land costs at WMATA) and indication
of investment in the area, redevelopment will likely not occur.
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Form a “business management group” to deal with issues such as tenant recruitment,
property owner negotiations, marketing, etc. Can be funded through municipal
appropriations, special assessments on properties, membership contributions.
Land Use - Broad Area Issues
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Vacant parcels and inappropriate uses at critical plan junctures
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Corner of Cedar St./Blair Rd.
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Automotive uses along Carroll St.
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Lack of quality neighborhood services and continuous active retail frontage
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Large, commercial/light industrial uses along major pedestrian corridors
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Few, large unconstrained near-term development sites
Land Use - Broad Area Issues
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The potential for approximately 278,000 SF (near-term) new development
distributed in key development sites (not including the WMATA Site)
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Strong housing demand that can provide increased activity, retail support
and security
Land Use - Current Redevelopment
Potential
Metro facilities: +/- 2.6a
Developable area: +/- 2.7a
Total lot area: +/- 35,000SF
@1.5/2.5 FAR: +/- 70,000SF
Total lot area: +/- 34,600SF
Total lot area: +/- 94,000SF
Land Use - Strategies
Create seamless transitions between existing and new housing areas
Enhance Metro “Gateway” and community open space as “Village Green”
Maintain com./office development on both sides of Metro but focus new
development east of the Metro
Concentrate retail along Carroll St. and 4th St.
Rezone existing industrial areas to residential zoning
Land Use - Housing Strategies
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Accommodate housing demand in key development sites with lower density
development in character with existing urban typologies, generally
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3-5 story garden style apartments and/or
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2-3 story townhouses
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Accommodate additional housing demand in areas previously zoned Light Industrial
areas and in some under performing commercial areas
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Parks and other amenities needed to support additional housing should be
provided within the developments as well as in existing open spaces and
area recreational facilities
Land Use - Key Housing Sites
<<Map of Area>>
Area behind CVS:
Corner of Cedar St. /Blair:
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+/- 65-95 T. units @ 24/36 DUA
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Incorporate Design Guidelines
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@ 24/26 DUA: +/- 50 T. units
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@ 1.5/2.5 FAR: +/- 25-30 units above 2 floors of retail/office
Land Use - Future Housing
Sites
<<Map of Area>>
Vine St. Area:
Corner of Butternut/4th St.:
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+/- 60-90 T. units @ 24/36 DUA
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+/- 55-80 T. units @ 24/36 DUA
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+/- 15-20 T. units @ 24/36 DUA
Land Use - Retail
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Concentrate and strengthen retail along Carroll St. through incremental
infill (+/- 20,000-30,000SF new retail demand) at key sites and through
improvements to existing retail.
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Improve existing retail along 4th St. and/or consider long-term, sensitive,
adaptive reuse.
Land Use - Key Retail Sites
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Retail opposite Metro entry
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Improvement areas along Carroll St. and 4th St.
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Retail @ corner of Cedar St. and Blair Rd. to provide continuous active
retail frontage from Carroll St. and to provide 4th St. “anchor”
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Retail infill along Carroll St. @ corner of Cedar St. and Maple St.
Land Use - Office
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Maintain commercial/office development on on both side of the Metro but
focus to the east around major existing office uses
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Maintain mixed-use development along Carroll St. adding housing and retail
space to existing commercial areas that will support existing commercial
uses and assist in creating a vital, pedestrian oriented environment
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Accommodate relative small demand in incremental infill along Carroll St.
and in mixed use development south of Carroll St.
Land Use - Future Office
Sites
Infill site with the potential for (retail/housing/office) mixed use
Corner of Cedar St. and Maple St.
Land Use - Open Space
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No new major open space is anticipated
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The primary open space remains the Metro open space, enhanced to a community
“Village Green”
Transportation - Broad Area
Issues
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Major Intersection/Corridor Congestion
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Blair Road
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Carroll Street/Cedar Street
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Commuter Cut-Through Issues
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Metro Site Operations
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Accommodating existing and future operations with development guidelines
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Coordination between DPW, WMATA and Ride-on
Transportation - Broad Area
Issues
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Parking adequacy
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Retail support
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Institutional peak hours
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Residential parking availability
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Metropolitan Bike Trail Implications
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Alignment Alternatives and opportunities to mitigate adverse impacts
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Coordination with MBT planners
Transportation - Major Intersection/Corridor
Congestion
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Blair Road
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Congestion along corridor in peak periods
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Lack of turning lanes leads to delays
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Cedar Street/Carroll Street
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Provides east-west access to Metro and retail
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Progression hindered by on-street parking serving existing retail
Transportation - Strategies
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Coordinate signal timing system with DPW
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Possible peak period parking restrictions along Carroll Street (only if
parking can be replaced off-street behind properties)
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Diversion strategy to provide better signal timing opportunities for other
movements to discourage commuter use on Blair Road
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Design improvements at intersection of 4th Street/Blair Road/Cedar Street/Carroll
Street
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Maintain existing bus services
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Provide one-way southbound 4th Street circulation
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Provide angled parking
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Improve pedestrian crossings
Transportation - Blair Rd.
Strategies
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Restrict AM/PM peak hour left turns
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Optimize coordination of signals
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Redesign 4th intersection one-way southbound (prefer closing Blair Rd.)
Transportation - Blair Rd.
Strategies
Improve 4th St./Blair Rd./Cedar St./Carroll St. intersection
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Prefer Blair Rd. closing from Butternut to 4th
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Provide one-way southbound 4th Street circulation
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Provide angled parking to support retail
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Improve pedestrian crossings
Transportation - Metro Operations
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Coordination between DPW, WMATA and Ride-on services
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Development Guidelines
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Separate vehicular access from public bus access
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Require WMATA and Ride-on buses to stack on site
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Provide short-term curbside parking for kiss-and-ride functions and to
serve curbside retail
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Provide sufficient parking for development use and for WMATA patron use
Transportation - Guidelines
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Separate vehicular access from public bus access
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Require WMATA and Ride-on buses to stack on site
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Provide short-term curbside parking for kiss-and-ride functions and to
serve curbside retail
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Provide sufficient parking for development use and for WMATA patron use
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Improve pedestrian crossings
Transportation - Strategies
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Develop community committee to ensure coordination between DPW, WMATA and
Ride-on services
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Incorporate development guidelines into future WMATA development
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Provide flexibility to accommodate Metropolitan Branch Trail
Transportation - Parking
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Parking adequacy
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Retail support
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Institutional peak hours
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Residential parking availability
Transportation - Strategies
Inadequate 4th St. retail parking
Provide angled parking (+/- 20 spaces
Intensive parking demand at Institutional peak hours
Possible extension of RPP restrictions to extend later into the evening
to protect residential parking supply
Encourage shared parking opportunities with Metro and private businesses
with off-street parking facilities
Transportation - Strategies
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Coordinate with DPW for stricter parking enforcement
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Possible extension of RPP restrictions to extend later into the evening
to protect residential parking supply
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Encourage shared parking opportunities with Metro and private businesses
with off-street parking facilities
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Develop off-street parking and access behind properties along Carroll Street
Transportation - MBT Trail
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Metropolitan Bike Trail Implications
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Alignment Alternatives and opportunities to mitigate adverse impacts
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Coordination with MBT planners
Transportation - MBT Trail
East Trail Alignment Option A
East Trail Alignment Option B
Transportation - Strategies
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Provide safe opportunities for access to MBT
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Develop MBT as a community resource for commuter and recreational access
and circulation
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Coordinate with MBT planners regarding alignment alternatives
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Incorporate community concerns regarding design features
Historic Preservation -
Issues
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Poorly maintained and deteriorating historic resources within historic
district
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Lack of understanding of historic district designation and implications
of review by the D.C. Preservation Office to promote appropriate and sensitive
rehabilitation.
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No residential tax credits for individual property owners in the District
(available in Maryland and Virginia)
Historic Preservation -
Opportunities
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Certified Rehabilitations using Federal Historic Preservation Tax credits
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Appropriate rehabilitation of historic resources guided by Design Review
and the D.C. Preservation Office to maintain existing character and architectural
and historic significance of resources.
Historic Preservation -
Opportunities
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Update existing Design Guidelines (Kresscox/Sulton Campbell, 1986) to reflect
existing conditions today. Use as a tool to define the architectural and
urban design goals of commercial rehabilitation. Architects, property owners,
and contractors can use the design guidelines for individual building projects.
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Additional resource survey of area to document resources outside of historic
district boundaries. Recommendations for designation of individual and
expansion of historic district boundaries as appropriate.
Historic Preservation -
Strategies
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Promote availability of Federal Historic Preservation Tax credits for certified
rehabilitation projects
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Lobby for residential tax credits
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Request funding from D.C. Historic Preservation Division for neighborhood
survey to study expansion of historic district boundaries and designation
of eligible individual resources, and to update design guidelines.
Initial Broad Area Strategies
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Develop and maintain a strong neighborhood organization
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Strengthen relations between various community groups and associations
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Create a business/retail management partnership to attract desirable commercial
enterprises
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Enhance relations with business owners/commercial sector to achieve common
goals/projects
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Fund through municipal appropriations, special assessments on properties,
membership contributions
Initial Broad Area Strategies
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Neighborhood commitment to support local businesses
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Create neighborhood “shop the block” programs to support local retail activities
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Investigate an overlay district which ensures retention and establishment
of retail in a continuous pattern at ground level
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Pursue incentives to improve/develop key parcels, which provide the largest
pay-off:
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Historic tax credits
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Low interest loan pools
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Tax abatement
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Regulatory relief
Initial Broad Area Strategies
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Make the area more inviting to residents, visitors and private investors
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Take action to improve streetscape through capital improvements in the
public-right-of-way to support projects in those areas
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Enhance existing commercial areas
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Offer storefront renovation rebates and other incentives programs for retail
properties
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Improve communications between code enforcement and small businesses
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Limit nonconforming and negative uses
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Restrict extension of “nonconforming” uses (exceptions)
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Limit uses such as automotive services in new development
Initial Broad Area Strategies
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Preserve and enhance historic buildings, contributing structures and area
“icons”
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Promote availability of Federal Historic Preservation Tax credits for certified
rehabilitation projects
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Lobby for residential tax credits
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Request funding from D.C. Historic Preservation Division for neighborhood
survey to:
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study expansion of historic district boundaries
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to update design guidelines
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Promote property maintenance
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Insist on effective code enforcement
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Initiate stronger penalties for failing to comply
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Make public financial resources available
Initial Broad Area Strategies
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Enhance the perception of a safe neighborhood
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Target illegal activities
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Increase police Patrol
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Improve street lighting
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Enhance involvement of the City as a redevelopment partner
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Tie Central District Plan into Strategic Neighborhood Action Plan
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Establish priorities, timeline and funding with City
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Enhance communications and collaboration with Montgomery County