Kenilworth Avenue and Town of Cheverly Industrial Study Briefing

Transcription

1 Kenilworth Avenue and Town of Cheverly Industrial Study Briefing The Maryland-National Capital Park and Planning Commission Prince George s County Planning Department Vanasse Hangen Brustlin, Inc. March 13, 2014 October 10, 2013

2 Agenda Introduction / Purpose of the Study Market Analysis Case Study Economic Implementation Strategies Concept Plan Key Area Strategies and Illustrative Concepts Conclusion / Next Steps * Note: All concepts shown are for illustration only

3 Introduction Prince George s County Planning Department - M-NCPPC Zunilda Rodriguez, Project Leader Sam White, Team Member Teri Bond, Project Facilitator Consultant Team (VHB / BAE Urban Economics) Paul Moyer- Project Manager Kevin Keeley Planner Dan Lovas Transportation Planning Geoffrey Morrison-Logan -Urban Design David Smith Environmental Nancy Fox Market Assessment

4 Purpose of the Study Assess current uses and economic performance Analysis of existing infrastructure, circulation and visual character Consider environmental conditions and opportunities for improvement Determine if and how these areas can be positioned to meet future needs and relate to adjacent areas Goal of the study is to evaluate and strategies that support recommendations identified during this process

5 Study Area 888 acres including all public right-of-ways Divided by US 50, BW Parkway Regional open space / river - Anacostia Wide range of existing uses Cheverly Metrorail station CSX rail line

6 Summary of Strengths and Challenges Strengths Visibility from and access to US 50 and MD 295, Baltimore Washington Parkway Freight rail lines Access to transit High existing building occupancy Some good quality buildings Proximity to planned Anacostia River Trail Challenges Extensive areas impacted by floodplain and wetlands High percentage of impervious areas Limited stormwater management facilities Poor visual quality Challenging circulation in some areas Lack of continuous pedestrian facilities Lack of buffers between industrial and residential uses

7 Market Analysis: Supply and Demand Modest demand for close-in industrial space County s share of PDR space at the region s core is growing County is absorbing new industrial space at region s core Rent levels are low compared to Northern VA 1,500,000 1,000, , ,000-1,000,000 Total Net Absorption, Inner Beltway Industrial Space, Study Area Source: CoStar, 2013; BAE, 2013 Prince George's Montgomery Washington, DC Northern VA Maryland Comparison of Prince George's County $7.02 Average Asking Rents Cheverly/Hyattsville $6.24 Landover/Largo $9.00 Warehouse/ Lanham $6.75 Manufacturing Space Montgomery County $6.90 Q Northern VA Alexandria $9.60 Annual rent per square foot, NNN Arlington County $10.00 Sources: CBRE; BAE, 2013 Fairfax County $11.69

8 Market Analysis: Supply and Demand Production, Distribution and Repair (PDR) uses Support a broad range of industries and economic activity Seek proximity to region s center Current demand drivers Construction Wholesale trade Goods production and distribution Material recovery

9 Market Analysis: Land Use Opportunities New ways to think about industrial space and making things Creative and innovative Entrepreneurial More diverse mix of commercial uses and amenities Retail and services Compatible with existing PDR users

10 Market Analysis: Land Use Opportunities Retail development Demand from nearby residents and workers could support additional retail Traffic and visibility spurs demand Higher rents for retail space more supportive of conversion and new construction. Supply an amenity base that can strengthen area Estimated Demand from Resident and Worker Captured Expenditures Spending Category Estimated Range of Supportable Square Footage Low High Foodservice & Drinking Places 13,000 22,000 Food & Beverage Stores 18,000 42,000 Health and Personal Care Stores 6,000 17,000 Building Material, Garden & Equipment Stores 7,000 13,000 Total, Select Retail Categories 44,000 94,000 Sources: Claritas/Neilsen; ICSC; BAE, 2013.

11 Market-Based Revitalization Concepts Targeted interventions to leverage existing strengths: create fertile ground for reinvestment Short term, temporary use opportunities Work with the area s industrial character Collaboration among businesses, residents and government

12 Economic Development: Implementation Foster collaboration among businesses, residents, government Provide opportunities/platform for businesses to engage with residents and with one another Increase recognition of area s value Work toward shared solutions to common issues (environmental, aesthetics) Build connections Broaden marketing opportunities

13 Economic Development: Implementation Facilitate development of diverse offering of activities Modern industrial activities to complement existing industrial uses Based on strong ties with area businesses Activities compatible with PDR area Targeted, manageable efforts that focus on Placemaking Activities that promote new business development Partnerships with higher education, research and development, environmental organizations

14 Economic Development: Implementation Encourage incremental change while protecting long term property value Promote temporary uses with underutilized buildings and land Work with area businesses to identify and implement practices that preserve or enhance the area s aesthetics and natural assets

15 Case Study Port Richmond Industrial Development Enterprise (PRIDE) Overview Business improvement district 150 acres, 55 businesses in Northeast Philadelphia Funded by grants and special assessment Organized and facilitated by urban industry initiative of local government Results: millions in new investment, improved security, strengthened relationships, business retention Lessons Learned Impact catalyzed by early institutional support, and magnified by involvement in broader industrial initiatives Shared interests with nearby residential community Organizing allows the community to more effectively seek resources Benefits must be worth additional assessment

16 Suggested Generalized Land Use Plan 1 Encourage redevelopment of Key Opportunity Sites 2 Support high quality light industrial uses 3 Allow for ongoing industrial uses with planned future conversion 4 Actively encourage mixeduse redevelopment in areas near Metrorail station * Note: All concepts shown are for illustration only

17 Suggested Land Use Commercial / Retail Redevelopment Mixed Commercial / Light Industrial On-going industrial future conversion as appropriate Support on-going high quality light industrial uses Continue to support mixed-use redevelopment near Metrorail Strengthen housing / minimize industrial conflicts * Note: All concepts shown are for illustration only

18 Suggested Streetscape and Road Improvements Implement Complete Streets where feasible Kenilworth Avenue Tuxedo Road 52 nd Avenue Study ramp configuration for truck access Improve access to MD 201 * Note: All concepts shown are for illustration only

19 Bike and Trail Network Implement Anacostia Trail Access Study plan Improve bike / pedestrian circulation in study area Provide future connection to the north to Cheverly Euclid park Improve Columbia Park Bridge and metro to support pedestrian access * Note: All concepts shown are for illustration only

20 Existing 52 nd / Kenilworth Focus Area * Note: All concepts shown are for illustration only

21 Potential 52 nd / Kenilworth Focus Area Strategies Incorporate bike lanes on 52 nd Ave. Pedestrian improvements at Lawrence and Kenilworth Create visual focus and 52 nd and Kenilworth with retail and commercial development Incorporate bio-retention areas at key locations * Note: All concepts shown are for illustration only

22 Potential Streetscape Improvements Before View of 52 nd Avenue from Kenilworth Avenue After * Note: All concepts shown are for illustration only

23 Existing Kenilworth Junction Focus Area * Note: All concepts shown are for illustration only

24 Potential Kenilworth Junction Focus Area Strategies Stream restoration and Trail Streetscape Improvements Retail / Commercial Frontage Bike Lanes * Note: All concepts shown are for illustration only

25 Possible Roadway Circulation Modifications in Kenilworth Junction Focus Area Existing Road Configuration Potential Road Configuration * Note: All concepts shown are for illustration only

26 Potential Streetscape Improvement Strategies in Kenilworth Junction Area Before View of Frolich Lane toward Kenilworth Avenue After * Note: All concepts shown are for illustration only

27 Potential Streetscape Improvement Strategies in Kenilworth Junction Area Before View of Tuxedo Road from Kenilworth Avenue After * Note: All concepts shown are for illustration only

28 Next Steps Revised recommendations based on stakeholder feedback Prepare Draft and Final Report Contact: Zunilda Rodriguez, Planning Coordinator (301) Project Website -