Kenilworth Avenue and Town of Cheverly Industrial Study

Kenilworth Avenue and Town of Cheverly Industrial Study Briefing

October 10, 2013

The Maryland-National Capital Park and Planning Commission Prince George’s County Planning Department

www.pgplanning.org

Vanasse Hangen Brustlin, Inc.

March 13, 2014

Introduction / Purpose of the Study

Market Analysis

Case Study

Economic Implementation Strategies

Concept Plan

Key Area Strategies and Illustrative Concepts

Conclusion / Next Steps

Agenda

* Note: All concepts shown are for illustration only

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

Introduction

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

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

Summary of Strengths and Challenges

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

Strengths

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

Challenges

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

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

Q3 2013 Northern VA

Alexandria $9.60

Annual rent per square foot, NNN Arlington County $10.00

Sources: CBRE; BAE, 2013 Fairfax County $11.69

Study Area

Prince George's Montgomery Washington,

DC

Northern VA -1,000,000

-500,000

0

500,000

1,000,000

1,500,000

Total Net Absorption, Inner Beltway Industrial Space, 2003 - 2013

Source: CoStar, 2013; BAE, 2013

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

Market Analysis: Supply and Demand

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

Market Analysis: Land Use Opportunities

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

Spending CategoryLow 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.

Estimated Range of

Supportable Square

Footage

Estimated Demand from Resident and Worker

Captured Expenditures

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

Market-Based Revitalization Concepts

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

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


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


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

Suggested Generalized Land Use Plan

Encourage redevelopment of Key Opportunity Sites

Support high quality light industrial uses

Allow for ongoing industrial uses with planned future conversion

Actively encourage mixed-use redevelopment in areas near Metrorail station

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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


Suggested Streetscape and Road Improvements

Study ramp configuration

for truck access

Improve access to MD 201

Implement Complete Streets where feasible – Kenilworth Avenue

– Tuxedo Road

– 52nd Avenue


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


Existing 52nd / Kenilworth Focus Area


Incorporate bike lanes on 52nd Ave.

Pedestrian improvements at Lawrence and Kenilworth

Create visual focus and 52nd and Kenilworth with retail and commercial development

Incorporate bio-retention areas at key locations

Potential 52nd / Kenilworth Focus Area Strategies


Potential Streetscape Improvements

After

Before

View of 52nd Avenue from Kenilworth Avenue


Existing Kenilworth Junction Focus Area


Potential Kenilworth Junction Focus Area Strategies

Stream restoration and Trail

Streetscape Improvements

Retail / Commercial Frontage

Bike Lanes


Possible Roadway Circulation Modifications in Kenilworth Junction Focus Area

Existing Road Configuration

Potential Road Configuration


Potential Streetscape Improvement Strategies in Kenilworth Junction Area

Before

After

View of Frolich Lane toward Kenilworth Avenue


Potential Streetscape Improvement Strategies in Kenilworth Junction Area

Before

After

View of Tuxedo Road from Kenilworth Avenue


Next Steps

Revised recommendations based on stakeholder feedback

Prepare Draft and Final Report

Contact: Zunilda Rodriguez, Planning Coordinator (301) 780-2233

Project Website - www.pgplanning.org/KATCIStudy.htm

Documents

Kenilworth Avenue and Town of Cheverly Industrial Study