D.C. Mun. Regs. tit. 10, r. 10-A2213
The Upper Georgia Avenue corridor extends more than 2.5 miles from Decatur Street north to Eastern Avenue. The corridor includes local and community-serving retail uses, gas stations, car dealerships, small offices, public and institutional buildings, and residential uses. The character of the corridor changes between Aspen Street and Fern Street, where Walter Reed Army Medical Center occupies the west side of the avenue and row houses and low-rise apartments line the east side. 2213.1
Portions of Upper Georgia Avenue lack retail diversity and have poor streetscape amenities, an unsafe pedestrian environment, and an aesthetic quality that is not in keeping with the high-quality residential areas on its east and west. The corridor has the potential to attract significant redevelopment, potentially supporting new retail, housing, and mixed use activity. It has many assets that are attractive to investors, including its historic building stock and proximity to a diverse community with significant purchasing power and a wide range of retail interests. 2213.2
One of the street's challenges is its continuous "strip" development pattern. Looking to the future, development along Georgia Avenue should emphasize "nodes" at key locations. Nodes should be clearly identified by signage, lighting, paving, landscaping, and other physical features that define their identities and create a clearer sense of place. One example of such a node is the intersection of Georgia Avenue and Missouri Avenue/Military Road. This historic crossroads provides a logical location for a more well-defined, walkable retail district serving nearby neighborhoods. Another example is the area near Eastern Avenue, which is a gateway to the District and an established shopping area. 2213.3
More detailed assessments of Georgia Avenue are needed to identify the appropriate locations and "themes" for activity nodes, and to develop strategies for the commercially zoned areas in between them. Some of these areas may redevelop with housing over the next 20 years, particularly where existing uses are vacant or obsolete. 2213.4
Strategies for Upper Georgia Avenue must be coordinated with the evolving plans for the Walter Reed Army Medical Center (WRAMC). In 2005, the site was identified for closure through the Base Realignment and Closure (BRAC) law. The law requires WRAMC-related employees, services, and programs to vacate the site and move to other existing and/or planned facilities by the year 2011. As of Spring 2006, the Department of the Army had accepted the applications of the General Services Administration (GSA) and the Department of State (DOS) for reuse of the site. This initial decision meant that the entire site would be conveyed to these agencies and none of the property would be declared surplus. GSA's proposal included secure office space for the northern portion of the site and the DOS proposal called for foreign missions on the rest of the site. In April 2009, the federal government declared 62.5 acres on the main post of the Walter Reed Army Medical Center as surplus property, thereby making it available to a District government local redevelopment authority (LRA) for re-use. In accordance with the BRAC process, the Walter Reed LRA engaged in an extensive public planning process to prepare a Reuse Plan in alignment with District, community, and BRAC goals. It is possible that these plans will change before the site is vacated. Key goals for redevelopment of the site include:
While the District does not have jurisdiction over Walter Reed, consultation between local and federal officials is necessary on many issues. These include historic preservation, adaptive reuse of existing buildings, environmental remediation, and transportation. The District will work closely with the federal government over the coming years to promote changes on the site that benefit the community, and to avoid land use conflicts, create community access and open space wherever feasible, and mitigate impacts on parking and community character. 2213.6
Policy RCE-2.3.1: Upper Georgia Avenue
Develop Upper Georgia Avenue (from Decatur to Eastern) as a walkable shopping street with distinct and clearly identifiable activity centers along its course. Encourage development that reinforces a nodal pattern, with new retail or local-serving office development clustered at key locations and new housing or mixed use development on underutilized commercial properties in between. Conserve existing housing along the corridor and support its maintenance and renovation. 2213.7
Policy RCE-2.3.2: Pedestrian and Transit Improvements to Upper Georgia Avenue
Improve transit access along Georgia Avenue to support existing and planned commercial activities. This should include transit improvements on the Avenue itself and better connections between the Avenue and other parts of the city. Improvements to the public realm also should be made, to make transit use safe, comfortable, and convenient. 2213.8
Policy RCE-2.3.3: Walter Reed Development
Work with federal officials in ongoing discussions on the disposition of Walter Reed Hospital. The District will seek outcomes that preserve the stability and quality of neighborhoods around the site, minimize the potential for future land use and transportation conflicts, preserve open space buffers between the site and its neighbors, provide community amenities wherever feasible, and create educational and employment opportunities that benefit District residents. The Final Reuse Plan will be a key component of the District's application to the Department of Defense and the Department of Housing and Urban Development for the successful conveyance of the property to the District, and will serve as the preferred federal land use plan for the future development of the site.
Action RCE-2.3.A: Upper Georgia Avenue Area Plan
Develop a small area plan and implementation strategy focused on the properties fronting on Georgia Avenue between Decatur Street and Eastern Avenue. The small area plan should identify the commercial nodes along the corridor, develop strategies for encouraging housing in areas in between these nodes, and provide guidance on the appropriate mix of land uses and measures to avoid the over-concentration of undesirable uses. 2213.10
Action RCE-2.3.B: Land Acquisition on Upper Georgia Avenue
Acquire vacant and/or underutilized private land along Upper Georgia Avenue which can be leveraged to support private revitalization and reinvestment. The production of mixed income housing should be a top priority where land is acquired. 2213.11
Action RCE-2.3.C: Walter Reed Small Area Planning and Zoning
As the Walter Reed property progresses through the BRAC process, the District and an implementation LRA should take a proactive approach to connect the site with the community, accelerate the timeline for reuse, and mitigate potential development risks. Steps to achieve this goal include:
D.C. Mun. Regs. tit. 10, r. 10-A2213