Adams Morgan Study Area Defined in the Figure Below

A M

A D A M S M O R G A N 2015 VISION FRAMEWORK INTRODUCTION STUDY AREA Framework finaldocument. help shaperecommendations for theAdamsMorgan Vision Morgan Community Workshop onFebruary 28,2015,andto to inform andsupport stakeholders indiscussions at theAdams conditions; and8)sustainability. Thepurpose oftheProfile is 4) parksandopenspace; 5)transportation; 6)housing;7)retail 2)historicdata; districtsandlandmarks;3)landuse andzoning; The Profile includes information on: 1) demographic andincome of the Adams Morgan Study Area defined in the figure below. This Profile document provides ananalysis of existing conditions sustainability, andimprove qualityoflife for thecommunity. physical characteristics, enhance retail and amenities, support an action planthat willidentifyopportunityareas to preserve culminate intheAdamsMorgan VisionFramework document, for thefuture ofAdamsMorgan. Theplanningeffort will and property owners to work together onarticulating avision an opportunityfor residents, localbusinesses, institutions, action items for theneighborhood. Theproject willprovide build on previous planning studies to define key goals and engagement process that willutilize technical analysis and Vision Framework, ashort,strategic planninginitiative and The DCOffice ofPlanninghas launched theAdamsMorgan Project Description Study Area NPS Parks DC Parks

Kalorama CONNECTICUT AVE CONNECTICUT Triangle CALVERT ST

FLORIDA AVE Adams Morgan

Lanier Heights 18TH ST 18TH HARVARD ST 0

COLUMBIA RD 1/8 U ST U

1/4 16TH ST 16TH Mile North SURVEY AND INPUT ORGANIZED BY THE “ENVISION ADAMS MORGAN” COMMUNITY GROUP

The current District led planning initiative was launched in response to a request from the Envision Adams Morgan group to focus on opportunities in the neighborhood. Envision Adams Morgan was organized in 2012 as a forum to create a common and shared vision of the Adams Morgan neighborhood. Members of the community engaged the work of planning students at Catholic University of America for background research, hosted monthly meetings, and created an online survey that achieved over 500 responses.

The survey invited responses to a variety of topics pertaining to the Adams Morgan neighborhood. Respondents were able to give opinions on community services & facilities, cost of living, businesses & retail, neighborhood economy, sustainability, housing, diversity, historic preservation, and transportation. These issues are critical in developing a new vision for Adams Morgan. Survey results for some of these key issues are summarized below.

SUSTAINABILITY Sustainability was one of the most favorably rated topics in the survey, with a vast majority of participants rating sustainable approaches to the following items as “very important”: energy, waste, water, food, transportation, nature, and health.

TRANSPORTATION Issues surrounding transportation show that the majority of participants rank public transportation, walking, and biking as “very important,” with driving as less important. However, parking is noted in responses as a problem in Adams Morgan.

BUSINESS & RETAIL A variety of neighborhood business offerings were categorized by respondents as “very important,” with the following types among the most popular: arts & entertainment, grocery & liquor stores, pharmacies, and restaurants & bars.

HOUSING With a mixture of homeowners and renters responding, most people responded that housing costs in Adams Morgan are not affordable.

More Envision Adams Morgan information can be found at the website: www.envisionadamsmorgan.anc1c.org.

3 Demographics

AGE 1 10% 6% 13% 15%

2000 2013 47% 32% 45% 32%

Under 18 18-34 35-54 55 & Over

EDUCATIONAL ATTAINMENT 1 (Population 25 years and over) 12% 4% 5%

8% 9% 38% 2000 12% 50% 2013 32% 30%

Up to 12th Grade Some College or Associate Degree High School Diploma Bachelor’s Degree (or equivalent) Graduate/Advanced Degree

RACE & ETHNICITY 1 Total 20k White

10k Black

2k Other Races* 1950 1970 1990 2000 2010 2013 *Census data for some racial group categories were not available before 1990. NEIGHBORHOOD 2012 INCOME DISTRIBUTION MAP FOR WASHINGTON, DC 2 0-50k 50-90k 90-125k 125-160k 160-225k

Approximate income ranges corresponding to 1 standard deviation from the mean.

0 1 2 3 Miles North

Connecticut Ave Columbia Rd 18th St 16th St

U St Adams Morgan Study Area

MEDIAN HOUSEHOLD INCOME FOR ADAMS MORGAN 1 2000 2010 2013 $48k $84k $91k

Sources: 1 - US Census Bureau, Censuses 1950, 1970, 1990, 2000 & 2010; 2009-2013 American Community Survey 5-Year Estimates 2 - US Census Bureau, 2008-2012 American Community Survey 5-Year Est. 5 Neighborhood History Overview

1911 The Covington at 1848 Columbia Road. It is an example of the modest-sized apartment buildings constructed in Washington Heights during the first two decades after WWI to accommodate the city’s growing middle class, many of 1 whom worked for the federal 1861 government. Early map 1928 showing The Park present-day Tower at 2440 Adams Morgan 16th Street in area Meridian Hill

1892

4 3 1917 The celebrated Knickerbocker 2 Theater was later the

1883 1900 site of a disastrous Subdivision roof collapse. Plat for Lanier the theater opened in October of 1917, it was Heights, signed acclaimed as “wholly unlike anything of the 3 kind yet built in Washington,” with its “walls by namesake real of Indiana limestone and Pompeian art brick” estate speculator curving to follow the bend in Columbia Road. The theater, which seated 1,800 persons at Intensive-LevelElizabeth Survey of Lanier Heights, Washington, Lanier D.C. its capacity, not only showed movies, but EHT Traceries, Inc., 2008 Page 30 plays, concerts, lectures, and other events. Dunn Crandall was congratulated for “the realiza- tion of plans which represent a long forward 1910 step in the elevation of the motion picture in the Capital City.”

Knickerbocker Theater, c.1917 The excitement surrounding the lavish the- Library of Congress ater was soon eclipsed by disaster. On January 22,

3 1922, only five years after the theater opened, a heavy injuring over 100 patrons. After an investigation, it snowstorm hit Washington, D.C., covering the city in was discovered that the roof beams were inserted 28 inches of snow. Despite the severe weather, the only two inches into the walls instead of the required theater opened that eight inches. The city government quickly imposed evening as usual by a strict building code for all theaters in the District featuring a silent film. of Columbia. Crandall later hired New York architect The second show of the Thomas W. Lamb to rebuild the theater within the walls of the Knickerbocker. CompletedImage in 1923,of Horsecar theNo. 27 on Boundary Street between evening was just begin- Connecticut Avenue and 18th Street, NW, c.1890 story brick dwelling at 1862 Wyoming Avenue. Yet, The Historical Society of Washington, DC

1914 ning when the roof of Ambassador continued to show movies until 1969. despite the introduction of a city-sponsoredElectric infra- streetcar in the building collapsed structure including gas, water, and sewer lines, as well styles of the time, such as Romanesque and Classical as the sale of many of the new lots, construction did Revival and later the4 Colonial Revival and Beaux Arts. Rowhouse due to the weight of With a grand theateroperation at the center and luxury apart- not come quickly to Washington Heights or the sur- the snow, killing 98 and rounding subdivisions.ment The buildings Permanent Highway framing Act ofthe interiorSTREETCARS streets lined construction in the 1893, established to create a street plan outside the At the time of its development, Washington Heights with rowhouses, Washington Heights expanded its L’Enfant Plan, was to blame as speculative developers had the advantage of being in close proximity to exist- Knickerbocker Theater and prospectivecommercial homeowners development were concerned that along 18ingth streetcar Street, lines, Florida further promoting its attractiveness Kalorama Triangle their newly platted subdivisions would have to be re- Disaster, 1922 as a premier suburb of the federal city. The Connecti- Library of Congress configured. Consequently,Avenue, land and transfers Columbia and construc- Road. New,cut Avenue purpose-built and Park Railway Company, established neighborhood tion were virtuallystores halted were as owners erected feared attheir the land same timein April that 1873, several in conjunction ex- with the Metropolitan would be condemned for street rights-of-way. In 1898, Railroad Company, ran the line from 17th and H streets the amendedisting Highway rowhouses Act was passed, allowingwere therehabilitated northward for upcommercial Connecticut Avenue to Florida Avenue. street configurations of those subdivisions like Wash- use. In many instances, large storefrontThe Connecticut windows Avenue re- and Park Railway Compa- ington Heights established before 1893 to remain as ny offered horse-drawn service from the city to the Figure 10: 1883 Subdivision Plat for Lanier Heights (Plat Map GS Folio 174). platted. Relievingplaced developers’ the originaluncertainties, fenestration the High- assouthern a means edge ofof Washington better Heights when it opened way Act, along with more improvements in public ser- for development. However, the horse-drawn streetcar NEIGHBORHOOD HISTORY NEIGHBORHOOD exhibiting the commercial wares to passing patrons. vices, prompted a surge in building construction after line did not continue beyond Florida Avenue from this 1898. BuildingExamples permit applications include for the Washington rowhouses pointat 1790-1796 as the grade was Co-too steep for the horses. Heights increased to twenty-four in 1899 compared to

only twelve one year earlier. More than 118 buildings, Direct service to Washington Heights improved in 1892 14 primarily rowhouses, were constructed by 1903. These when the Rock Creek Railway15 of the District of Colum- architect-designed buildings, affordable to the middle- bia began servicing the area with an electric streetcar class market, illustrated the fashionable architectural that ran from U Street north along 18th Street and over 8 9 1950s 20052 The name Adams Morgan The restored “Un pueblo was coined following sin murales es un pueblo desegregation of the public desmuralizado” on Adams schools when the principals Mill Road, first painted in the

of the mostly white Adams Intensive-Level1970s Survey of toLanier Heights,celebrate Washington, D.C. the Latino EHT Traceries, Inc., 2008 School (top) and the mostly Pagecommunity 132 in Adams Morgan 5 black Morgan School (bottom) helped organize the Adams Morgan Better Neighborhood Conference, an advocacy organization

forBy thecivic 1950s, neighborhood improvements. demographics changed as Thea large Adams number of Latin Morgan American residents Better and other ethnic groups settled here. This shift was due in part Neighborhoodto the already-established immigrant Conference population that ultimatelyhad moved into Washington played Heights a from critical the 1920s to 1940s because of its proximity to several embassies. Figure 83: Community Mural on 1817 Adams Mill Road, N.W. (EHT Traceries 2008) roleThe affordability in the of thearea’s neighborhood urban in the 1950s and 1960s further propelled this phenomenon. Soon, the renewal plan. Hailed for its diverse, multi-cultural residents and businesses, Lanier Heights illustrates its assorted history as a small residential subdivision established in 1883 by Elizabeth Lanier multi-cultural demographic of Adams Morgan began Dunn and initially developed by Archibald McLachlen and George Brown Goode at the turn 4 of the twentieth century through its growth as a cohesive residential community to form as ethnic stores and restaurants opened on the composed of fashionable rowhouses and modern apartment buildings supported by successful businesses along Columbia Road. It is this unified diversity that has allowed Morgan School, c.1902 commercial corridors. The diversity of the neighbor- Lanier Heights to grow and prosper as a suburb of Washington, D.C. Report of the Board of Education, District of Columbia 1903 hood continues to be an identifying characteristic of the Washington Heights/ Adams Morgan community.

hood’s housing were named among the 100 worst in the city by the Community Renewal Program. The RESIDENTS first step toward change came with the 1954 Supreme Intensive-Level SurveyThe of Lanier high-style, Heights, Washington, yet D.C. affordable housing and support- EHT Traceries, Inc., 2008 Court decision that outlawed school segregation. The Page 125 ing commercial establishments opened Washington operated competitively for nearly 40 years until Giant Foods closed on February 1, 1987. 1962 202 Adams and Morgan schools became the catalyst for The company cited the small size and outdated store as the primary reason for closing. Safeway has remainedHeights on Columbia to aRoad, wide serving mixthe residents of residents of Lanier Heights with from the the working 2 same location for over 50 years. the racially divided neighborhood as its citizens joined and middle classes living next to wealthy and presti- together1947 in 1955 and created the Adams Morgan Bet- gious Washingtonians. The occupations of the 2015middle terSmall Neighborhood commercial Conference. Its purpose was not class included draughtsman, typewriter, geologist,Today, law- the 18th Street only to promote school integration, but to “arouse in- yer, and newspaper clerk. Although a large number terestbuildings in community problems arose and deal along with the grow- were born in Washington, D.C., Maryland, and Virginia,corridor between Belmont ingthe physical streetcar deterioration in the lines area.” With help from residents were also from the Northeast, Midwest,and and Columbia Roads is host the city and American University, the Neighborhood Southern parts of the United States, illustrating the Conferenceon Columbia set up a demonstration Road project that orga- transitory nature of many residents. The residentsto a wide array of restaurants, Intensive-Level Survey of Lanier Heights, Washington, D.C. EHT Traceries, Inc., 2008 nized the neighborhood into block associations to help Page 109 and 18th Street, bars, and stores and a recent with the planning process. The Neighborhood Confer- 1821 Kalorama Road, NW One of Washington, D.C.’s leadingNW. furriers, These Gartenhaus Furs buildings offered clinics on how to buy Photo, KCA Volunteers, 2005 DDOT streetscape update. a fur and had shows thatence influenced established the afashions Community of the Council nation’s and capital. a Planning As the commercial atmosphere of Lanier Heights and Washington Heights began to change and merchants went out of businessCommitteeoffered or relocated, and Gartenhausbegan basic discussions Furs closed servicesfor itsan Washingtonurban renew- store 173 in 1970, moving to “a newal outlet plan inwith Bethesda.” the National The building,Capital Planning although Commissionstill owned by the Gartenhaus family, was leased to various tenants. Returning to its original use as a financial institution, the building(NCPC).for currently Itlocal was housesthe first BB&Tresidents time Bank. in the city that in “residents, Figure 79: Giant and Safeway on Columbia Road, N.W. (from Then & Now Adams Morgan, 1970s). businessmenthe area. and property owners, including educa- 2 202 “District Loses Bid to Keep Safeway Open,” Washington Post, 25 December 1986, F7. tional, cultural and religious enterprises met with pro- fessionals to plan together.” 1970s Columbia Road

18 continued to be an 19 active commercial corridor and transportation route.

Figure 68: Columbia Road at 18th Street, looking east, 1947 (Historical Society of Washington, D.C., CR 173).

The variety of commercial business along Columbia Road continued to grow during the 1930s and 1940s. Small businesses such as barber shops, tailors and dressmaking shops, clothing stores, shoe repair, grocery stores, cleaners and laundries, and bakeries dominated the urban landscape. Examples of notable chains includes Yale Steam Laundry, a Washington, D.C.-based retail and commercial “power” laundry, located at 1766 Columbia Road, N.W.; Great A&P Tea Company (now A&P Supermarket) at 1721 and 1755 Columbia Road, N.W., and the Acme Supermarket at 1652 Columbia Road, N.W. One of the first chain grocery stores noted in the neighborhood was the Sanitary Grocery Company at 1726 Columbia Road,Sources: N.W. The company was1 bought - 1861 in the early 1940sA. byBos chke Map Safeway, which remains an anchor for the community today. By 1948, over 35 commercial businesses were located in 24 buildings fronting Columbia Road between 16th Street and 18th Street, N.W. The diversity of businesses had expanded2 to- includeEHT cabinet T raceriesmakers, Inc., Intensive-Level Survey of Lanier Heights, Washington, restaurants and delicatessens, books stores, beauty salons, vending machine and motion D.C.

173 “Gartenhaus Closes Store at 18th and Columbia,” Washington Post, 35 February - D 1970,.C. B1. Preservation League, EHT Traceries Inc., and D.C. Office of Historic Preservation, Kalorama Triangle Historic District 4 - EHT Traceries Inc., Washington Heights Historic District 5 - http://upload.wikimedia.org/wikipedia/commons/6/69/John_Quincy_ Adams_Elementary_School.JPG 7 HISTORIC RESOURCES 7 -Rock Creek &Potomac Parkway 6 -National Zoological Park 5 -Kalorama Triangle Historic District 4 -Washington Heights Historic District 3 -Strivers Section Historic District 2 -Sixteenth Street Historic District 1 -MeridianHillHistoric District Historic Districts&Landmarks Sources: Historic Landmarks &Sites Historic Districts North Study Area

7 D

ata retrievedata from DCData Catalog (http://data.dc.gov/). CONNECTICUT AVE CONNECTICUT CALVERT ST 5 6

FLORIDA AVE

4 0 ST 18TH HARVARD ST

COLUMBIA RD 1/8 3 U ST U 1/4 1

Mile 2 16TH ST 16TH Neighborhood Character Adams Morgan is a neighborhood made up of historic and modern buildings, residential and commercial uses, and a diverse population. This variety in neighborhood character is one of its greatest assets.

9 PUBLIC REALM Diversity ofPublic Spaces Functional alley network Typical residential street Underutilized plaza Unity Park Recent Construction Typical rowhouses TYPICAL COMMERCIAL STREET SECTION (COLUMBIA ROAD) Mixed Use Public Trash Street Commercial Building & Recycling Light Use Building Bins Sidewalk Drive Bus Lanes Shelter

Street Bike Parking & Sidewalk Tree Lane Bus Stop Cafe Areas

10-25 ft 40-60 ft 10-25 ft

TYPICAL RESIDENTIAL STREET SECTION (KALORAMA ROAD) Multi-Unit Street Street Single House Light Tree Family House Sidewalk Parking Lane

Front Drive Front Yard & Yard Lanes Entrance

4-24 ft 6-11 ft 20-30 ft 6-11 ft 4-24 ft 11 ZONING & LAND USE Zoning Map the website oftheDCOffice of Zoning(http://dcoz.dc.gov/). Specific zoning regulations for thelisted districts,and others, canbe found on Sources: gh DensityResidential gh DensityCommercial R-5-D R-5-B ow DensityCommercial R-4 C-3-C C-2-B C-2-A North

Study Area

ata retrievedata from DCData Catalog (http://data.dc.gov/).

Hi Moder Moder Hi Moder L CONNECTICUT AVE CONNECTICUT CALVERT ST ate DensityResidential ate DensityResidential ate DensitiyCommercial

FLORIDA AVE 0 ST 18TH HARVARD ST

COLUMBIA RD 1/8 U ST U 1/4

Mile 16TH ST 16TH Comprehensive Plan FUTURE LAND USE MAP

Parks, Recreation & Open Space Local Public Facilities Residential Medium Density Residential Moderate Density Residential Low Density Commercial Medium Density Commercial Low Density Commercial Low Density & Residential Moderate Density Commercial Moderate Density & Residential Moderate Density

HARVARD ST

COLUMBIA RD

CALVERT ST 16TH ST

18TH ST

CONNECTICUT AVE

U ST

FLORIDA AVE

North Study Area 0 1/8 1/4 Mile Sources: Data retrieved from DC Data Catalog (http://data.dc.gov/). 13 PARKS, OPEN SPACES, & ASSETS number onthemapadjacent page. key roles inAdamsMorgan are listed below andindicated by assets inthearea. Someoftheother institutionsthat play Citizens Association, andANC1C,are significant community Association, Kalorama Citizens Association, Lanier Heights Adams Morgan neighborhood. TheReed Cook Neighborhood Community andcultural involvement isastrength ofthe Institutional Community Assets Rock Creek Trail Park, to listafew. Park, Rock Creek Trail, andtheSmithsonian National Zoological Kalorama Park, MarieReed Recreation Center, MeridianHill surrounding theneighborhood, includingWalter Pierce Park, Adams Morgan hasseveral parksand open spaces within and Parks andOpenSpaces 18. 17. 16. 15. 14. 13. 12. 11. 10. 9. 8. 7. 6. 4. 3. 2. 1. 5.

F Emmanuel B Good Chris Ad W P C Chris Hier DC Ar S Mar Sit Jo Jubilee Hou Jubilee Job School Church oftheSavior andtheServant Leadership T ire Station he Festival Center–Headquarters ofthe arah’s Circle otter’s House olumbia Road Health Services ABA – Washington AreaBicyclist Association seph’s House ams Morgan Partnership BID ar Center y’s Center archy Art Studio 1 tian ScienceReadingRoom t House will Baptist Church ts Center s sing aptist Church Walter Pierce Park 2 Kalorama Park 3 3 100% of residences in the study area are within a 5 minute walk to a park of at least 0.5 acres in size. Additionally, nearly 100% of housing is within 5 minutes of a playground.

MAP OF PARKS, OPEN SPACES, AND COMMUNITY ASSETS 4 DC Parks NPS Parks Urban Plazas (privately controlled) Open Spaces on Public 5 Minute Walk from Plazas School Grounds

Smithsonian National Zoological Park

HARVARD ST Rabaut Park

12 1 14 10 3 4 2 11 Walter Pierce 7 Park 13 COLUMBIA RD CALVERT ST Unity 16TH ST Park 15 Meridian Hill Park

8 9 18TH ST Kalorama 17 5 Park 6 and Parkway Rock Creek Trail Trail Creek Rock Marie CONNECTICUT AVE 16 Reed Recreation Center

U ST 18

FLORIDA AVE North Study Area 0 1/8 1/4 Mile Sources: 1 - Park image is permitted for free use through Wikipedia Commons. Photo credit is Carol M. Highsmith. 2 - Photo credit is homevisit.com, Continental Properties, Ltd. 3- Institutional assets list was compiled by the DC Office of Planning, with the assistance of the Adams Morgan Business Improvement District. 4 - Map data retrieved from DC Data Catalog (http://data.dc.gov/). 15 TRANSPORTATION high capacity transit system. The neighborhood isidentifiedinMove DC for the District’s Additionally,stations). many residents own personal vehicles. Bikeshare, carshare, andMetroRail (indirectly viathree metro modes, including:MetroBus, DCCirculator, bike lanes,Capital Adams Morgan canbeaccessed by avariety oftransportation Connectivity &Access Sources: North Study Area

Data retrieved from DCData Catalog (http://data.dc.gov/). N2 N3 N4 N6 N4 N3 N2

90 92 93

L1 L2 L1 CONNECTICUT AVE CONNECTICUT CALVERT ST L2 X39096

H1 L2

FLORIDA AVE PUBLIC TRANSPORTATION MAP

MetroRail Lines MetroBus Lines MetroRail Stations MetroBus Stops Bike Lanes Circulator Bus Routes Capital Bikeshare Stations Circulator Bus Stops 10 Minute Walk from Metro Future High Capacity Transit

H2 H3 H4 H8 HARVARD ST

COLUMBIA RD

42 43 16TH ST

18TH ST S1 S2 S4 S9

X1 90 96 U ST

FLORIDA AVE 52 53 54

0 1/8 1/4 Mile

17 HOUSING 2012 HOUSING DENSITY MAPFOR WASHINGTON, DC Housing Density Adams Morgan Study Area 0 to 1standard deviation from themean. Approximate densityranges corresponding below 8 units/acre 1 8–18

Connecticut Ave Connecticut units/acre 2 18–28

units/acre 3 18th St 18th Columbia Rd Miles

28–38 1 North U St U units/acre 16th St above 38 units/acre As one of the densest residential areas in the District of Columbia, Adams Morgan provides a variety of housing types, which helps to create a diverse population within the community.

HOUSING UNITS PER BUILDING 3 % OF % OF # ALL HOUSING BUILDING UNITS NON-RESIDENTIAL BUILDINGS 16% -- 1-2 UNITS 53% 12%

3-10 UNITS 20% 14% 7.4 Average Units per Building 11-50 UNITS 8% 31% > 50 UNITS 3% 43%

10k Single-Family 8k

total total 1 19 units sold 6k $969,442 avg. price

4k Condominium 2k # 230 units sold $459,178 avg. price 10,240 10,708 2000 2013 TOTAL HOUSING UNITS 2 2013 SALES OF UNITS 4

Adams Morgan has 349 subsidized affordable rental units.5

Sources: 1 - US Census Bureau, 2008-2012 American Community Survey 5-Year Estimates 2 - US Census Bureau, Censuses 2000; 2009-2013 American Community Survey 5-Year Estimates 3 - OCTO Master Address Repository, DC Office of Planning 4 - Office of Tax and Revenue Real Property Sales (“Market” Sales) 5 - DC Preservation Network Database 19 RETAIL & COMMERCIAL 4. orgetown 3. 2. 1. rebound. commercial districts in large numbers during the recession Local andnational retailers “discovered” DC’s neighborhood new stores andrestaurants at arapid pace. retail environments hardly missed abeat, continuing to attract business start-ups, theDistrict’s downtown andneighborhood are onlynow recovering from high vacancy rates andstalled most durable, yet retail vital economies. Whereas other cities DC’s market hassecured areputation asoneofthecountry’s During theyears following the 2008 downturn, Washington DC Retail Overview 2010 REINVENT THEMSELVES. BUT HOW ANDINTO WHAT? ENTERPRISES WILLNEEDTO ADAPT AND, INSOME WAYS, RETAIL PATTERNS, ADAMS MORGAN’S COMMERCIAL AS ITS CUSTOMERS ARE CHANGING AND SHIFTING THEIR districts. taken prideincultivating shops,cafes, andbars in theemerging are growing older. The18-34year-old DCdemographic has decades, theneighborhood’s customer base from itsheydays Although apopularfood andentertainment center for several Adams Morgan’s place inthischanginglandscape isshifting. desirable alternatives to themore traditional retail centers. of theMillennialgeneration, these pioneering areas are is experiencing, aswell astheshoppinganddiningpreferences Driven inpartby the“residential renaissance” that theDistrict POINTS OFMARKET DISTINCTION

Ad Dup F Ge riendship Heights ams Morgan ont Circle (ESTABLISHED) 2015 4. 3. 1. 2.

Sha H S U S 14th S treet NE treet NW w (EMERGING) treet NW Customer Profile 1 The retail customer trade area identifies the segments from which stores and restaurants draw a majority of their regular sales. Trade areas are impacted by competition, drive/walk times, sociological and geographical boundaries, shopping patterns and other similar factors.

Population (2015 within trade area) 18,907 Households (2015 within trade area) 11,243 Percent of 1-person households (2015 within trade area) 55.4% Ratio of renter-occupied to owner-occupied housing 2:1 Household income (2015 median) $90,940 Average rent/mo. – 1-bedroom apartment (Zumper.com) $1,973 Average age (2015 residents) 38.3 Education (% of Residents Hold a Master’s or Higher, 2015) 43.1% Growth (2015-2020 Projected Population Growth) 9.32% Daytime population (Number of Employees, 2015) 9,506

AGE RANGE DISTRIBUTION (2015) 7k 6k 5k 25-34

4k 35-44 3k 45-54

2k 55-64 65-74 0-4 5-9 1k 21-24 75-84 10-14 18-20 15-17 85+

40% of Adams Morgan’s residents are between the ages of 25 and 34 years old. As a concentrated cluster, this narrow demographic essentially represents the “youth” in the neighborhood. Although this customer group patronizes the Food & Beverage options along 18th Street, in particular, the range of options for DC nightlife has expanded considerably over the past several years. Today, U Street, H Street, 14th Street, and Shaw offer a higher level of direct competition for F&B sales than ever before.

Sources: 1 - Claritas Nielsen 2015 data projections. 21 An estimated 456,500 square feet of space in Adams Morgan are appropriate for occupation by retailers (restaurants, stores, service-based establishments). Currently, approximately 365,650 square feet are leased or owned by retail uses.

Approximately 9% of the total ground-level is vacant (45,370 square feet). An additional 9% of VACANT retail-appropriate space (45,480 square feet) is occupied by non-retail users (such as insurance agencies, travel agencies, banks, and medical offices).

Between 2013 and 2015, approximately 15% of Adams Morgan’s retail spaces changed tenants, were occupied, or became vacant, an atypical observation.

Attributing to the 35% of Class C space, Adams Morgan has several retail buildings that stack tenants into underground, ground, and second floor spaces. ADAMS MORGAN RETAIL CONDITIONS RETAIL MORGAN ADAMS RETAIL STATUS MAP Occupied by non-retail use Retail Vacant Stacked (1 level retail/1 level non-retail use) Stacked (1 level retail/1 level vacant) Outlined spaces have switched tenant or retail status since a previous inventory was conducted in June 2013.

HARVARD ST

CALVERT ST COLUMBIA RD

18TH ST 16TH ST

CONNECTICUT AVE

U ST

FLORIDA AVE

North Project Site 0 1/8 1/4 Mile 23 RETAILERS DUPLEX DINER,ANDJACK ROSE EXAMPLES INADAMS MORGAN: CASHION’S EAT PLACE, F&B that offer establishments a variety ofoptions. greater number ofpatrons willbeinterested inacollection of than NG&S retailers, especially when they are clustered. A canattractestablishments customers from alarger trade area and/or alcohol consumed on premises. Food & Beverage This category that serve includes establishments food KALORAMA CLEANERS, ANDGIOVANNI HAIRDESIGN EXAMPLES INADAMS MORGAN: SAFEWAY, CVS, with easy access andparking. radius. NG&S is“convenience-based” retail –itmustbeclose, and workforce customer base, generally withinaone-mile & Services retailers rely on spending from a nearby residential patronage oflocalresidents andworkers. Neighborhood Goods This category that depend upon the includes establishments MORTON FINE ART, AND FLEETFEET EXAMPLES INADAMS MORGAN: LEEJEWELRY, GAMESTOP, draws people withthesamecustomer profile. on theexposure andfoot traffic generated byananchorthat customers from long distances. However, these stores also rely of household expenditures. Successful GAFO stores attract both instores andonline,for arelatively smallpercentage GAFO retailers face atremendous amountofcompetition, OTHER GAFO F&B NG&S BY AREA(SQUARE FEET) DISTRIBUTION OFRETAILER TYPES Supply (Retailers)

–

– – FOOD &BEVERAGE NEIGHBORHOOD GOODS &SERVICES GENERAL MERCHANDISE, APPAREL, FURNISHINGS, F&B –54% NG&S –33% GAFO –13% Looking Ahead RETAIL CATEGORIES & RETAIL NODES

GAFO 1 - Columbia Rd (west of 18th St) F&B 2 - Columbia Rd (east of 18th St) NG&S 3 - 18th St from Adams Mill to Kalorama Rd Mixed 4 - 18th St & Florida Ave Other/Vacant 5 - Kalorama Road

HARVARD ST

16% 44 Tenants 17% 101.400 sq.ft. 2 67%

CALVERT ST 3 Tenants COLUMBIA RD 5 51,000 sq.ft. 100%

18TH ST

5% 10%15% 16TH ST 23% 26 Tenants 3 93 Tenants* 29,000 sq.ft. 1 138,300 sq.ft. 72% 75%

CONNECTICUT AVE

U ST

19% 22% 29 Tenants 4 45,950 sq.ft. 59% FLORIDA AVE

North Project Site 0 1/8 1/4 Mile

* An additional 22 spaces are vacant or occupied by a non-retail use in Retail Node 3. 25 COMMERCIAL MARKETS Image Source: www.washingtoncitypaper.com/blogs/housingcomplex/ CHALLENGES BENEFITS ENVIRONMENT IMPROVEMENTS (COMPLETED 2012)ONRETAIL IMPACTS OFRECENT DDOT STREETSCAPE 2. 1. 3. 2. 1.

files will require theretailers to makeadjustments. is neithergoodnorbad, but itisdifferentand bustle” as wellas some ofits “grit.” This change the commercial district has lost its “hustle and W and diningpatterns. street closures, whichchangedtheirshopping other retail streets duringconstruction and Ad realm retailers’ confidence inawell-maintained public Reinf Better s W ith thecleanerandbetterdesigned sidewalks, ider, safer pedestrian environment ams Morgan’s regular customers patronized orcement ofexisting andpotential /2011/11/adamsmorgan5.jpg treet andsidewalk lighting UNDERSTANDING WHAT ADAMS MORGAN REPRESENTS TO COMMERCIAL MARKETS The Adams Morgan neighborhood is in a state of transition. Commercial markets (mixed-use developers, retail brokers, and retailers) are watching to see how Adams Morgan will be defined as it rebounds in the years following its streetscape construction project. Several factors work for or against Adams Morgan as a neighborhood retailers will consider for a new location: TRAFFIC COUNTS: Retailers want enough traffic to ensure daily visibility to passing vehicles, but not so much that + pedestrians feel unsafe. This amount typically falls between 5,000-22,500 average annual daily trips (AADT). Along 18th Street and Columbia Road, daily traffic counts range from 9,000-27,000 vehicles per day (2015 Traffic Metrix report).

ESTABLISHED RETAIL DISTRICT: Adams Morgan has longevity on its side. The neighborhood’s commercial retail + areas are widely-known and recognizable.

PRESENCE OF A BUSINESS IMPROVEMENT DISTRICT + (BID): Most retailers take comfort in the fact that a third- party entity has accepted responsibility for maintenance and repair of the sidewalk and street environment outside their stores and restaurants. The BID’s controls and guidance reduce the possibility that nearby retail will have a negative impact on the rest of the street.

REPUTATION FOR RESIDENT/RETAILER CONFLICT: – “Business interests over residents’ concerns” is an often cited phrase in Adams Morgan. Some retailers will be wary of a situation where the neighborhood and its businesses regularly take opposing positions.

REPUTATION FOR RETAILER NUISANCE: For decades, – Adams Morgan has branded a retail area for people seeking loud and sometimes irresponsible nightlife. While this identity might serve a type of F&B retailer well, it dissuades traditional retailers who might seek a more controlled environment.

LOCATION IN A HISTORIC DISTRICT: This existing condition + could work for and/or against retailers in Adams Morgan. On / the positive side, the historic character of the community – establishes an immediate, authentic, and unifying identity for the commercial district. On the negative side, restrictions to building improvements and the age of structures might cause difficulty for businesses that need to make changes. 27 SUSTAINABILITY Sustainable Infrastructure Sources: North Bike Lanes Capital Bikeshare Location Grocery Store Farmers Market Solar Panel Installation More than50%Tree Canopy Coverage 25%-50% Tree Canopy Coverage 15%-25% Tree Canopy Coverage Less than15%Tree Canopy Coverage Community Gardens Study Area

ata retrievedata from DCData Catalog (http://data.dc.gov/). CONNECTICUT AVE CONNECTICUT CALVERT ST

FLORIDA AVE

0 18TH ST 18TH HARVARD ST

COLUMBIA RD 1/8 U ST U 1/4

Mile 16TH ST 16TH Adams Morgan is a community with a strong desire for promoting sustainable practices in their business and residential communities. The neighborhood is host to many green initiatives: individual, community, or governmental.

BIKE INFRASTRUCTURE Local government agencies have implemented bike lanes and trails across the city over the past decade. Adams Morgan has 7 Capital Bikeshare stations in the study area.

COMMUNITY GARDENS & FOOD ACCESS Kalorama Garden is a local community garden within the study area. With high usage and demand, there is currently a waiting list to obtain a plot. All residents are within a 5 minute walk to quality food and super markets. There are 3 major supermarkets and several smaller local grocers along the major commercial corridors.

COMPOST The residents and businesses have expressed interested in developing a local community compost program as a part of the community’s waste management.

STORMWATER MANAGEMENT With the implementation of the new DC Green Area Ratio zoning code, new construction or major renovation of multi-unit or commercial properties are required to incorporate green space on site. The goal of this code is to reduce impervious surfaces in the District for improved stormwater management. Green roofs could be one approach used to meet the Green Area Ratio requirement in Adams Morgan, and the study area already hosts several properties with green roofs.

SOLAR ENERGY Many individual property owners are taking advantage of their solar access and have installed rooftop solar panels.

LEED CERTIFICATION There are more than 20 LEED certified buildings or interior spaces in the Adams Morgan neighborhood.

GOVERNMENT PROPERTY MODERNIZATION Sustainable modernization is planned by District agencies for Kalorama Park and Marie Reed Elementary, which will serve as good examples of sustainable renovation in DC. 29 NOTES DATA & CONTENT SOURCES

1861 A. Boschke Map Claritas Nielsen 2015 data projections. D.C. Preservation League, EHT Traceries Inc., and D.C. Office of Historic Preservation, Kalorama Triangle Historic District DC Preservation Network Database EHT Traceries Inc., Intensive-Level Survey of Lanier Heights, Washington, D.C. EHT Traceries Inc., Washington Heights Historic District Institutional assets list on page 14 was compiled by the DC Office of Planning, with the assistance of the Adams Morgan Business Improvement District. Mapping data retrieved from DC Data Catalog (http://data.dc.gov/). OCTO Master Address Repository, DC Office of Planning Office of Tax and Revenue Real Property Sales (“Market” Sales) Park images on page 14 are permitted for free use through Wikipedia Commons. Photo credits are (a) Carol M. Highsmith and (b) Ben Schumin. US Census Bureau, Censuses 1950, 1970, 1990, 2000 & 2010; 2009-2013 American Community Survey 5-Year Estimates; 2008-2012 American Community Survey 5-Year Est. Washington City Paper. http://www.washingtoncitypaper.com/blogs/housingcomplex/ files/2011/11/adamsmorgan5.jpg Wikipedia Images. http://upload.wikimedia.org/wikipedia/commons/6/69/John_ Quincy_Adams_Elementary_School.JPG

All images and graphics are produced by Beyer Blinder Belle, Streetsense, or the DC Office of Planning, unless otherwise noted. 31 ACKNOWLEDGEMENTS STREETSENSE BEYER BLINDER BELLE CONSULTANT TEAM Ted Guthrie JonMarc Buffa Eric Clifton Alan Gambrell Benedicte Aubrun Hector Huezo Kara Davis Matt Wexler Kristen Barden Carol Miller Hazel Edwards Kathryn Kross Arianne Bennett Denis James Saied Azali Larry Hargrove William Simpson Jeffrey Wilkes Martis Davis COMMITTEE ADAMS MORGAN VISIONFRAMEWORK ADVISORY Ryan Hand,Neighborhood Planner Sakina Khan,SeniorEconomic Planner Laine Cidlowski, UrbanSustainability Planner Art Rodgers, SeniorHousingPlanner Brandice Elliot, Development Review Specialist Kim Williams,Architectural Historian/National Register Joshua Silver, Project Manager, Neighborhood Planning Tracy Gabriel, Associate Director, Neighborhood Planning Tanya Stern, Acting DeputyDirector, Citywideand DC OFFICEOFPLANNINGTEAM Eric Shaw, Acting Director DC OFFICEOFPLANNING Coordinator Neighborhood Planning