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                    <text>ANACOSTIA FREEWAY CORRIDOR ENHANCEMENT STUDY

Prepared for: District of Columbia Department of Transportation
Prepared by: EDAWinc. Alexandria, Virginia

�ANACOSTIA FREEWAY CORRIDOR ENHANCEMENT STUDY

ANACOSTIA
FREEWAY
CORRIDOR
ENHANCEMENT
STUDY
Prepared for:
District of Columbia Department
of Transportation

Prepared by:
EDAWinc.
Alexandria, Virginia

��TABLE OF CONTENTS
I.

INTRODUCTION
A. Purpose of Study
B. Goals
C. Location/History

II.

1-3
1-4
1-4

METHODOLOGY
A. Analysis Procedure
,
B. Identification of Zones
C. Identification of Existing Character:
Opportunities and Constraints
1. Zone I:
Kenilworth Avenue
2. Zone II: Anacostia Freeway
3. Zone III: Interstate 295
D. Summary of Existing Character
E. Definition of Freeway and Parkway Character
F. Design Principles

III.

Pages

11-1
II-2
N-3
II-3
II-5
II-7
II-9
II-9
11-10

GATEWAY IMAGE
A. Recommendations
IH-1
1. Plant Material Recommendations
111-1
2. Freeway Structures Recommendations
III-7
3. Maintenance Recommendations
111-12
B. Conceptual Design Recommendations for Prototypical Conditions. . . .111-13
1. Condition A: Arrival/Entry
111-15
2. Condition B: Waterfront Park
111-19
3. Condition C: Natural Woodland
111-21
4. Condition D: Incompatible Adjacent Land Uses
III-23
5. Condition E: Views/Vistas
III-25
6. Condition F: Exit/Entry Ramps, Bridge Embankments
III-27
7. Condition G: Medians
MI-29
8. Condition H: Urban Street
111-31
C. Design Treatments for Anacostia Freeway Corridor
III-35
1. Zone I:
Kenilworth Avenue
III-35
2. Zone II: Anacostia Freeway
111-61
3. Zone III: Interstate 295
III-75

�TABLE OF CONTENTS (Cont'd.)

IV.

COST ESTIMATE
A. Summary
1. Zone I: Kenilworth Avenue
2. Zone II: Anacostia Freeway
3. Zone III: Interstate 295

IV-1
IV-2
IV-3
IV-4

APPENDIX A - BIBLIOGRAPHY
APPENDIX B-AGENCIES C O N T A C T E D

A-1
A-2

�LIST OF FIGURES
Figure Number

Figure Name

Page Number

1-1
111-1
III-2
III-3
III-4
III-5
III-6
III-7
III-8
III-9
111-10
111-11
111-12
111-13
111-14
111-15
111-16
111-17
111-18
111-19
III-20
111-21
III-22
III-23
III-24
III-25
III-26
IH-27
III-28
III-29
III-30
111-31

Anacostia Freeway Corridor
Plant Matrix Summary
Freeway Structures: Lighting
Freeway Structures: Signage
Freeway Structures: Fencing/Railing
Freeway Structures: Fencing/Railing
Condition A: Arrival/Entry
Condition B: Waterfront Park
Zone I: Kenilworth Avenue
Kenilworth Avenue, Southbound #1
Kenilworth Avenue, Southbound #2
Kenilworth Avenue, Southbound #3
Kenilworth Avenue, Southbound #4
Kenilworth Avenue, Southbound #5
Kenilworth Avenue, Southbound #6
Kenilworth Avenue, Southbound #7
Kenilworth Avenue, Northbound #8
Kenilworth Avenue, Northbound #9
Kenilworth Avenue, Northbound #10
Zone II: Anacostia Freeway
Anacostia Freeway, Southbound #11
Anacostia Freeway, Northbound #12
Anacostia Freeway, Northbound #13
Anacostia Freeway, Northbound #14
Anacostia Freeway, Northbound #15
Zone III: Interstate 295
Interstate 295, Southbound #16
Interstate 295, Southbound #17
Interstate 295, Southbound #18
Interstate 295, Northbound #19
Interstate 295, Northbound #20
Interstate 295, Northbound #21

I-2
III-6
III-8
III-9
111-10
111-11
111-14
111-18
III-34
III-36
III-38
III-40
III-42
III-44
III-46
III-50
III-52
III-54
III-56
III-60
III-62
III-64
III-66
III-68
III-70
III-74
III-76
III-78
III-80
III-82
III-84
III-86

iii

�iv

�I. INTRODUCTION

���I. INTRODUCTION
A. PURPOSE OF STUDY
The Anacostia Freeway is a neglected and poorly maintained entrance to Washington,
D.C. This 10-mile commuter freeway on the eastern banks of the Anacostia and
Potomac Rivers has the potential to become a significant and important gateway to
the city, anticipating, reflecting and continuing the park-like quality of Washington
within its corridor. The purpose of this study is to present design treatments which will
guide redevelopment and maintenance of the freeway towards a new image of an
enhanced gateway.
Many of the entrances into Washington w e r e created to enhance the beauty of
Washington and to set the stage for visitors to the Nation's Capital. Careful planning
and design since the L'Enfant Plan in 1790, the McMillan Commission in 1901-1902,
and the 1924 establishment of the National Capital Planning Commission have
created a unique open space and parkway system in the metropolitan area. The
George Washington Memorial Parkway and Rock Creek Parkway w e r e designed as
scenic roads linking important historic and recreational sites. George Washington
Parkway links Memorial Bridge and Mount Vernon on the Virginia side of the Potomac
River. It also acts as a major gateway from the west and south. Rock Creek Parkway
links Rock Creek Park, the National Zoo and Potomac Park. The Suitland and
Baltimore-Washington Parkways were designed as scenic parkways connecting
military establishments with the Capital. The John Hanson Highway was designed as a
commuter highway between Washington and Annapolis with a parkway like setting.
Along with the Baltimore-Washington Parkway, the Anacostia Freeway is the logical
entrance to Washington from the east. Of all the approaches to the city, however, the
Anacostia Freeway is the least attractive and inviting.
As an improved gateway Anacostia Freeway would dramatize the sense of arrival by
revealing and unfolding Washington's skyline through a series of dramatic vistas within
a unified environment. The character of such an environment, green, varied, and
richly contrasting, can be found in the four other Metropolitan parkways—the George
Washington M e m o r i a l , Rock Creek, Baltimore-Washington and Suitland
Parkways—and in the John Hanson Highway mentioned above. These existing roadway facilities represent a high level of effort and imagination with their sensitive integration into the landscape, their careful weaving through the city and suburbs, and
their variety of views and rich landscaped character. They are models for the future
character and quality of the Anacostia Freeway Corridor.

I-3

�These five parkways and highways create gateways into Washington not only by their
location and relationship to the city but also by their sense of importance, their wellmaintained, well-conceived image and their landscape character. The parkways' landscape character is integral to their intended use and differs dramatically from the
freeways and their environments.
This study's primary design intention is to incorporate relevant parkway characteristics
into the Anacostia Freeway Corridor. Today, the Anacostia Freeway Corridor consists
of three different roadway facilities, the Kenilworth Avenue segment, the Anacostia
Freeway and Interstate 295. O n e of the special opportunities of this project is to
develop a unified image of the Corridor using consistent treatments of elements to
link the three roadways (called the Anacostia Freeway Corridor throughout this
report).
How can the Anacostia Freeway become a green gateway to the city and incorporate
parkway qualities? It is the intent of this study and a challenge for the Nation's Capital
to incorporate into the freeway environment, without compromising safety standards,
some of the same design principles that guided these sensitive and rich parkway environments.
B. GOALS
The four major goals of this study are:
• To identify and recognize the Anacostia Freeway Corridor as a major gateway and
entrance to the Capital City.
• To identify and develop conceptual design treatments emphasizing a unified gateway
image throughout the Corridor, with a parkway like landscape character where appropriate.
• To facilitate planning policies and funding programs directed towards implementation of a comprehensive design plan for the Anacostia Freeway.
• To serve as a model approach for other neglected Metropolitan Washington
highway facilities which can become gateways to the Nation's Capital and are in
need of a visual enhancement program.
The U.S. Department of Transportation has authorized the preparation of this visual
enhancement study for the Anacostia Freeway.
C. LOCATION/HISTORY
The Anacostia Freeway is located east of the U.S. Capitol in the District of Columbia.
The northern section of the Freeway parallels the Anacostia River; the southern section parallels the Potomac River. The study area extends from the District of Columbia

1-4

�boundary near the W o o d r o w Wilson Bridge to the District of Columbia boundary
near the Baltimore-Washington Parkway on the north. Along this north-south drive a
dramatic panorama of the Capital City is revealed. Views of Old T o w n Alexandria, the
Washington Monument, the Old Post Office Tower, the Capitol building, the Library
of Congress and RFK Stadium are juxtaposed one against another as the Freeway
parallels the river.
The corridor is a major local, metropolitan and regional artery directing traffic across
the Anacostia River directly into the Capitol City (see Anacostia Freeway Corridor
Map). While the freeway serves District residents on both sides of the Anacostia River,
the majority of the traffic consists of suburban commuters. The major local commuter
roads feeding into the corridor are Central Avenue, Pennsylvania Avenue, Branch
Avenue and Interstate 95.
The principal regional traffic using the Corridor as an entrance into the City is from Annapolis via the John Hanson Highway and from Baltimore via the BaltimoreWashington Parkway. Regional traffic connects with the Anacostia Freeway Corridor
from 1-95 north, by feeding into Kenilworth Avenue, and from 1-95 south, by feeding
into 1-295.
The freeway corridor extends 10.7 miles. Its three contiguous road facilities were
designed and built separately. From north to south these are Kenilworth Avenue (2.5
miles), the Anacostia Freeway (3.74 miles), and Interstate 295 (4.46 miles).
Kenilworth Avenue, the first of the facilities to be built, was constructed in the mid
1950s under ASHTA* regulations and design standards. The Kenilworth Avenue segment under study extends from Eastern Avenue to Benning Road.
During the early 1960s construction began on the Anacostia Freeway and the 11th
Street Bridges to extend the Corridor across the Anacostia River and to connect with
I-395. Unlike Kenilworth Avenue, the Anacostia Freeway was designed and built under
the recent Federal Interstate Highway regulations. The freeway segment under study
extends from the Benning Road Bridge to the Suitland Parkway.
Interstate 295 was the last facility to be built and was constructed in the late 1960s.
Like the Anacostia Freeway, it was designed under the Federal Interstate Highway
regulations. This last 4-mile segment was designed to allow a continuous flow of traffic
from I-95 south to I-395. The I-295 segment under study extends from the Suitland
Parkway to the District of Columbia-Maryland/Prince Georges County boundary.

*American State Highway and Transportation Agency

I-5

�1-6

�III. GATEWAY IMAGE

��II. METHODOLOGY
The words "image and character of a road" usually imply a positive value. Yet the elements which compose a scenic environment, or positive character, in the five model
roadways—George Washington, Baltimore-Washington, John Hanson Highway, Rock
Creek, Suitland—do not exist in the Anacostia Freeway due to different design standards for freeways.
This study proposes that the freeway, like the parkway, can and should become a
positive environment. For this to occur, one must first identify the positive and negative characteristics, or the opportunities and constraints for improvement, of the
Anacostia Freeway Corridor which affect its potential scenic character. The specific
differences between the two road types also need to be defined. Those parkway
characteristics not found in a freeway must then be assessed for their relevance and
appropriateness. Appropriate characteristics should be translated into design principles and guidelines for the visual enhancement of the freeway.
A. ANALYSIS PROCEDURE
The freeway environment is principally experienced from the car. The analysis procedure was initiated by a photographic site survey from the driver's perspective conducted along the entire 10.7 mile length of the Freeway Corridor.
The photographic survey identified:
• Zones within the 10-mile corridor. A zone includes the physical design of the road
right-of-way, often referred to as r.o.w.; it includes the dimensions of the road,
median, shoulders, exit/entry ramps and road width and
• Character of the road right-of-way. Character is made up of
— visual quality of the landscape (within and beyond r.o.w.)
— adjacent land uses which affect the landscape character
— views (within and beyond the r.o.w.)
— freeway structures (lighting, signage, fencing, railing).
The study area of the Anacostia Freeway Corridor includes the right-of-ways on
the northbound and southbound lanes (the shoulders and recovery zones), the roadway lanes, the median, and the exit/entry ramps.

11-1

�B. IDENTIFICATION OF ZONES
From the photographic survey three zones within the Freeway Corridor were identified which correspond directly to the three facilities identified earlier:
1. Zone I - Kenilworth Avenue
2. Zone II - Anacostia Freeway
3. Zone III - Interstate 295
The analysis and recommendations for the freeway corridor are organized according
to these zones. The analysis of each zone's opportunities and constraints is presented
sequentially in the order mentioned above (physical design of road r.o.w., character of
r.o.w., landscape character, adjacent land uses, views and freeway structures). As the
design of each of these three facilities is distinctly different, the character of these
facilities, or zones, is distinctly different.

II-2

�C. IDENTIFICATION OF EXISTING CHARACTER: OPPORTUNITIES AND CONSTRAINTS
1. Existing Character Zone I: Kenilworth Avenue
Kenilworth Avenue, extending two and one half miles, is a narrow urban corridor with
an average right-of-way of 100 feet. It has two lanes in both directions, no shoulders
and no center lane median space. The facility cuts through commercial and residential
communities, is poorly maintained and lacks a consistent landscape character. Major
existing conditions include objectionable views, poorly maintained freeway structures
(fencing, lighting), and confusing signage and exit/entries. Opportunities to build on
are the existing mature trees and the stone-faced bridges and pedestrian ramp
abutments.
EXISTING OPPORTUNITIES
Landscape Character:

— existing mature specimen trees
— bridges and pedestrian ramp abutments faced with cut
stone

Signage:

— consistent use of Federal Interstate signage—of standard
location and appearance

EXISTING CONSTRAINTS
Physical Road Design:

— frequent interchanges and entry/exit conditions
— no center lane median space (roadway divided by New
Jersey barrier topped with chain link fence)
— frequent grade changes resulting in below grade tunnel
conditions

Landscape Character:

— no strong positive landscape image (lack of consistent
plant types or species, lack of massed plant materials,
unmaintained appearance)
— no entry/arrival freeway identification using plants or landforms

Adjacent Land Use:

— adjacent commercial facilities (gas station, car wash, junk
yard) and residential communities (garden apartment,
single family residence) highly visible from freeway

II-3

�Views:

— objectionable views lack screening
— lack of careful directing of driver's views from freeway

Freeway Structures/
Lighting:

no standard lighting location
overscaled light fixtures
unpainted metal light fixtures

Signage:

inconsistent standard for sign location (signs hung on
pedestrian bridges or adjacent to road)
excessive signage in narrow constricted area

Fencing/Railing:

poorly maintained, rusted fencing, consistent treatment
missing, chain link fencing used for property r.o.w., pedestrian bridges and above New Jersey barriers as safety
precaution

Maintenance:

poorly maintained physical conditions (broken curbs, fencing/railing and lighting), overgrown vegetation.

11-4

�2. Existing Character Zone II: Anacostia Freeway
The Anacostia Freeway extends approximately three and one half miles. It is an example of the freeways built in the 1960s with its broad austere geometry, overscaled
lighting and signage and inadequate landscape planting. It has three lanes in each
direction, shoulders plus a recovery zone and an unlandscaped median. Its broad
open spaces permit views of Anacostia Park, the major positive feature of this zone.
EXISTING OPPORTUNITIES
Adjacent Land Uses/
Views:

— the Anacostia River and Park are highly visible and create
scenic views and focal points the length of this segment of
the corridor (3.74 miles)

Exit/Entry Ramps,
Bridge Embankments:

— ramp conditions offer landscaping opportunities
— bridges and pedestrian ramp abutments are faced with cut
stone

EXISTING CONSTRAINTS
Physical Road Design: — limited right-of-way
— unlandscaped median
— closely spaced exits causing dangerous traffic lane changes
Landscape Character:

no strong positive landscape image
(no consistent plant type or massing of similar plants)
no visual integration of waterfront parkland
intrusive/distracting adjacent residential and commercial
facilities

Adjacent Land Uses/
Views:

adjacent commercial residential and industrial (railroad)
facilities to east are highly visible from Freeway

Freeway Structures/
Lighting:

no standard lighting location
overscaled light fixtures
unpainted light fixtures

II-5

�Signage:

— overscaled, unpainted signage support structures (extending across north- and southbound lanes)
— poorly located signage for freeway exits (too close to exits
for safe lane changes)
— inconsistent location of directional signage (yield, stop and
speed limit signage)

Fencing/Railing:

— center lane divided by metal guardrail
— chain link fencing obstructing views of waterfront and
parkland
— excessive use of metal guardrails

11-6

�3. Existing Character Zone III: Interstate 295
Interstate 295, extending approximately four and one half miles, is the most scenic
and parkway like of the three zones. It has the broadest right-of-way (approximately
330 feet), dramatic undulating topography, scenic views to the west and dense
woodland vegetation forming its eastern boundary. It has two lanes in each direction,
and a landscaped median and shoulders. Portions of its western boundary edge are
less attractive, with highly visible industrial and institutional facilities blocking views of
the waterfront.
EXISTING OPPORTUNITIES
Physical Road Design: — broad extended right-of-way
- center landscaped median
sensitive road engineering
(integration of road with topography)
Landscape Character:

— appropriate parkway like character of dense woodlands
and upland topography forming eastern r.o.w. boundary
— massed plantings in median, within r.o.w.

Views:

— impressive views of Washington skyline and monuments

Fencing/Railing:

— cut stone retaining walls in center median

Signage:

—

consistent location adjacent to road within r.o.w.
no overhead signage

EXISTING CONSTRAINTS
Adjacent Land Uses:

— large industrial and institutional facilities highly visible and
dominating views of the waterfront

Views:

— views of Anacostia Waterfront blocked by prominent and
large facilities
— views not directed across the Corridor landscape

Freeway Structures/
Lighting:

—
—

inconsistent lighting location
overscaled light fixtures
unpainted metal light fixtures

11-7

�Fencing/Railing:

-

scenic view of woodlands and meadows obstructed by
chain link fencing

Maintenance:

-

insufficient maintenance and care of plant materials

11-8

�D. SUMMARY OF EXISTING CHARACTER
The existing ten-mile freeway corridor lacks a unified image. Its appearance is often
sterile or disjointed with multiple images of commercial, residential, parkland, institutional and industrial facilities projecting into the road setting. Unrelated design
elements are linked only by a continuous roadway against a contrasting and varying
background.
There are, however, isolated but significant features and elements which could be successfully integrated into a new image. The views to the waterfront seen along the
Anacostia Freeway segment, Kenilworth Avenue's stone bridges and the parkway like
. landscape character in the Interstate 295 segment are elements which begin to create
an attractive environment and could be built on, or expanded, in other segments of
the Corridor.
E. DEFINITION OF FREEWAY AND PARKWAY CHARACTER
By combining the identified positive features and treatments of the problem areas of
the Anacostia Freeway Corridor with the relevant and appropriate design principles of
gateway parkways, a set of design recommendations can be developed for the Corridor. It is important to identify the differences between a freeway and a parkway in
order to distinguish the appropriate design standards. It is also important to identify
the qualities and characteristics of the parkway environment which make it more
pleasing.
The essential difference between a freeway and a parkway relates to intended use.
Freeways are designed for efficient, high speed travel, typically within or near an urban environment. They are frequently surrounded by disjointed land uses and their
immediate landscape can be characterized as unorganized and unpleasant. The road
design is open, broad and straight for high speed traffic.
Parkways have been designed for low to moderate speeds of travel within scenic
areas. They were carefully integrated into open lands, and were designed to maximize
scenic views and to create a variety of experiences within a natural, or undeveloped,
setting. Parkway roads are narrower, often lack shoulders and use embankments as
safety zones and wind and curve following the topography. The curving road
alignments of the best parkway roads have been designed to limit vehicular speed and
to respond to distant landmarks. They establish carefully sequenced views and
enclosures. The typical parkway brings the immediate and distant landscape closer to
the driver.

11-9

�F. DESIGN PRINCIPLES
The existing gateway roads mentioned before provide prototypical design principles.
These principles can guide the proposed design recommendations for the Anacostia
Freeway. The parkway design principles which can be adapted to an existing freeway
environment without compromising safety design standards are:
Landscape Character:

— the use of a continuous green corridor to provide an attractive gateway
— the consistent use of a landscape vocabulary to create a
unified appearance
— the variation in planting setback from the road to create
visual interest and spatial diversity
— the use of informally massed native plant materials responsive to topography to create a "natural" image
— the creation of a sense of arrival using a rhythmic patterning of structures, controlled views of the destination point
and carefully sequenced signage

Views:

— the use of massed plantings to buffer intrusive adjacent
land uses and to create an interrupted and focused driving
environment
— the use of massed plantings to direct the motorist's views
towards scenic vistas and focal points

Freeway Structures:

— the selection of freeway structures (lighting, signage, fencing/railing) which are both aesthetically pleasing and promote safe responses to the freeway conditions
— the consistent treatment of freeway structures—uniform
location, spacing, materials.

11-10

�III. GATEWAY IMAGE

��III. GATEWAY IMAGE
A. RECOMMENDATIONS:
Using applicable parkway design principles, the plant material, the freeway structures
and the maintenance of the Anacostia Freeway Corridor can be manipulated to create
the desired image and gateway setting. Recommendations for the improvement and
treatment of planting, freeway structures and maintenance have been made for prototypical conditions. The prototypical conditions are:

A.
B.
C.
D.
E.
F.
G.
H.

Arrival/Entry (threshold of the freeway)
Waterfront Park (major water edge, open space feature)
Natural Woodland (existing native, wooded vegetation)
Adjacent Incompatible Land Uses (intrusive and distracting commercial, industrial/
residential development)
Views/Vistas (views from the freeway to major scenic focal points)
Exit/Entry Ramps, Bridge Embankments (changes in grade separation of lanes,
overhead structures)
Medians (central planted or paved strip dividing opposite directions of traffic)
Urban Street (urban framework adjoining the road).

The following recommendations and design treatments for planting, structures, and
maintenance have been developed at a conceptual level. It is assumed that these
recommendations would be further developed and designed to meet Federal Interstate safety regulations.
1. PLANT MATERIAL RECOMMENDATIONS
Plant material recommendations are principally concerned with developing a landscape buffer to separate adjacent incompatible land uses, establishing a parkway landscape and reducing mowing maintenance requirements. T o establish this parkway
landscape the freeway right-of-way must be sufficiently wide for adequate planting. In
many areas of the corridor the right-of-way lacks the necessary width for adequate
planting. In order to achieve the desired parkway landscape, it is recommended that
these options be studied:
• Consider property easements and/or land acquisition to gain the necessary width
for adequate planting.

111-1

�• Consider revising/modifying A A S H T O * standards which prohibit plant material installation within 30' of the road.
Plant materials recommended and suggested for each condition follow Conceptual
Design Recommendations for Prototypical Conditions. The Plant List for Prototypical
Conditions identifies plant types, specific plant material and landscape conditions
where the plant material would be used. For instance, canopy trees, specifically Red
Oaks, are recommended for Conditions C, E, H: Natural Woodland, Views/Vistas and
Urban Street Conditions. Plant types recommended for the enhancement of the corridor include canopy, flowering and evergreen trees, shrubs, vines, annuals and perennials. An expanded list follows in the Recommended Plant List. A plant matrix identifies the use of plant types in landscape conditions within the three major freeway
zones.
The plant material was chosen for its adaptability to the various conditions presented
along the corridor such as: dust, salt spray, auto and truck exhaust; sources of noise
pollution; incompatible land uses and unattractive views; attractive views; important
existing vegetation.

*American Association of State Highway and Transportation Officials

111-2

�PLANT LIST FOR PROTOTYPICAL CONDITIONS
PLANT
TYPE

BOTANICAL
NAME

CONDITIONS

COMMON
NAME

Canopy Trees

G, E
C, H, E
C, E

Acer rubrum
Quercus borealis
Quercus phellos

Red Maple
Red Oak
Willow Oak

Flowering Trees

C,
C,
E,
A,

G
G
F, G, H
B, F

Amelanchier canadensis
Cornus florida
Malus floribunda
Prunus yedoensis

Serviceberry
Dogwood
Crab Apple
Yoshino Cherry

Evergreen Trees

D,
A,
B,
F,

E
E, F
C, D, E,
G, H

Cupressocyparis lelandii
Picea abies
Pinus nigra

Leyland Cypress
Norway Spruce
Austrian Pine

Shrubs

D, H

Blue Columnar
Chinese Juniper
Irish Juniper

C, D, F

Juniperus chinensis
'Columnaris'
Juniperus communis
'Hibernica'
Juniperus horizontalis
'Plumosa'
Pyracantha coccinea
'Mohave'
Rosa rugosa

Vines

C, D
D, H

Campsis radicans
Clematis paniculata

Trumpet Vine
Sweet Autumn
Clematis

Perennials

A, B, E, F, G,

Achillea sp.

Yarrow

Hemerocallis hybrids
Miscanthus sinensis
Pennisetum alopecuriodes
Rudbeckia fulgida
'Goldstrum'

Daylily
Fountain Grass
Chinese
Pennisetum
Black-Eyed
Susan

Narcissus sp.

Daffodil

D
A, F, H
F, G, H

I_I

n

Bulbs

A, B, C, D, E,
F, G, H

Wildflowers

A, B, C, D, E,
F, G

Andorra Juniper
Orange-Red
Firethorn
Rugosa Rose

Southeastern
seeding mixture

111-3

�RECOMMENDED PLANT LIST
PLANT
TYPE

BOTANICAL
NAME

COMMON
NAME

Canopy Trees

Acer rubrum
Fraxinus americana
Liquidamber styraciflua
Platanus acerifolia
Quercus borealis
Quercus palustris
Quercus phellos
Tilia americana
Zelkova serrata

Red Maple
White Ash
Sweetgum
Plane Tree
Red Oak
Pin Oak
Willow Oak
Basswood
Japanese Zelkova

Flowering Trees

Amelanchier canadensis
Cornus florida
Cornus kousa
Koelreuteria paniculata
Malus floribunda
Oxydendron arboreum
Prunus yedoensis

Serviceberry
Dogwood
Kousa Dogwood
Golden Rain Tree
Crab Apple
Sourwood
Yoshino Cherry

Evergreen Trees

Cedrus atlantica 'Clauca'
Cupressocyparis lelandii
Ilex opaca
Picea abies
Pinus nigra

Blue Atlas Cedar
Leyland Cypress
American Holly
Norway Spruce
Austrian Pine

Shrubs

Euonymus alata
Forsythia suspensa
Juniperus chinensis 'Columnaris'

Winged Euonymus
Weeping Forsythia
Blue Columnar Chinese
Juniper
Irish Juniper
Andorra Juniper
Mountain Laurel
Wax Myrtle, Southern
Bayberry
Orange-Red Firethorn
Rugosa Rose

Juniperus communis 'Hibernica'
Juniperus horizontalis 'Plumosa'
Kalmia latifolia
Myrica cerifera
Pyracantha coccinea 'Mohave'
Rosa rugosa

111-4

�Vines

Campsis radicans
Celastrus orbiculatus
Clematis paniculata
Polygonum aubertii

Trumpet Vine
Oriental Bittersweet
Sweet Autumn Clematis
Fleece Vine

Perennials

Achillea sp.
Hemerocallis hybrids
Miscanthus sinensis
Pennisetum alopecuriodes
Rudbeckia fulgida 'Coldstrum'

Yarrow
Daylily
Fountain Grass
Chinese Pennisetum
Black-Eyed Susan

Wildflowers

Solidago hybrids

Goldenrod
Southeastern Seeding
Mixture

Bulbs

Narcissus sp.

Daffodil

111-5

�Figure 111-1

PLANT MATRIX SUMMARY

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Flowering Trees
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Shrubs
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Annual/Perennials
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�2. FREEWAY STRUCTURES RECOMMENDATIONS
Freeway Structures Recommendations are developed with both safety and aesthetic
considerations in mind. These structures can serve as organizing elements, with their
repeated use, and as image makers, as they help create a highly visible design
character or image. The recommendations propose a consistent location and design
of lighting fixtures, a fencing material and a more formal fencing/railing design, a consistent standard use of fencing/railing, and a new design for framing and mounting of
signage.
Recommendations for improvements to the freeway structures include treatment of
lighting; signage and fencing/railing. The specific recommendations include treatment
of:
• Lighting
— Fixtures
— Location
• Signage
— Framing/Mounting
• Fencing/Railing
— Property Line Right-of-Way
— Safety Railings
— Median Barrier
— Shoulder Guardrails
— Retaining Walls.

111-7

�Figure 111-2
FREEWAY STRUCTURES: LIGHTING

�Figure III-3
FREEWAY STRUCTURES: SIGNAGE

Signage Adjacent to Road

Overhead Signage/Interstate

111-9

�Figure 111-4
FREEWAY STRUCTURES: FENCING/RAILING

111-10

�Figure 111-3
FREEWAY STRUCTURES: FENCING/RAILING

111-11

�3. MAINTENANCE RECOMMENDATIONS
Maintenance Recommendations consist primarily of establishing a maintenance program to ensure a well-kept, high quality image. A n ongoing maintenance program is
essential since new planting would take several years to develop. If a reasonable priority is not given to maintenance and replacement programs, the gradually developing
image would erode rather than intensify.
Each new improvement should be accompanied by a realistic maintenance strategy. A
program would include but not be limited to:
— Sweeping, cleaning and litter pick up
— Landscape maintenance including tree pruning, spraying, weeding, reseeding of
wildflowers and mowing of grass areas
— Repair and replacement of all damaged or deteriorated highway hardware and
furnishings including road and curb resurfacing and repair
— Painting of all furniture hardware, lights and sign poles
— Steam cleaning treatment to clean stone wall facades; sand blasting treatment to
clean bridges
— Survey and inspections to regularly identify and follow up on maintenance
problems.

111-12

�CONCEPTUAL DESIGN RECOMMENDATIONS
FOR PROTOTYPICAL CONDITIONS

��B. CONCEPTUAL DESIGN RECOMMENDATIONS FOR PROTOTYPICAL CONDITIONS
Conceptual design recommendations have been made for the eight prototypical conditions of the Anacostia Freeway Corridor. The eight conditions are:
1.
2.
3.
4.
5.
6.
7.
8.

Condition
Condition
Condition
Condition
Condition
Condition
Condition
Condition

A:
B:
C:
D:
E:
F:
G:
H:

Arrival/Entry
Waterfront Park
Natural Woodland
Incompatible Adjacent Land Uses
Views/Vistas
Exit/Entry Ramps, Bridge Embankments
Medians
Urban Street

111-13

�Figure 111-6
CONDITION A: ARRIVAL/ENTRY

111-14

�1. CONDITION A: ARRIVAL/ENTRY
Planting
Recommendations
Effects:

&amp;

Establish t w o principal arrival/entry areas at north and
south boundaries of Corridor, Kenilworth Avenue and
I-295, to identify the Anacostia Freeway Corridor and
create a positive first impression and image.
Develop carefully sequenced planting to create sense of
anticipation and to direct the motorist's view toward
significant Washington landmarks and city entrance.
Enhance proposed signage with specimen flowering and
evergreen trees and low evergreen shrubs (see recommended planting materials for landscape condition A).

Freeway Structures
Recommendations
Effects:
Lighting:

&amp;
Overhead lighting should be limited to entry and exit and
bridged conditions and should be located adjacent to the
roadway for an uncluttered appearance and consistent
location.
Use of ornamental light fixtures (see Figure III-2) would
contribute to a parkway like image, particularly for urban
conditions such as Kenilworth Avenue. Continue use of
mercury vapor lighting due to lower costs and preferred
color spectrum.
Recessed built-in lighting in the entry signage would highlight the signage.

111-15

�Signage:

-

Remove all overhead directional signage and replace with
signage adjacent to road to reduce visual clutter. Consider
property easements and/or land acquisition in areas with
limited r.o.w. Use proposed signage for consistent treatment (see page 111-9).

— Establish ground plane entry signage announcing Anacostia Freeway Corridor (see Figure 111-9). Incorporate stone
wall construction to tie in with use of stone walls throughout the Corridor.
Fencing/Railing:

— No recommendations to be made.

Maintenance
Recommendations
Effects:

&amp;

— Establish a high standard of maintenance for arrival/entry
areas to create a positive image of the Corridor. Landscape
maintenance should include tree pruning, spraying,
weeding, reseeding of wildflowers and mowing of grass
areas. Survey and inspections should regularly identify and
follow up on maintenance problems.

111-16

�111-17

�Figure 111-7
CONDITION B: WATERFRONT PARK CONDITIONS
Waterfront Park
Evergreens
Fence
Ornamental
Trees
Directed Views
New JerseyBarrier

Lawn Edge
Evergreen
Screen with
Canopy Trees

Plan

Residential Area

Elevation

111-18

�2. CONDITION B: WATERFRONT PARK

Planting
Recommendations
Effects:

&amp;

Integrate additional planting along waterfront boundary to
dramatize views of the park from the Freeway and to buffer the park from the Freeway. Prune and maintain indigenous plantings in selected areas where views are to be
maintained.
Plant accent flowering and evergreen trees on both sides
of r.o.w. fence to help screen the fence and integrate it
with planting (see recommended plant material for landscape condition B).

Freeway Structures
Recommendations
Effects:

&amp;

Lighting:

Remove overhead lighting fixtures for consistent lighting
treatment (all overhead lighting to be limited to entry/exit
and bridged conditions).

Signage:

Establish small locational sign announcing Anacostia Park
adjacent to road. Use proposed treatment, black steel
frame and posts. All other necessary signage to be in standard location, adjacent to road and of standard design (see
Figure 111-3).

111-19

�Replace existing chain link property line (r.o.w.) fence with
black vinyl fencing to blend and harmonize with plant
material and for consistent fencing treatment throughout
corridor. Consider property easements to move r.o.w.
fence into parkland. Fence freeway r.o.w. property line as
required by interstate safety regulations.

Fencing/Railing:

Replace center median guardrail with New Jersey barrier
to conform with A A S H T O standards and for consistent
median treatment in narrow unplanted median areas.
Establish a standard for the use of guardrails to reduce the
excessive amount of railing used and limit the use of
guardrails to areas with hazardous grade changes. Use
standard interstate railing until new design is developed.
Maintenance
Recommendations
Effects:

&amp;

Perform specialized landscape maintenance pruning to
existing vegetative buffer along waterfront edge to maintain open views of/to park. Landscape maintenance should
also include spraying, weeding, reseeding of wildflowers
and mowing of grass areas.

111-20

�3. CONDITION C: NATURAL W O O D L A N D
Planting
Recommendations
Effects:

&amp;

-

Maintain existing woodland conditions found predominantly along lnterstate-295 east embankment. Continue
woodland character planting on west embankment and in
center median. This treatment would buffer objectionable
views of adjacent land uses while creating a consistent
park like character and strong image of a green freeway
corridor.

-

Vary planting setback edges to existing woodland to heighten the naturalistic appearance of woodland. Consider revising standards to allow trees to be planted closer than 30 feet
away from the road.

Lighting:

-

Remove all lighting except in exit/entry ramp and bridged
conditions. For those conditions, lighting fixtures should be
of the proposed ornamental type and located adjacent to
the road (see Figure 111-2).

Signage:

— Remove, when possible, overhead signage structures. Locate
adjacent to road. Consider property easements and/or land
acquisition for area with limited right-of-way. This would
allow more signage to be located adjacent to road. If overhead signage is needed, reduce size of structure and apply
proposed mounting design system (see Figure 111-3).

Freeway Structures
Recommendations
Effects:

&amp;

— Proposed signage to be of black steel frames and posts, of
varying sizes according to the conditions. Establish standard
location for directional signage (yield sign, speed limit, etc.).
This signage system would reduce visual clutter and confusion while increasing its effectiveness.

111-21

�Fencing/Railing:

— Limit use of chain link fencing. Fencing visually separates
rather than integrates the woodland landscape in and outside the Freeway r.o.w. In conditions where fencing is required (such as Freeway r.o.w. property line) use black vinyl
fencing to blend and harmonize with woodland.

Maintenance
Recommendations
Effects:

&amp;

— Preserve existing woodlands by removing damaged and
diseased vegetation, pruning crowded limbs, removing
choking vines. Landscape maintenance should also include
weeding and mowing of grass areas along edges of
woodland.

111-22

�4. CONDITION D: INCOMPATIBLE ADJACENT LAND USES
Planting
Recommendations
Effects:

&amp;

— Screen highly visible institutional and industrial facilities
along 1-295, views of residential and commercial communities on Kenilworth Avenue and Anacostia Freeway and
gas stations and junk yards facing Kenilworth Avenue.
Plant dense masses of evergreen and mixed deciduous
trees (see recommended plant list for condition D). Planting of evergreen and deciduous trees would screen objectionable views and would establish an effective landscape
buffer.

Freeway Structures
Recommendations
Effects:
Lighting:

&amp;
-

Overhead lighting should be limited to entry and exit and
bridged conditions and should be located adjacent to the
roadway for an uncluttered appearance and consistent
location.

— Use of ornamental light fixtures (see Figure 111-2) would
contribute to a parkway like image particularly for urban
conditions such as Kenilworth Avenue. Continue use of
mercury vapor lighting due to lower costs and preferred
color spectrum.

111-23

�Signage:

— Remove, when possible, overhead signage structures.
Locate adjacent to road. Consider property easements
and/or land acquisition to area with limited right-of-way.
This would allow more signage to be located adjacent to
road. If overhead signage is needed, reduce size of structure and apply proposed mounting design system (see
Figure 111-3).
— Proposed signage to be of black steel frame and posts, of
varying sizes according to the conditions. Establish standard location for directional signage (yield sign, speed
limit, etc.). This signage system would reduce visual clutter
and confusion while increasing its effectiveness.

Fencing/Railing:

— Consider property easements and land acquisition to extend property line r.o.w. in areas with less than 40 foot
clearance from road. This would allow plant material to
screen and integrate fencing with the landscape. Replace
existing chain link fencing with black vinyl fencing for consistent fencing treatment throughout corridor. Fence Freeway r.o.w. property line as required by interstate safety
regulations.
— Establish a standard for the use of guardrails to reduce the
excessive amount of existing railing. Limit use of guardrails
to areas with hazardous grade changes. Establish a standard for their use. The preferred recommendation is to
develop a new guardrail design. Until one is established,
use standard interstate metal railing.

Maintenance
Recommendations
Effects:

&amp;

— Establish a high level of maintenance in order to preserve
the positive image of the green corridor in the urban environment. Maintenance should include sweeping, cleaning
and litter pick up; landscape maintenance such as pruning,
spraying, weeding, and mowing of lawn areas; and repair
and replacement of all damaged or deteriorated roadway
hardware and furnishings, including road and curb resurfacing and repair.

111-24

�5. CONDITION E: VIEWS/VISTAS
Planting
Recommendations
Effects:

&amp;

— Scenic views of the Capital City and waterfront would
create an interesting and enjoyable driving experience
while reinforcing a gateway image.
— O n Anacostia Freeway and
the city, including views of
Monument. Plant evergreen
frame and direct views (see
for landscape condition E).

lnterstate-295 frame views of
the Capitol and Washington
and mixed deciduous trees to
recommended plant material

— Prune existing vegetation which blocks views to city and
waterfront.
Freeway Structures
Recommendations
Effects:

&amp;

Lighting:

— Remove overhead center lane median lighting which may
block or interfere with views. Locate all required lighting at
exit/entry ramps and bridged conditions adjacent to road
where lighting fixtures will give an uncluttered appearance
and detract least from the view.

Signage:

-

Remove, when possible, overhead signage structures
which may detract from views. Locate them adjacent
to road. Consider property easements and/or land acquisition for area with limited right-of-way. This would allow
more signage to be located adjacent to road. If overhead
signage is needed, reduce size of structure and apply proposed mounting design system (see Figure 111-3).

— Proposed signage should be of black, squared, steel frame
with posts of varying sizes according to the conditions.
Establish standard location for directional signage (yield
sign, speed limit, etc.). This signage system would reduce
visual clutter and confusion while increasing its effectiveness.

111-25

�Limit use of chain link fencing, as fencing visually separates
rather than integrates the landscape environment in and
outside the Freeway r.o.w. Replace chain link fencing with
proposed black vinyl fencing in areas requiring fencing
(such as Freeway r.o.w. property line required by Interstate safety regulations) to blend and harmonize with plant
materials. Consider property easements and land acquisition to extend property r.o.w. in areas with less than 40
foot clearance from road. This would allow plant material
to screen fencing and make it less visually intrusive.

Fencing/Railing:

Additional installation of stone walls would contribute
towards a consistent park like character throughout the
corridor. Cut stone retaining walls, matching the existing
stone walls and bridge abutments, would visually harmonize with the parkway like landscape and would enhance
views to the Capitol and Waterfront.
Maintenance
Recommendations
Effects:

&amp;

A high level of maintenance is particularly important in
viewing areas of the Freeway where close foreground
views of trash and neglected areas could distract from
long scenic views. Maintenance should include sweeping,
cleaning and litter pickup; landscape maintenance; and
hard surface repair and replacement work on curbs and
road surfaces.

111-26

�6. CONDITION F: EXIT/ENTRY RAMPS, BRIDGE EMBANKMENTS

Planting
Recommendations
Effects:

&amp;

— Plant flowering and evergreen trees with low evergreen
shrubs to form an important first and last impression as
motorists enter and exit the freeway (see recommended
plant material for condition F). This treatment would apply to
all exit and entry ramped areas and bridge embankments.

Freeway Structures
Recommendations
Effects:
Lighting:

&amp;
—

Overhead lighting should be limited to entry and exit and
bridged conditions and should be located adjacent to the
roadway for an uncluttered appearance and consistent
location.

— Use of ornamental light fixtures (see Figure 111-2) would
contribute to a parkway like image, particularly for urban
conditions such as Kenilworth Avenue. Continue use of
mercury vapor lighting due to lower costs and preferred
color spectrum.
Signage:

— Remove, when possible, overhead signage structures.
Locate adjacent to road. Consider property easements
and/or land acquisition for area with limited right-of-way.
This would allow more signage to be located adjacent to
road. If overhead signage is needed, reduce size of structure and apply proposed mounting design system (see
Figure 111-3).
— Proposed signage to be of black steel frames and posts, of
varying sizes according to the conditions. Establish standard location for directional signage (yield sign, speed
limit, etc.). This signage system would reduce visual clutter
and confusion.

111-27

�— Remove signage on overhead pedestrian bridges. This
would give a less cluttered appearance to the roadway.
— Continue use of Federal Interstate signage.
Fencing/Railing:

—

Fence Freeway r.o.w. property line as required by interstate safety regulations. Replace existing chain link fencing
with proposed black vinyl fencing which would blend with
plant material and surrounding landscape.

— Install proposed black metal railing with consistent post
spacing in conditions where railing is currently being used,
such as pedestrian bridges and bridged conditions. A consistent use of metal railing applied to various site conditions would establish a consistent identity throughout the
corridor (see Figure 111-5).
— Establish a standard for the use of guardrails to reduce the
excessive amount of existing railing. Limit the use of guardrails to areas with hazardous grade changes. The preferred
recommendation is to develop a new guardrail design. Until one is established, use standard interstate metal railing.
— Additional installation of stone walls would contribute to a
consistent parkway like character throughout the corridor.
Cut stone retaining walls would match existing stone walls
and bridge embankments.
Maintenance
Recommendations
Effects:

&amp;

— Maintenance should emphasize repair and replacement of
all damaged or deteriorated highway hardware and furnishings, including road and curb resurfacing and repair.
Steam clean stone bridges.

111-28

�7. CONDITION G: MEDIANS
Planting
Recommendations
Effects:

&amp;

— Plant median of lnterstate-295 with informally massed
deciduous and evergreen trees to repeat the existing
woodland on the eastern edge of 1-295 and to achieve a
similar natural character. Dense median planting would
screen objectionable views of industrial and institutional
facilities to the west and would reduce glare of oncoming
traffic at night.
— Plant center median of Anacostia Freeway where opportunities exist. Plant street trees in narrow planting strips
above bridge abutments to repeat the image of the green
corridor.

Freeway Structures
Recommendations
Effects:
Lighting:

&amp;
— Overhead lighting should be limited to entry and exit and
bridged conditions and should be located adjacent to the
roadway for an uncluttered appearance and consistent
location.
— Use of ornamental light fixtures (see Figure 111-2) would
contribute to a parkway like image, particularly for urban
conditions such as Kenilworth Avenue. Continue use of
mercury vapor lighting due to lower costs and preferred
color spectrum.

Signage:

—

Remove all overhead and center median signage and
locate adjacent to road. Consider property easements and
land acquisition for area with limited right-of-way. This
would allow more signage to be located adjacent to road.

— Proposed signage to be of consistent material in standard
locations for unified image of roadway.

111-29

�Fencing/Railing:

— Install New Jersey barrier throughout the corridor in areas
without a landscaped median. This treatment would conform with A A S H T O standards and would provide a consistent appearance to the median.
— Metal railing would be installed wherever existing railing is
used above New Jersey barriers. Replace chain link fencing
above New Jersey barrier on Kenilworth Avenue with proposed metal railing for a more attractive treatment and
compatible use of materials (see Figure 111-5).
— Establish a standard for the use of guardrails to reduce the
excessive amount of existing railing. The preferred recommendation is to develop a new guardrail design. Use the
standard interstate metal railing until new standard is
developed. Limit use of guardrails to areas with hazardous
changes.
— Additional installation of stone walls would contribute to
the parkway like character of the corridor. Use cut stone
retaining walls to match existing stone walls and bridge
abutments in landscaped medians along 1-295 and
Anacostia Freeway.

Maintenance
Recommendations
Effects:

&amp;

— A high level of maintenance is particularly important in the
medians where close foreground views of trash and
neglected areas would detract from the desired positive
image. Maintenance should include sweeping, cleaning
and litter pickup; landscape maintenance; and hard surface
repair and replacement work on curbs and road surfaces.

111-30

�8. CONDITION H: URBAN STREET
Planting
Recommendations
Effects:

&amp;

— Plantings of street trees and evergreen trees at edges of
roadway would provide a sense of enclosure and screen
objectionable views of adjacent commercial, residential
and industrial land uses as well as buffering those areas
from the roadway.
— Rows of canopy street trees with low understory evergreen shrubs would be an effective screen of adjacent
commercial facilities. Consider land acquisition or property
easements to provide more adequate space for planting.
— Plant mixed evergreen and ornamental trees in medians
against stone piers of pedestrian bridges over Anacostia
Freeway. This would partially screen the overhead pedestrian bridges and repeat the image of the green corridor.

Freeway Structures
Recommendations
Effects:
Lighting:

&amp;
— Overhead lighting should be limited to entry and exit and
bridged conditions and should be located adjacent to the
roadway for an uncluttered appearance and consistent
location.
— Use of ornamental light fixtures (see Figure 111-2) would
contribute to a parkway like image, particularly for urban
conditions such as Kenilworth Avenue. Continue use of
mercury vapor lighting due to lower costs and preferred
color spectrum.

Signage:

— Remove all overhead directional signage and replace with
signage adjacent to road to reduce visual clutter. Consider
property easements and/or land acquisition in areas with
limited r.o.w.

111-31

�— If overhead signage is needed, reduce size of structures and
apply proposed mounting design system (see Figure 111-3).
— Replace center median guardrail with New Jersey barrier
to conform with A A S H T O standards and for consistent
median treatment in unlandscaped median areas.
— Establish a standard for the use of guardrails to reduce the
excessive amount of railing used and limit the use of
guardrails to areas with hazardous grade changes. Use
standard interstate railing until new design is developed.
Maintenance
Recommendations
Effects:

&amp;

— Establish a high level of maintenance in order to preserve
the positive image of the green corridor in the urban environment.

111-32

�DESIGN TREATMENTS FOR ANACOSTIA FREEWAY CORRIDOR

���Figure III-8
ZONE I: KENILWORTH AVENUE

�C. DESIGN TREATMENTS FOR ANACOSTIA FREEWAY CORRIDOR
The following design treatments are the applications of conceptual design recommendations for freeway problem areas. Photographs of each of the existing problem areas
and sketch perspectives of the proposed treatments are used to show the "before and
after" conditions of each area in question. The photographs and design treatments
have been arranged from north to south throughout the three zones.
1. ZONE I: KENILWORTH AVENUE
The Kenilworth Avenue zone under study extends two and one half miles from
Eastern Avenue on the Maryland/Prince George's—District of Columbia boundary to
Benning Road. Because of its narrow corridor (the average right-of-way is 100 feet) and
its urban setting it offers the greatest challenge to the creation of a green gateway.
Most of the recommendations concern the standardization and upgrading of freeway
structures and improved maintenance. Most of the planting recommendations concern screening of incompatible adjacent land uses.

III-35

�Figure 111-9
KENILWORTH AVENUE, SOUTHBOUND #1

Existing Condition

Proposed Treatment
III-36

�DESIGN TREATMENT - KENILWORTH AVENUE, SOUTHBOUND #1
CONDITION:
A. Arrival/Entry
Planting
Recommendation:

Establish a sequence of planting and a unified entry planting and signage design (see recommended plant list for
Condition A).

Effect:

A careful sequencing of the entry planting and signage
would direct the motorists' attention to the signage. It
would create a sense of arrival and an important first
impression and image of the corridor.

Freeway Structures
Lighting:
Recommendation:
Effect:

Replace existing lighting with proposed ornamental fixtures adjacent to road.
Ornamental lighting fixtures would contribute to the
parkway like character; a standard location adjacent to the
road would maintain an uncluttered median and provide a
consistent treatment.

Signage:
Recommendation:
Effect:

Remove unnecessary overhead signage structure. Replace
with ground plane signage adjacent to road.
The special use of ground plane signage only at the entries
to the corridor would create an important sense of entry.
Signage adjacent to the road would result in an open and
uncluttered roadway.

III-37

�Figure 111-10
KENILWORTH AVENUE, SOUTHBOUND #2

Existing Condition

Proposed Treatment
III-38

�DESIGN TREATMENT - KENILWORTH AVENUE, SOUTHBOUND #2
CONDITIONS:
D. Incompatible Adjacent Land Uses
H. Urban Street
Planting
Recommendation:

Plant street trees and massed evergreen trees along
embankment (see recommended plant list for Condition
D, H).

Effect:

A uniform planting of street trees would establish visual
order while evergreen trees would screen views of residential neighborhoods and buffer the neighborhoods from
the roadway.

Freeway Structures
Signage:
Recommenda
Effect:

tion:

Install recommended signage.
This would provide a more attractive and unified signage
system.

111-39

�Figure 111-11
KENILWORTH AVENUE, SOUTHBOUND #3

Existing Condition

Proposed Treatment
III-40

�DESIGN TREATMENT - KENILWORTH AVENUE, SOUTHBOUND #3
CONDITIONS:
D. Incompatible Adjacent Land Uses
H. Urban Street
Planting
Recommendation:

— Plant massed evergreen and flowering trees (see plant
recommendations for Conditions D, H).

Effect:

— Informal massed plantings would create a parkway-like
edge and a green backdrop to the corridor. It would
screen views of the residential communities as well as
buffer the road from the neighborhood.

111-41

�Figure 111-12
KENILWORTH AVENUE, SOUTHBOUND #4

Existing Condition

Proposed Treatment
III-42

�DESIGN TREATMENT - KENILWORTH AVENUE, SOUTHBOUND #4
CONDITIONS:
F. Exit/Entry Ramps, Bridge Embankments
H. Urban Street
Planting
Recommendation:

Plant additional street trees of same species as existing
trees above bridge abutments and in front of bridge pier.
Plant massed evergreens in front of pier.

Effect:

Additional tree planting would recall the green corridor effect of the earlier roadway sequences and would be an
attractive use of narrow planting strips. Massed evergreen
planting would partially screen the pier of the overhead
ramp.

Freeway Structures
Lighting:
Recommenda

tion:

— Relocate center median lighting and relocate adjacent to
roadway. Use proposed ornamental fixtures.
— This would provide a consistent lighting appearance location
and would reduce the visual clutter in the center median.

Effect:
Fencing/Railing:
Recommendation:
Effect:

Remove existing railing above bridge abutment and install
recommended metal railing.
Use of recommended railing would be more compatible
with stone bridge structures. Similar treatments and
materials would unify the appearance of the roadway.

Maintenance
Recommendation:

Remove weeds along paved roadway edge and apply preventive spray to maintain edge.

Effect:

A maintained edge of roadway would improve the appearance of Kenilworth Avenue.

R ecommenda
Effect:

tion:

Steam clean the face of stone wall. Paint overhead bridges.
This would improve the roadway environment appearance.

111-43

�Figure 111-13
KENILWORTH AVENUE, SOUTHBOUND #5

Existing Condition

Proposed Treatment
ill-44

�DESIGN TREATMENT - KENILWORTH AVENUE, SOUTHBOUND #5
CONDITIONS:
D. Incompatible Adjacent Land Uses
H. Urban Street
Planting
Recommendation:

— Plant deciduous and evergreen trees in front of fence (see
recommended plant list for Conditions D, H).

Effect:

— This would screen views of adjacent residental communities, provide an attractive green edge to the roadway
and integrate the fence with the planting.

Freeway Structures
Fencing/Railing:
Recommendation:

— Replace existing chain link fence with proposed black vinyl
coated fence.

Effect:

— The black fencing would blend with the proposed planting.

Maintenance
Recommendation:

Repair curbs. Remove weeds growing over the curbs and
apply preventive spray.

Effect:

Maintenance of the roadway edge — its curbing and
shoulders — would give a neater and more attractive
appearance to the roadway.

111-45

�Figure 111-14
KENILWORTH AVENUE, SOUTHBOUND #6

Existing Condition

Proposed Treatment

�DESIGN TREATMENT - KENILWORTH AVENUE, SOUTHBOUND #6
CONDITIONS:
F. Exit/Entry Ramps, Bridge Embankments
H. Urban Street
Planting
Recommenda

tion:

Effect:

Plant exit embankment with small flowering trees and
evergreen trees and shrubs. Plant evergreen trees on both
sides of fence line.
A similar treatment of the exit embankment would make it
consistent with the rest of the corridor and form an important last impression of the corridor. Planting on both sides
of fence would integrate the fence with the landscape and
would also screen views of adjacent residential communities. Shrub planting of the embankment would stabilize slope and lower maintenance costs.

Freeway Structures
Lighting:

Recommendation:

Effect:
Fencing/Railing:
Recommenda tion:

Effect:

Remove non-functional traffic light. Move exit ramp
lighting to edge of roadway, and install recommended
features.
This would give an organized and consistent appearance
to the corridor.
— Install recommended metal railing on bridge.
— Install recommended black vinyl fencing along property
line.
— Use of the proposed fencing and railing would result in a
more attractive and consistent appearance of the roadway
and would screen adjacent residential housing.

111-47

�Maintenance
Recommendation:

— Clean up and repair paved median strip. Remove weeds
and apply preventive spray. Remove loose rubble and
concrete. Repair concrete curbing.

Effect:

— This would give a clean, well-maintained appearance.

Recommendation:

— Install new paving in median strip.

Effect:

— This would give a neater and more attractive appearance.

111-48

�111-49

�Figure 111-15
KENILWORTH AVENUE, SOUTHBOUND #7

Existing Condition

Proposed Treatment
III-50

�DESIGN TREATMENT - KENILWORTH AVENUE, SOUTHBOUND #7
CONDITIONS:
D. Incompatible Adjacent Land Uses
F. Exit/Entry Ramps, Bridge Embankments
Planting
Recommendation:
Effect:

Plant upright screen trees against fence to grow on fence
along exit (see recommended plant list for Condition D).
Planting would provide an attractive treatment of the exit
by developing a living green edge to the roadway and
would create an important last impression of the corridor.

Freeway Structures
Fencing/Railing:
Recommendation:

Remove guardrail, adjacent to bridge abutment and continue proposed metal railing.

Effect:

This would provide a uniform and attractive railing treatment.

Recommendation:

Replace chain link fence along exit with proposed black
vinyl coated fence.

Effect:

This would be a more attractive treatment of the roadway
edge and would be consistent with fencing treatments
throughout the corridor.

Maintenance
Recommendation:

Remove weeds along guardrail and stone wall and apply
preventive spray. Steam clean face of stone wall.

Effect:

This would improve the appearance of the corridor.

111-51

�Figure 111-16
KENILWORTH AVENUE, NORTHBOUND #8

Existing Condition

Proposed Treatment
III-52

�DESIGN TREATMENT - KENILWORTH AVENUE, NORTHBOUND #8
CONDITIONS:
D. Incompatible Adjacent Land Uses
H. Urban Street
Planting
Recommendation:

— Plant street trees and understory evergreen shrubs (see
recommended plant list for Condition D).

Effect:

— This treatment would provide a sense of enclosure and
would screen but not restrict views of commercial
facilities.

111-53

�Figure 111-17
KENILWORTH AVENUE, NORTHBOUND #9

Existing Condition

Proposed Treatment
III-54

�DESIGN TREATMENT - KENILWORTH AVENUE, NORTHBOUND #9
CONDITION:
F. Exit/Entry Ramps, Bridge Embankments
Planting
Recommendation:

— Maintain lawn around guardrail and plant mixed evergreen
shrubs behind guardrail. Add mixed evergreen and ornamental trees where possible.

Effect:

— This planting and increased maintenance would be a more
attractive treatment of this condition.

Freeway Structures
Fencing/Railing:
Recommendation:

— Remove bridge railing and install recommended metal railing.

Effect:

— This would be a more attractive treatment of the elevated
roadway edge and would be consistent with the railing
treatments throughout the corridor.

Maintenance
Recommendation:

— Resurface walkway and repair curbing.

Effect:

— This would improve the appearance of Kenilworth Avenue
and decrease the amount of patchwork maintenance
required.

111-55

�Figure 111-18
KENILWORTH AVENUE, NORTHBOUND #10

Existing Condition

Proposed Treatment
III-56

�DESIGN TREATMENT - KENILWORTH AVENUE, NORTHBOUND #10
CONDITIONS:
D.
F.
G.
H.

Incompatible Adjacent Land Uses
Exit/Entry Ramps, Bridge Embankments
Medians
Urban Street

Planting
Recommendation:
Effect:

Maintain dense planting at edges of corridor. Supplement
where necessary.
Maintenance of existing planting and supplemental planting at the edge of the roadway corridor would create a
green backdrop to the roadway. A green buffer would visually separate the roadway from adjacent zones.

Recommendation:

Plant row of street trees in median between parallel road
and Freeway.

Effect:

This would create a partial screen between the roadways.
It would be an attractive use of the median and suggest a
parkway appearance.

Freeway Structures
Lighting:
Recommendation:

Remove center lane lighting to side of road. Replace existing fixtures with proposed ornamental fixtures.

Effect:

This treatment would result in an open, uncluttered corridor with a neater appearance and would conform to the
standard lighting location. Use of ornamental fixtures
would contribute to a parkway like character.

Signage:
Recommendation:

Remove signage from pedestrian bridge. When possible,
relocate signage adjacent to road.

Effect:

A consistent signage location adjacent to the road would
reduce visual clutter and increase the effectiveness of the
signage.

III-57

�Fencing/Railing:
Recommendation:

— Remove chain link fencing above New Jersey barrier and
install recommended metal railing.
— Install proposed metal railing for pedestrian bridges.

Effect:

— Use of compatible materials and similar treatments would
unify the appearance of the roadway.

111-58

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�2. ZONE 2: ANACOSTIA FREEWAY
The Anacostia Freeway zone under study extends approximately three and one half
miles from Benning Road to the Suitland Parkway. Like the Kenilworth Avenue zone, it
crosses a fairly dense urban setting. Most of the recommendations for this zone include the standardization and upgrading of freeway structures; planting recommendations are made for the screening of incompatible adjacent land uses and for directing
views to Anacostia Park.

111-61

�Figure 111-20
ANACOSTIA FREEWAY, SOUTHBOUND #11

Existing Condition

Proposed Treatment
-62

�DESIGN TREATMENT - ANACOSTIA FREEWAY, SOUTHBOUND #11
CONDITIONS:
D. Incompatible Adjacent Land Uses
G. Medians
Planting
Recommendation:

Plant evergreen and mixed deciduous trees along western
edge of corridor. Consider land easement or acquisition in
order to increase the planting density (see recommended
plant list for Conditions D, G).

Effect:

This would effectively screen views of adjacent residential
communities and railroad corridor and would buffer the
community from the roadway. It would establish a green
background for the roadway.

Freeway Structures
Fencing/Railing:
Recommendation:

Remove center lane guardrail.
Install recommended jersey barrier.

Effect:

This would provide a consistent center lane median treatment.

111-63

�Figure 111-21
ANACOSTIA FREEWAY, NORTHBOUND #12

Existing Condition

Proposed Treatment
III-64

�DESIGN TREATMENT - ANACOSTIA FREEWAY, NORTHBOUND #12
CONDITIONS:
D. Incompatible Adjacent Land Uses
C . Medians
Planting
Recommenda

tion:

Effect:

Plant mixed evergreen and deciduous trees along fence at
freeway edge (see recommended plant list for Conditions D, G).
This would screen undesirable views of commercial
facilities and improve the appearance of the freeway by
developing a green background to the freeway.

Freeway Structures
Lighting:
Recommendation:

Remove lighting along freeway except for exit/entry ramps
and bridges.

Effect:

This would provide a consistent lighting location and
appearance to the freeway.

Fencing/Railing:
Recommendation:

Remove center guardrail and install New Jersey barrier.

Effect:

New Jersey barrier would provide consistent center-lane
treatment.

Signage:
Recommendation:

Locate signage adjacent to road. Consider land easements
or acquisition.
Install recommended signage mounting system.

Effect:

This would provide a consistent location and appearance
of the signage and would reduce the visual clutter.

III-65

�Figure 111-22
ANACOSTIA FREEWAY, NORTHBOUND #13

Existing Condition

Proposed Treatment
III-66

�DESIGN TREATMENT - ANACOSTIA FREEWAY, NORTHBOUND #13
CONDITIONS:
B. Waterfront Park
E. Views/Vistas
G. Medians
Planting
Recommendation:

Plant informal masses of evergreen and accent flowering
trees along waterfront park area (see recommended plant
list for Conditions B, G).

Effect:

This treatment would direct and dramatize views towards
the waterfront park while partially buffering the park from
the freeway.
This would help integrate the park and its green recreational character into the freeway environment.

Freeway Structures
Lighting:
Recommendation:

Remove lighting from roadside.

Effect:

As this is not an entry/exit or bridged condition, this would
be consistent with the standard treatment for lighting location.

Signage:
Recommendation:

Sandblast and paint bridge in waterfront park area (blue or
dark green).

Effect:

Painting the bridge would improve its appearance and
would suggest the nearby presence of the waterfront park
by its color.

III-67

�Figure 111-23
ANACOSTIA FREEWAY, NORTHBOUND #14

Existing Condition

Proposed Treatment
III-68

�DESIGN TREATMENT - ANACOSTIA FREEWAY, NORTHBOUND #14
CONDITION:
F. Exit/Entry Ramps, Bridge Embankments
Planting
Recommendation:

Plant evergreen and flowering trees with seasonal annuals
and perennials along embankments (see recommended
plant list for Condition F).

Effect:

Informal massed plantings along the embankments would
partially screen oncoming traffic and would enhance the
parkway like character.

Freeway Structures
Lighting:
Recommendation:

Retain lighting fixtures only at entry condition of oncoming
traffic. Install ornamental light fixture.

Effect:

This would be a more appropriate lighting treatment for a
parkway like area.

Fencing/Railing:
Recommenda
Effect:

tion:

Remove guardrail and replace with cut stone retaining
wall along embankment.
The stone wall would enrich the landscape character and
would provide a consistent use of material in each zone.
Use of the stone wall along the embankment would be
consistent with the parkway like environment and would
reinforce the landscape character of the freeway.

III-69

�DESIGN TREATMENT - ANACOSTIA FREEWAY, NORTHBOUND #15
CONDITIONS:
D. Incompatible Adjacent Land Uses
G. Medians
Planting
Recommendation:
Effect:

Plant evergreen and deciduous trees in front of fence (see
recommended plant list for Conditions D, G).
This treatment would integrate the fence with plant
material rather than separate the road from the landscape
and would screen the railroad corridor.

Freeway Structures
Lighting:
Recommendation:

Retain lighting closest to bridged condition and relocate it
from center lane median to position adjacent to roadway.
Use recommended ornamental fixture.

Effect:

This would result in an open corridor with a neater, less
cluttered appearance and would conform with the standard lighting location.

Fencing/Railing:
Recommendation:

Replace existing chain link fence with recommended black
vinyl fencing. Move fence back into the trees. Consider
property or land acquisition.

Effect:

Use of the proposed fencing treatment would make it less
visible against the landscape and consistent with the rest
of the corridor.
Increased setback of the fence would result in more room
for planting and a less constricted edge to the roadway.
Relocation of the fence would allow it to be integrated
with proposed planting and would result in a unified landscape.

Recommendation:

Remove center guardrail and install New Jersey barrier.

Effect:

New Jersey barrier would provide consistent center lane
treatment.

111-71

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�3. ZONE III: INTERSTATE 295
The Interstate 295 zone under study is four miles in length and extends from the Suitland Parkway to the District of Columbia—Maryland/Prince George's Boundary. Of the
three zones, it resembles the ideal green gateway the most. Most of the recommendations are made for the enhancement of dramatic views and existing vegetation. Additional recommendations are made for the standardization of freeway structures.

111-75

�Figure 111-26
INTERSTATE 295, SOUTHBOUND #16

Existing Condition

Proposed Treatment

�DESIGN TREATMENT - INTERSTATE 295, SOUTHBOUND #16
CONDITIONS:
D. Incompatible Adjacent Land Uses
G. Medians
Planting
Recommendation:

Effect:

Plant evergreen and mixed deciduous trees to screen
industrial and institutional facilities (see recommended
plant list for Conditions D, G).
This screening treatment would provide a green buffer
between the corridor and visually objectionable adjacent
land uses. It would create a uniform green background to
the edges of the corridor and suggest a parkway like
character.

Freeway Structures
Fencing/Railing:
Recommendation:

Replace center guardrail with New Jersey barrier.

Effect:

New Jersey barrier would provide consistent center-lane
treatment.

III-77

�Figure 111-27
INTERSTATE 295, SOUTHBOUND #17

Existing Condition

Proposed Treatment
III-78

�DESIGN TREATMENT - INTERSTATE 295, SOUTHBOUND #17
CONDITIONS:
C. Natural Woodland
F. Exit/Entry Ramps, Bridge Embankments
Planting
Recommendation:

Effect:

Integrate massed planting of evergreen and ornamental
trees with existing vegetation behind stone retaining wall.
Vary edge of existing vegetation.
This would provide seasonal interest and would enhance
the naturalistic appearance of the woodland.

Freeway Structures
Fencing/Railing:
Recommenda tion:

Replace guardrail on western edge with stone-faced retaining wall.

Effect:

Use of the stone wall would be consistent with the
parkway like character of this segment and would enrich
the landscape character of the freeway. This would apply
the uniform treatment used in similar conditions throughout the corridor.

Recommendation:

Replace old railing on bridge with proposed railing.

Effect:

The proposed railing would be a more attractive and consistent treatment of this condition.

III-79

�Figure 111-28
INTERSTATE 295, SOUTHBOUND #18

Existing Condition

Proposed Treatment
III-80

�DESIGN TREATMENT - INTERSTATE 295, SOUTHBOUND #18
CONDITIONS:
C. Natural Woodland
G. Medians
Planting

Recommendation:

Plant massed evergreen and deciduous trees in center median (see recommended plant list for Condition G). Provide grass edge; vary width to contribute to the natural
character.
This naturalistic treatment would enhance the parkway
like character of the freeway. Increased tree planting
would reduce the mowing requirements.

Effect:
Freeway Structures
Lighting:
Recommendation:

Restrict lighting to exit/entry ramps only. Replace existing
fixtures with ornamental fixtures.
This would establish a consistent lighting location and
would highlight the exit/entry ramps. Ornamental fixtures
would enhance the desired parkway like image.

Effect:
Fencing/Railing:
Recommenda

tion:

Effect:

Install recommended metal railing above guard wall.
This would provide a consistent, unified design and treatment.

Paving/Resurfacing:
Recommendation:

Install curbing between safety shoulder and grass edge.

Effect:

This would establish a clear definition between roadway
and landscape edge.

111-81

�Figure 111-29
INTERSTATE 295, NORTHBOUND #19

Existing Condition

Proposed Treatment
III-82

�DESIGN TREATMENT - INTERSTATE 295, NORTHBOUND #19
CONDITIONS:
A. Arrival/Entry
C. Natural Woodland
G. Medians
Planting
Recommendation:

Establish a sequence of planting and a unified entry planting and signage design in the median. Remove shrubs in
center median. Provide grass edge; vary width to contribute to the natural character.

Effect:

A careful sequencing of the entry planting and signage
would direct the motorists' attention to the signage. It
would create a sense of arrival and an important first
impression and image of the corridor. A naturalistic planting treatment would enhance the parkway like character
of the freeway. Increased median planting would reduce
the mowing requirements.

Recommendation:

Vary planting setback along roadway edge and combine
new plant materials with existing planted edge.

Effect:

This would create a naturalistic edge and varied spatial
sequence.

Freeway Structures
Lighting:
Recommendation:

Restrict lighting to entry ramp area only. Replace existing
lighting with proposed ornamental fixtures adjacent to
road.

Effect:

This would establish a consistent lighting location and
would highlight the entry. Ornamental lighting fixtures
would contribute to the parkway like character.

Signage:
Recommendation:
Effect:

Establish new ground plane signage adjacent to road.
The special use of ground plane signage only at the entries
would create an important sense of entry and a parkway
like image. Signage adjacent to the road would result in an
open uncluttered roadway.

III-83

�Figure 111-30
INTERSTATE 295, NORTHBOUND #20

Existing Condition

Proposed Treatment
111-84

�DESIGN TREATMENT - INTERSTATE 295, NORTHBOUND #20
CONDITIONS:
C. Natural Woodland
D. Incompatible Adjacent Land Uses
G. Medians
Planting
Recommendation:

— Plant evergreen and deciduous trees in front of fence at
western edge of roadway (see recommended plant list for
Condition D; to be planted by Blue Plains Treatment Facility.)

Effect:

— Planting against the fence would make the fence less
prominent and would integrate the fence into the
parkway like environment.

Recommendation:

— Plant median with informally massed evergreen and deciduous trees (see recommended plant list for Condition G).

Effect:

— This would repeat the naturalistic character of the eastern
edge and enhance the parkway like character of this segment. It would be an attractive treatment of the median.

Freeway Structures
Fencing/Railing:
Recommendation:

— Remove fence at eastern edge since there are no incompatible adjacent land uses.

Effect:

— This would integrate the road with the landscaped environment rather than separating the landscape from the
road.

Curbing:
Recommendation:

— Install a low roll curb between safety shoulder and lawn
area throughout the corridor on eastern edge of roadway.

Effect:

— This would establish a defined edge treatment between
the road and landscaped environment.

111-85

�Figure 111-31
INTERSTATE 295, NORTHBOUND #21

Existing Condition

Proposed Treatment
III-86

�DESIGN TREATMENT - INTERSTATE 295, NORTHBOUND #21
CONDITIONS:
C. Natural Woodland
E. Views/Vistas
G. Medians
Planting
Recommenda

tion:

Effect:
Recommendation:
Effect:

Cut back edges of existing woodland and develop naturalistic planting edge. Establish lawn edge of roadway
shoulders.
This would open the roadway corridor and dramatize distant views of the Capitol and monuments.
Plant median with informally massed low shrubs.
This would be an attractive treatment of the median and
would help reduce glare of oncoming traffic at night. Low
shrub planting would not block views of the monuments.

Freeway Structures
Fencing/Railing:
Recommendation:

Remove center lane guardrail. Install stone retaining wall.

Effect:

This would be an attractive and consistent treatment of
center lane median.

Maintenance
Recommendation:

Thin woodland edge.

Effect:

Maintenance of the woodland edge would
healthy tree growth.

III-87

promote

�111-88

�IV. COST ESTIMATE

�1

�IV. COST ESTIMATE
A. SUMMARY
The cost estimate for the Anacostia Freeway Corridor was developed on a cost per
mile. This amount was multiplied by the number of miles in each zone and a cost per
zone was developed. By adding the costs of each zone, a total cost for the corridor
was determined.
Items

Zone 1

Zone 2

Zone 3

Total

PLANTING
LIGHT FIXTURES
SIGNAGE:

$604,320
105,000
143,000

$1,567,764
87,500
423,000

$3,510,540
150,000
6,000

$5,682,624
342,500
572,000

FENCING
RAILING
BARRIERS:
New Jersey
Stone Wall
BRIDGE
MAINTENANCE:*
Painting &amp;
Sandblasting

126,720
1,410,750

468,864
1,975,200

570,240
187,000

1,165,824
3,572,950

480,000

1,074,480
480,000

Total Cost
Total Cost per mile

1,074,480

59,670

54,000

19,800

133,470

$2,449,460

$5,650,808

$4,923,580

$13,023,848

$979,184

$1,510,911

$1,103,942

$1,217,182

*There may be other issues relative to maintenance, like road resurfacing and curbing,
that have not been included in this estimate.

IV-1

�I. ZONE I: KENILWORTH AVENUE
Items

Quantity

Materials or
Condition

Unit
Cost

Total
Cost

10,072 If*

$60 If

$604,320

Plant Material

Total plant material*
applied to 80% of Zone

Lighting

Remove &amp; replace

42 ea

2,500 ea

105,000

Road level
Overhead

10 ea
2 ea

300 ea
70,000 ea

3,000
140,000

Fencing

Black vinyl

10,560 If

12 If

126,720

Railing

Bridge:
Remove and replace
New Jersey Barrier
Guardrail

4,950 If
13,200 If

85 If
75 If

420,750
990,000

Barriers

New Jersey Barriers
Stone Walls

Bridge Maintenance

Paint &amp; Sand Blast

119,340 sf

.50 sf

59,670

Signage
Posts &amp; Maintaining

$2,449,460

Total Cost

* Planting Material
per 100 feet

Unit

Canopy Trees
Evergreen Trees
Shrubs
Lawn/Ground Cover

*lf = linear feet

IV-2

Total

Quantity

Materials

Cost

4
7
75
2,400

$240 ea
80 ea
35 ea
1 sf

Cost
$960
560
2,625
2,400
$6,545

�2. ZONE II: ANACOSTIA FREEWAY
Items

Quantity

Materials or
Condition

Unit
Cost

Total
Cost

14,652

$107 If

$1,567,764

Plant Material

Total Plant Material*
apply to 75% of Zone

Lighting

Remove &amp; replace

35

2,500

87,500

Road Level
Overhead Signage

10
6

300
70,000

3,000
420,000

Signage
Posts &amp; Mounting
Fencing

Black vinyl

39,072 If

12 If

468,864

Railing

Bridge
New Jersy Barrier
Guardrail

6,000 If
19,536 If

85 If
75 If

510,000
1,465,200

Barriers

New Jersey Barriers
Stone Wall

19,536 sf

55 If

1,074,480

Bridge Maintenance

Paint &amp; Sand Blast

108,000 sf

.50 sf

54,000

•

$5,650,808

Total Cost

* Plant Material
per 100 ft

Unit

Canopy Trees
Flowering Trees
Evergreen Trees
Shrubs
Groundcover
(wildflowers, grass,
bulbs, perennials)

Total

Quantity

Materials

Cost

2
2
8
30

8,000 sf

Cost

ea
ea
ea
ea

$480
160
976
1,050

1 sf

8,000

$240
80
122
35

$10,666

IV-3

�3. ZONE III: INTERSTATE 295

Items

Materials or
Condition

Quantity

Unit
Cost

Total
Cost

17,820

197

$3,510,540

Plant Material

Total Plant Material*
applied to 75% of Zone

Lighting

Remove &amp; replace

60

2,500

150,000

Signage
Posts &amp; Maintaining

Overhead

20

300

6,000

Fencing

Black vinyl chain link

47,520 If

12 If

570,240

Railing

Bridge
New Jersey Barrier
Guardrail

2,200 If

85 If

187,000

Barriers

New Jersey Barriers
Stone Wall

15,000 sf

32 sf

480,000

Bridge Maintenance

Paint &amp; Sandblast

39,600 sf

.50 sf

19,800
$4,923,580

Total Cost Zone 3
1-295
* Planting Material
per 100 ft

Unit

Materials

Total

Quantity

Canopy Trees
Flowering Trees
Evergreen Trees
Ground Cover
(grass, wildflowers,
perennials, bulbs)

Cost

3
5
5

$240 ea
80 ea
122 ea

$720
400
610

18,000 sf

1 sf

18,000
$19,730

IV-4

�APPENDICES

��APPENDIX A
BIBLIOGRAPHY
U.S. Department of Agriculture, Scenic Road: Basis for Its Planning, Design,
ment, 1970.
U.S. Department of Commerce, Programs for Scenic Roads and Parkways,

Manage1966.

U.S. Department of Transportation, Federal Highway Administration, Visual Values for
the Highway User, 1973.
STATE, REGIONAL AND VICINITY PUBLICATIONS
American Association of State Highway and Transportation Officials, Highway
and Operational Practices Related to Highway Safety, 1974.
District of Columbia Department of Transportation, Plans of Proposed
provements on the Freeway System, 1982.

Design

Guide Sign Im-

District of Columbia Department of Transportation, Standard Specifications
ways and Structures, 1974.

for High-

District of Columbia Department of Transportation, Supplemental Specifications,
1, 1981, to Standard Specifications for Highway and,Structures,
1974, 1 9 8 1 .

June

REFERENCE PUBLICATIONS
Eckbo Dean Austin &amp; Williams, Landscape Design Guide for Highways and Expressways, County of Santa Clara Department of Public Works, CA., 1970.
Eckbo Dean Austin &amp; Williams, Landscape Design Details and Specifications,
Santa Clara Department of Public Works, CA., 1970.
Halprin, Lawrence, Freeways,

County of

Reinhold Publishing Corporation, N.Y., 1966.

Kerr, Kathleen, Cost Data for Landscape
1982.

Construction,

Kerr Associates, Inc., Minn.,

Lynch, Kevin, The Image of the City, M.l.T. Press, Cambridge, MA., 1960.
Means, Robert Snow, Means Site Work Cost Data, 1982, Robert Snow Means
pany, Inc., MA., 1982.
Mumford,

Lewis, The Urban Prospect,

Whyte, William H., The Last Landscape,

Com-

Harcourt, Brace and World, N.Y., 1968.
Doubleday &amp; Company, Inc., N.Y., 1970.

A-1

��APPENDIX B
AGENCIES CONTACTED
District of Columbia Department of Transportation
• Director
Thomas M. Downs
• Design Division
Richard Allen, Acting Chief
• Bureau of Design Engineering and Research
Bernard Grace, Landscape Architect
• Bureau of Traffic Engineering and Operations
Seward E. Cross, Deputy Assistant Director
• Office of Engineering Division
Lewis E. Lantz III, Acting Chief
• Street Light Planning and Design Section
David L. Stoneburner, Head
• Street Division
John M. Stuart, Horticulturist
• Tree Division
Hans J. Johannsen, Chief

A-2

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                    <text>Report

on

c4naco3tla
district

€ngineer£ng

3reewau
o$ Columbia

Studied

&amp;

£jtimate3

December 1955

Baker-Wibberley, inc.
CONSULTING
Hagerstown, M d .

ENGINEERS
Baltimore, M d .

�RETURN TO
PUNNING RESEARCH SECTION
OFFICE OF P A NN AMD PROGRAMMING
LN I G
DEPT. OF HIGHWAYS AMD TRAFFIC

FILE NO:

��(Report

on
Jreeway,

c4naco3tla
district

Cngineering,

of) Columbia

Studies

&amp;

CjtimateJ

December 1955

Baker-Wibberley, Inc.
CONSULTING
Hagerstown, M d .

ENGINEERS
Baltimore, M d .

��COMMISSIONERS
DISTRICT OF COLUMBIA
Samuel Spencer, Commissioner
Thomas A. Lane, Engineer Commissioner,
Brigadier General, Corps of Engineers,

USA

Robert E. McLaughlin, Commissioner

DEPARTMENT OF HIGHWAYS
DISTRICT OF COLUMBIA
J. N. Robertson, Director

In Cooperation W i t h

BUREAU OF PUBLIC ROADS
U. S. DEPARTMENT OF

COMMERCE

��ACKNOWLEDGEMENTS

Bureau of Public Roads, Department of Commerce
Baltimore and Ohio Railroad Company
Department of Highways, District of Columbia
Department of Sanitary Engineering, District of Columbia
National Capital Parks, Department of Interior
National Park Service, Department of Interior
National Capital Planning Commission
Office of the Assessor, District of Columbia
Office of the Surveyor, District of Columbia
Pennsylvania Railroad, Eastern Region
United States A i r Force, Boiling Field
U. S. Engineers, District of Columbia Office
U. S. Naval A i r Station, Anacostia, D. C.
U. S. Naval Research Laboratory

��BAKER-WIBBERLEY,
CONSULTING

INC.

ENGINEERS

GENERAL OFFICES
49

N. J O N A T H A N

HAGERSTOWN,
PHONE

BRANCH

ST.
MD.

November 21,

1955

OFFICE

6 E. M U L B E R R Y ST.
B A L T I M O R E , MO.

1714

PLAZA 2 - 5 7 0

R E P L Y TO

Hagerstown

Board of Commissioners
D i s t r i c t of Columbia
D i s t r i c t Building
Washington, D. C.
Gentlemen:
This report presents the f i n d i n g s and recommendations of t h i s
f i r m , i n connection with the proposed Anacostia Freeway Agreement
No. D.C.F. 776 dated November 18,
1954.
This r e p o r t s e l e c t s a l o c a t i o n f o r the Anacostia Freeway t h a t
w i l l serve the t r a f f i c demands of the area and y e t keep property
damage, both p r i v a t e and p u b l i c , to a minimum. A prime c o n s i d e r a t i o n
throughout the preparation of t h i s r e p o r t was t h a t of minimizing the
i n t e r r u p t i o n of both community and m i l i t a r y a c t i v i t i e s .
It is
b e l i e v e d t h a t , i n so f a r as p o s s i b l e , t h i s has been accomplished.
The importance of the Anacostia Freeway becomes r e a d i l y
apparent when the o v e r a l l highway program of the D i s t r i c t of Columbia
i s reviewed. Along with s e r v i n g the e x i s t i n g Anacostia R i v e r
B r i d g e s , the Anacostia Freeway w i l l f a c i l i t a t e the proper functioning
of the proposed Jones Point Bridge and the Inner Loop. The Anacostia
Freeway w i l l a l s o serve as an important by-pass route i n the i n t e r s t a t e highway system.
With the r a p i d l y i n c r e a s i n g v e h i c u l a r t r a f f i c volumes w i t h i n the
D i s t r i c t of Columbia and the e x i s t i n g t r a f f i c problems i n the
A n a c o s t i a Area, there i s no doubt t h a t immediate a c t i o n should be
taken to insure the r e t e n t i o n of the necessary rights-of-way, the
p r e p a r a t i o n of c o n t r a c t p l a n s , and the e a r l y c o n s t r u c t i o n of the
A n a c o s t i a Freeway.
Yours very t r u l y ,

BAKER-WIBBERLEY, INC.

HEW:dh

OFFICE

��TABLE OF CONTENTS

Letter of Transmittal
Acknowledgements
Introduction
T r a f f i c Volume Studies
Basis of Route Selection
Description of Route
Design Standards
Soils and Foundation
Right_of W a y
Cost Estimates
Summary

Reconnaissance

��INDEX OF

PLATES

1.

Frontispiece-South Capitol St. Interchange

II.

Vicinity Map

III.

General Location M a p

IV.

Population Growth

V.

General T r a f f i c Flow M a p

VI.

Turning Movements

VII.

Present and Projected Bridge T r a f f i c

VIII.

Plan and Profile Sheets (4)

IX.

Typical Roadway Sections

X.

T y p i c a l Ramp Sections

XI.

Typical Bridge Elevations

XII.

T y p i c a l Bridge Details

XIII.

Structure - Oxon Run Bay

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�ffi5H5H525E5325H5H525H5HSH525Effi5H5H525E5E5^^

REPORT
ON
ANACOSTIA FREEWAY

Introduction:
T h i s report presents an engineering study of the traffic considerations,
location, design criteria, geometries, right-of-way, and cost estimates of the
proposed Anacostia Freeway from the East Capitol Street Bridge southward
along the Anacostia River and the Potomac River, thence across the Oxon
Run Bay to the District of Columbia-Maryland Line.
For many years the construction of the Anacostia

Freeway has been

advocated by the National Capital Planning Commission and the District of
Columbia Department of Highways.

Construction on Kenilworth Avenue,

which is the northernmost portion of the Anacostia

Freeway,

is nearing

completion and has as its southern terminus the newly constructed
Capitol Street Bridge.

East

Funds have also been appropriated for the long

proposed Jones Point Bridge crossing of the Potomac River. T h e Jones Point
Bridge cannot fully be utilized until the proposed Maryland

Intercounty

Belt Freeway, and the Anacostia Freeway have been completed. It appears that
completion of the Maryland Intercounty Belt Freeway is in the somewhat
distant future. Therefore, the construction of the Anacostia Freeway becomes
of extreme importance at this time.
Upon completion, the Anacostia Freeway will become a very important
link in the interstate highway system by virtue of its connection to the south,
via Jones Point Bridge to Shirley Highway and U. S. Route # 1 , and to the
north, with the Washington-Annapolis Expressway and the Baltimore W a s h ington Parkway. T h u s the Freeway will serve as a by-pass Route for northsouth traffic not destined for downtown Washington.

�However, the most important function of this facility will be that of
distributing the heavy traffic volumes destined to and from interzone areas
of Metropolitan Washington, over the Anacostia River Bridges.

The

procedure followed

in studying

the

location

of the

Freeway

consisted first of a review of all previously assembled data, maps and reports
with representatives of the District Department of Highways. T h e entire
project, extending from the East Capitol Street Bridge south to the District
of Columbia Line, was then made the subject of very thorough field reconnaissance.

Upon

completion

of

the field

reconnaissance,

it was possible to

determine upon a general route of the facility and through the use of aerial
photography and photogrammetric mapping all culture and major topographic features, including ground contours, were obtained on the general
route for the entire length of the project.

T h e broad aspects of the problem were next analyzed in consideration
of a plan of construction to insure the retention of all necessary rights-ofway and ultimate completion of the project in an orderly manner. In this
instance, cognizance was given to population and traffic trends, community
activities, right-of-way cost, and general economics of freeway location.

Numerous conferences were held with the engineering staff of the
District Highway Department in discussing such related problems as t r a f f i c ,
existing street and highway facilities, proposed facilities by both the District
of Columbia and neighboring states, and in particular, connections with the
proposed Jones Point, Potomac River crossing.

In evaluating right-of-way cost and its effect on the location of the
facility, the consultants were given access to all t a x records and all information previously compiled by the District Highway Department.

�Basic traffic data were obtained from the Origin and Destination Survey
included in the 1948 Washington Metropolitan A r e a Transportation Study
conducted by the District of Columbia Department of Highways in cooperation with M a r y l a n d , Virginia and the Bureau of Public Roads. These were
brought up-to-date by use of the current traffic volume information and
trends supplied by the Planning Division of the District of Columbia Department of Highways. T h e up-to-date basic data were expanded taking into
consideration development, normal growth and induced traffic to anticipate
1980 volumes, for use in design of the Freeway.

T h e U. S. A r m y Engineers, U. S. A i r Force, T h e Pennsylvania Railroad,
T h e Baltimore and Ohio Railroad, and others concerned, were contacted and
made aware of the location of the proposed freeway, and its effect upon
their holdings or facilities. A l l

individual

problems,

requirements,

and

requests were taken into consideration and a mutually satisfactory solution
was derived.

Field reconnaissance studies of stream, soil, and foundation conditions
were made to determine what effect they may have on the economics of the
location.

Complete preliminary plans of the highway, bridges, grade seperations,
interchanges, and connecting roads were then developed and estimated
construction costs tabulated.

Based upon the analysis of t r a f f i c , population trends, community growth,
and topography as outlined above, a recommended location of the Anacostia
Freeway was selected and will be described in detail hereinafter.

��ANACOSTIA FREEWAY

VICINITY

MAP

BAKER-WIBBERLEY, INC.
PLATE H

���TRAFFIC VOLUME STUDIES
T r a f f i c within the Washington Metropolitan A r e a has increased to such
an extent, during the past decade, as to create serious traffic congestion.
T h e problem of moving people and commodities through this area has become
increasingly acute and it has not been possible for highway improvements to
keep pace with the increased vehicular traffic. A s a result, difficult traffic
problems have arisen, the number of accidents has increased and serious
economic losses have been experienced.
T h e National Capital Planning Commission and the District of Columbia
Department of Highways, have developed a master highway plan which
includes a number of radial and arterial streets and highways, with inner and
outer circumferential routes. These plans have been developed in conjunction
with neighboring state highway programs. T h e Anacostia Freeway, which is
the subject of this report, is part of the master highway plan developed by
the above mentioned agencies.
In considering the traffic service provided by the Anacostia Freeway
and its future traffic potential, this report takes cognizance of the proposed
Maryland Intercounty Belt Freeway, extending from the vicinity of Jones
Point, northwardly through Prince Georges County, Maryland and circumferentially about the Washington Metropolitan A r e a . T h e southeastern quadrant
of this proposed Maryland project, although roughly parallel to the Anacostia
Freeway is considered too far removed to serve the same "by-pass" traffic
as the Anacostia Freeway and, of course, has no bearing whatsoever on the
prime function of the Freeway; that of distributing traffic over the Anacostia
River Crossings.
T r a f f i c congestion invariably follows population increases. Plate No.
IV

" P o p u l a t i o n Increase 1 9 4 0 - 1 9 8 0 "

shows the population trend within

the Anacostia A r e a and Prince Georges County, Maryland. It is noted that
the increase between the years 1940 and 1950 approaches 3 0 0 % . It is
estimated that by 1980, twenty-five years hence, the population will more

�than double that of 1950. T h e rapid growth, as cited, within the general area
to be served by this facility makes it necessary to take immediate steps to
provide for a more efficient movement of traffic.
Inasmuch as traffic volumes roughly parallel population trends, it can
readily be seen that traffic will approximately double in the next twentyfive years.
T h e report of the Washington Metropolitan A r e a Transportation Study
completed by the District of Columbia, Maryland and V i r g i n i a , in cooperation with the U. S. Bureau of Public Roads, Department of Commerce in
1950, records traffic volumes, origins and destinations and consolidated
desire lines for traffic for the entire Washington Metropolitan A r e a . T h i s
information was completely analyzed and correlated with actual traffic
counts in determining the traffic potential on the Anacostia Freeway.
T h e results of the traffic studies conducted herein have been depicted
on the traffic plates presented in this report. T h e present maximum average
daily traffic on the Freeway would exceed 2 5 , 0 0 0 vehicles and the estimated
1980 maximum average daily traffic will exceed 5 0 , 0 0 0 vehicles. These
figures have been arrived at by applying generated, development, and normal
growth factors to current traffic volumes. For purposes of expanding traffic
volumes, no fixed, overall factor may be applied to current traffic volumes
due to the character of the traffic within the area.
A s shown on plates V and V I , the volumes of traffic to be served by the
Freeway will be of such magnitude that a four and six lane divided highway
of controlled access design will be required. W e r e this facility constructed
with intersections at grade, traffic back-up as a result of the cross and
turning movements at each intersection would reduce the attractiveness of
the facility to that of a local city street served by traffic lights. W i t h such a
design, large volumes of traffic may use the facility efficiently and safely.
In determining the points of ingress and egress to the Freeway, only
those traffic movements of considerable magnitude have been presented for
immediate consideration.

�A s previously mentioned, the most important function of this facility
will be that of distributing heavy traffic volumes over the Anacostia River
Bridges. It then becomes apparent that the capacity of the several Anacostia
River

Bridges

Freeway.

has a direct bearing on the satisfactory functions of the

Present t r a f f i c figures indicated that the South Capitol Street

Bridge is now carrying traffic volumes equal to its design capacity (Plate V I I ) .
Under normal traffic increases, noting the fact that any overflow traffic
from the South Capitol Street Bridge will use the Eleventh Street Bridge,
the Eleventh Street Bridge will also be overloaded in less than five (5)
years hence. Inasmuch as the existing Eleventh Street Bridge is ideally
located, both from a traffic and topographic standpoint, it appears most
reasonable that additional bridge capacity should be provided at this location
no later than 1959. T h i s additional Anacostia Bridge capacity is assumed
in the assignment of traffic.
Consideration was also given to the South Capitol Streeet Bridge which
has now reached capacity, but which will be relieved when the Freeway is
constructed. T h e revised traffic pattern was projected to 1980 and any
excess over the possible capacity was assumed shunted from the turning
traffic and moved along to the Eleventh Street Bridge.
By studying the traffic projection it is found that a four lane divided
highway is necessary, initially and ultimately from the connections at East
Capitol Street to Pennsylvania Avenue. South of Pennsylvania Avenue to the
South Capitol Street Interchange a six lane divided highway is necessary.
South of this Interchange, present and future traffic volumes require only
four lanes, however, if Fort Drive is connected, as proposed, six lanes may be
required ultimately. T h e design should be such that extra lanes may be
added if ever warranted.

��ANACOSTIA FREEWAY
LEGEND
(50) U.S. Highway Number

POPULATION GROWTH

ClU) S t a l e Highway Number
j Anacostia Area

[

I;"'' )
1

Prince Georges

County

BAKER-WIBBERLEY, INC.
PLATE 1SL

�����BASIS OF ROUTE SELECTION

T h e general location of the Anacostia Freeway from East Capitol Street
Bridge south to the District of Columbia Line, in the vicinity of Oxon Run
Bay, has been generally agreed upon by all agencies concerned for many
years. T h i s general location roughly parallaled the Anacostia River from
East Capitol Street to Overlook Avenue and thence, to the District of Columbia
Line on a location that would be determined by the eastern approaches to
the Jones Point Bridge.

A l l available maps, including aerial photographs and photogrammetric
plans were carefully catalogued and studied. In addition, specially prepared
aerial photographs and photogrammetric plans were developed. On these
maps and photographs a number of alternate locations considered feasible
from a topographic and traffic standpoint were plotted. T h i s material was
then presented to the Coordinating Committee of the National Capital Planning Commission, for study and approval. A f t e r numerous conferences with
the Coordinating Committee, with particular attention being given to the
effect of the Freeway upon adjacent Park Lands, a location mutually acceptable to the Coordinating Committee, the Bureau of Public Roads, the
District Department of Highways and the Consultants was presented to the
National Capital Planning Commission for review and approval.

Route profiles were plotted for the Freeway to insure selection of a
location which could be constructed with minimum grades and to determine
control clearances at grade separation structures.

T h e prime function of this report is to determine upon the

exact

location of the Anacostia Freeway. Five major considerations govern the
selection of a feasible location for a freeway of the type reported on
herein. These are population factors, traffic considerations, relationship to
existing and proposed highways, right-of-way problems and topographical

�conditions. T h e effect of these five factors as they control the location of the
Anacostia Freeway will be discussed in detail herein.
W i t h the adequate distribution of traffic over the Anacostia

River

Bridges being a prime consideration in the location of this freeway, it became
desirable to locate the facility as near as possible to the several Anacostia
River Bridges, so as not to require extensive rebuilding of existing approaches
to these bridges. On the northern section of the Freeway, East Capitol Street
to Suitland Parkway, Anacostia Park adjoins the river. On the eastern fringe
of Anacostia Park is the Baltimore and Ohio Railroad, Shepherds Landing
branch tracks, which is most vital and important to our national defense,
because of the large military

installations to the south and along the

Anacostia River. East of the railroad is a dense commercial and residential
development. Consideration of all factors in this area lead to the recommendation of locating through Anacostia Park with a minimum of damage to its
extensive athletic and recreational facilities.
In determining upon the location of the Anacostia Freeway south from
Suitland Parkway to the end of Overlook Avenue, three factors govern the
selection. These were (1) the utilization of present South Capitol Street and
Overlook Avenue; dual lane facilities, (2) the military and naval installations
along the Anacostia River and (3) the relatively rough terrain and poor
foundation conditions.
A f t e r study and consideration of all factors, the selection of the best
location for the southern section of the Freeway was narrowed down to the
approximate location of South Capitol Street and Overlook Avenue. It then
became necessary to correlate the functions of these two dual

highway

facilities with the Freeway a n d , at the same time, not sacrifice the efficiency
and safety of the Freeway.
From the southern terminus of Overlook Avenue to the District of
Columbia Line, the center line location was purely a matter of selecting a
route that would align itself with the Jones Point Bridge interchange, respecting all right-of-way considerations and the future plans for other highway
facilities and public utilities in the area.

�DESCRIPTION OF ROUTE
T h e following is a detailed description of the recommended centerline
location of the Anacostia Freeway, connecting roads, interchange ramps,
service roads and the utilization of existing facilities.
T h e northen terminus of the Anacostia Freeway is at the intersection of
East Capitol Street and Kenilworth Avenue. T h e Freeway extends southward along the easternmost portion of the Anacostia Park, past Pennsylvania
Avenue, Nichols Avenue, and Eleventh Street to the Suitland Parkway near
its intersection with South Capitol Street. From this point the Freeway parallels South Capitol Street to Overlook Avenue, thence parallel to Overlook
Avenue passing through property of the Home for the Aged at Blue Plains;
skirting the westernmost boundary of this institution and crossing Oxon Run
Bay near its outlet to the Potomac River. A t this point the route crosses the
District of Columbia Line and makes connection with the approaches to the
proposed Jones Point Bridge. T h e route traverses mostly, National Capital
Parks and District of Columbia owned properties, although some military,
institutional and private property is involved.
T h e roadways of the proposed Freeway connect to the current construction at East Capitol Street and form an extension of Kenilworth Avenue.
T h e Freeway then continues southward through District of Columbia and
National Park lands, crossing over the Pennsylvania Railroad tracks and the
Baltimore and Ohio Railroad-Anacostia branch tracks, to roughly parrallel
the Baltimore and Ohio Railroad-Shepherds Landing branch tracks. T h e
Freeway is held close to the Railroad tracks and is so placed as to conserve
as much park

land as

possible, and utilize

the favorable

foundation

conditions.
Approximately 1500 feet north of Pennsylvania Avenue the roadways
bear into the park land and cross this major street approximately halfway
between the Sousa Bridge and the Baltimore and Ohio Railroad crossing.
Interchange is provided for all major turning movements. T h e route then
parallels and is adjacent to the Baltimore and Ohio Railroad tracks past the
clubhouse of the Anacostia Park Golf Course and again bears into the park
land near the Eleventh Street Bridge, to combine with a directional interchange. Provision is also made for approaches to a companion structure to
the Eleventh Street Bridge over the Anacostia

River.

�From this point the roadways then bear over adjacent to the Baltimore
and Ohio Railroad tracks through the present, but temporary, Naval Receiving Station; to cross Howard Road and Suitland Parkway between Firth
Sterling Avenue and the present South Capitol Street intersection.
Here the interchange of traffic is accomplished by a conventional clover
leaf type design. From this point, the route lies east of and parallel to South
Capitol Street as far as Overlook Avenue. Approximately 1000 feet north of
Portland Street, due to unfavorable soil conditions, described in the soils
chapter herein, the route is moved westwardly to avoid hillside excavation.
T h i s necessitated shifting South Capitol Street westwardly into the lands
occupied by the U. S. Naval A i r Station. T h e Freeway then occupies the area
previously utilized by South Capitol Street at this point. T h e alignment then
traverses the area east of the present Portland Street crossing of South
Capitol Street and interchange connections are provided. T h e route then
crosses South Capitol Street near its present intersection with Overlook
Avenue. Interchange is provided at South Capitol Street.
From this point southward the route parallels present Overlook Avenue
with the southbound roadway of the Freeway occupying the area now used by
the northbound roadway of Overlook Avenue. T h e southbound roadway of
Overlook Avenue is retained as a service road to preserve the controlled
access features of the Freeway. T h e roadways of the Freeway are separated
by approximately 100 feet to provide for proposed, future, Fort Drive connection.
Chesapeake Street is crossed east of its present intersection with Overlook Avenue. Here interchange is also provided.
T h e route then parallels Overlook Avenue and a trumpet type interchange is provided opposite the main entrance to the U. S. Naval Research
Laboratory. T h i s interchange in addition to serving the U. S. Naval Research
Laboratory with traffic to and from the south, also serves the Home for the
Aged and a proposed Park Drive.
From this interchange southward the route traverses the land between
the Home for the Aged and the District of Columbia Sewage Treatment Plant,
so as not to interfere with any future development, and thence, to cross Oxon
Run Bay by a combination causeway and bridge to the Maryland-District of
Columbia Line.

�����DESIGN STANDARDS
1.

Roadway

T h e A m e r i c a n Association of State Highway Official's

" Policy on

Geometric Design of Rural Highways" of 1954 has been followed throughout
in the planning of the Freeway. T h e Freeway is designed as a four and six
lane divided highway with full control of access. T h e lane capacity is 1250
vehicles per lane of mixed traffic and all other capacity controls are based
on the " H i g h w a y Capacity M a n u a l of the Highway Research Board of 1 9 5 0 " .

T y p i c a l sections of the roadway are shown on Plate I X . T h e slopes as
shown may vary where appearance would be improved or local soil conditions
dictate. T h e cut slopes shall be benched where cuts are over 20 feet. Also
where it is desired to conserve right-of-way, retaining walls will be used.

Adjacent to the Anacostia River Bridge crossings, the Freeway is designed for a 50 miles per hour standard. Here interchanges are frequent and
a higher speed is not desirable. From Suitland Parkway southward a design
standard of 60 miles per hour was used.

T h e desirable maximum degree of horizontal curvature is 3 degrees.
Horizontal curves will not exceed 4 degrees 30 minutes, but this extreme
will be used only where necessary in restricted areas. T h e minimum length
of curves including transitions will be 5 0 0 feet. There will be sufficient
tangent to enable the full runoff of superelevation between curves.

T h e maximum upgrade does not exceed 4 % with a maximum downgrade of 6 % . T h e minimum grade shall be 0 . 5 % . T h e profile grade line
shall not be less than 2 feet above the highest recorded flood waters. T h i s
is equivalent to an elevation of 14 feet above mean sea level. T h e highest
water ever recorded was in 1889, which was 12 feet above mean sea level.

�Curves that have the same profile grades for either roadway and a
median width of 16 feet or 40 feet will be superelevated by revolving the
pavement about the inside (median) edge of the roadway. M a x i m u m superelevation will be .06 per foot.
Curves that have separate roadway profile grades or individual alignment for each roadway will be superelevated by revolving the pavement
about the centerline of the roadway.

II.

STRUCTURES

A l l highway, drainage or other structures incidental to the construction
and/or use of the proposed Anacostia Freeway shall be designed in accordance with the pertinent requirements of the American Association of State
Highway Officials Standard Specifications for Highway Bridges.

Where

structures cross city streets, park roads and railroads, the layout and design
of such structures shall further conform to the requirments of the owning
or governing agencies.
T h e typical geometry and details of all structures are to be as shown on
Plates X I and X I I and as specified herein. A l l details presented in this report
are in conformity with the good practice requirements for structure clearances outlined in " A Policy on Geometric Design of Rural H i g h w a y s " , dated
1954 and adopted by the American Association of State Highway Officials.
T h e typical side slopes for all earth embankments are shown on Plate
I X elsewhere in this report. However,

where the geometric design of any

structure is dependent upon the shape of adjacent embankments such design
shall in general be based upon a uniform earth side slope of 2:1 at the
location of the structure.
It is not the intent of this report to specify the percise type of structure
to be used at a given location in this project. Each structure is an individual
problem and must be considered as such in the final analysis. However, it has

�5H25H52SHSEE5HSE5E5H52EW52525252525S^^

been the general policy in planning the structures for this project to specify
solid abutment type bridges for all grade separation structures, where the
road passing beneath the structure may be considered to be a primary road.
W h e r e the lower road may be classed as secondary, or where the structure
passes over a railroad, the type of structure to be used shall be dependent
on the relative cost of the types involved. Wherever feasible open deck
girder type structures are to be used with steel or concrete beams supporting the concrete roadway slab.

T h e keynote of all architectural treatment for the structures in this
project is simplicity. Each structure is expected to blend with the highway
and become a harmonious part of the surrounding terrain.

In general, all exposed surfaces of the retaining walls, piers, and
abutments are to be stone faced, such stone work being made an integral
part of the structure.

W h e r e the location of any given structure falls within a relatively
uncurved portion of the highway, the sidewalk railing shall be as open and
unobsructing to view as strength requirements will permit. For sharply curved
ramp structures and for other structures whereon greater safety is considered necessary, a solid concrete parapet approximately sixteen inches high
surmounted by a metal rail will be provided adjacent to the sidewalk as
shown on the typical ramp structure section on Plate X I I .

III.

Interchanges
T h e typical section of the ramps are shown on Plate X . For single lane

ramps the roadway will be 18 feet with 114 foot curb and gutter on either
side. T h i s width will enable traffic to proceed past a stalled vehicle. For two
lane operation of the ramps the width will be 24 feet with 1 Vi foot curb and
gutter on either side.

�In no case will the curvature of any ramp be such that a speed less than
20 miles per hour cannot be maintained. For large radius curves the probable
operating speed will be the design factor for the ramp.
T h e ramps will be designed to obtain safe travel considering the effects
of deceleration and acceleration, and will be of such radii as will fit the area
available.
T h e maximum upgrade will be 4 % and the maximum downgrade 6 % .
T h e sight distances will be as long as practical, but in all cases shall
be in conformity with the design speed.
The

rate of

superelevation

following formula:

for curves shall be computed by the

S +

F =

0.067

V

2

R
Where S =
F =

Rate of superelevation in feet per foot
T i r e friction varying from 0.20 @ 20 M P H to 0.16 @
50 M P H .

R =

Radius of curve in feet.

V =

Design speed in mph.

T h e maximum rate of superelevation shall not exceed 3/4 inch per foot.
T h e minimum rate of superelevation shall not be less than 3/16 inch
per foot except in transitions.
In all cases when interchange ramps connect to the Freeway, acceleration and deceleration lanes will be provided in accordance with the aforementioned American Association of State Highway Officials Policy Figs.
VI1-18, VI1-20. W h e r e interchange ramps connect to the existing roadways,
acceleration and deceleration lanes will be provided where feasible.

IV

Drainage and Landscaping
Surface drainage shall be accomplished by slopes and lateral ditches

connected to suitable cross pipes by inlets or connections to outfall storm
water sewers. Ditches will be sodded except when the velocity is sufficient
to cause scour and necessitate paving.

�!5a5253HSH525H5H5H5HSES2HH52S252S^^

Side slopes will be sodded or seeded with berm ditches at the top of
cut slopes and benched when required.
Cross drainage will be accomplished by culverts with headwalls.
T h e slopes will be flattened or steepened to present a pleasing appearance to blend with the natural surroundings.
Shrubbery will be planted in the median of the curbed section and in
interchange areas to prevent headlight glare. Shrubbery will also be used
as screening along the right-of-way.
V.

Lighting
A study of accident statistics point out the fact that night driving is

more hazardous than day driving. Lighting will not eliminate all of the
hazards of night driving but increased visibility will reduce these hazards to
a minimum. Every section of the Freeway cannot be treated in the same
manner, but the following is reccomended as a guide.
A n y long underpass structure should be clearly visible to the aproaching driver and lighted throughout, to show any vehicular obstruction. T h e wide
median section, which is used in the southern section need not be lighted as
there are no abrupt changes in grade or alignment. However, the interchange ramps, here as well as elsewhere, should be lighted to show location
and direction. T h e narrow median section which is used in the northern
section, with its numerous interchange connections, should be lighted to encourage lowbeam driving to lessen headlight glare.
T h e design should adhere to the Illuminating Engineering Society publication, " A m e r i c a n Standard Practice for Street and Highway L i g h t i n g " .
T h e types recommended are the mercury vapor luminaires for the main
line with a study of flourescent luminaires for ramps, so as to have a
contrast with said main line. T o eliminate glare, flourescent

luminaires

should be used in the underpasses that need lighting.
T h e standards or poles should in general conform to the types used in
the vicinity.

���ANACOSTIA FREEWAY

TYPICAL RAMP SECTION
BAKER-WIBBERLEY, INC.
PLATE X

�����52ESHSHK52E5H5HSHSE52S2SE525SE^^

SOILS AND FOUNDATION

RECONNAISSANCE

T h e purpose of this Soil and Foundation Reconnaissance is to furnish
as much information regarding sub-surface conditions along the route of
the proposed Anacostia Freeway as is available from previous Engineering
and Geological studies, supplemented by field observations. Information was
obtained from the various publications of the United States Geological Survey
and the State of Maryland Department of Geology,

Mines

and

Water

Resources, from boring data performed for various structures adjacent to
the proposed Freeway, from individual contacts with persons in the U.S. Corps
of Engineers and the District of Columbia Engineering Department, and from
field reconnaissance over the entire line.

T h e area traversed by the Freeway, following roughly the east shoreline
of the Anacostia and Potomac Rivers, lies entirely within the coastal plain
province. A s a result, the soils are all of sedimentary origin and range from
highly plastic clays to sand and gravel, and from the ancient sediments of
the Potomac Formations to recent fill. Since in this area the surface of the
bedrock lies between 400 feet and 500 feet below sea level, the presence of
rock is of no consideration either in the design of structure foundations or
cut slopes.

For purposes of presenting the information, the Freeway will be divided
into three sections according to the predominant features which exist in each.
These three sections, from north to south, are as follows:
SECTION

1 - East Capitol Street to Firth Sterling Avenue.

S E C T I O N 2 - Firth Sterling Avenue to Naval Research Laboratory
Entrance.
S E C T I O N 3 - Naval Research Laboratory Entrance to Oxon Run
Bay.

�Section 1 - East Capitol Street to Firth Sterling Avenue
Section 1 of the Freeway lies in an area of generally flat topography,
where the proposed line follows the low land which lies to the east of the
Anacostia River. T h e profile grade line for this section indicates that the
Freeway, for the most part, lies above the existing ground line, to keep above
the

flood

waters

of

the Anacostia

River

as

well

to meet

clearance

requirements of the various grade separation structures. T h e soils in this
area range from compact sand, gravel, and clay to mud, muck, and fill
consisting of city refuse.
&gt;

It was found desirable to keep the line of the Freeway within the original
shoreline of the river and as close to the railroad as possible with due regard
for other considerations. Piles will probably be required for all structures
with the possible exception in the vicinity of Suitland Parkway, where the
soils may permit the use of spread footings.
Section 2 - Firth Sterling Avenue to Naval Research Laboratory Entrance
In Section 2 of the Freeway the topography becomes quite rough, with
a major portion of the line following the side hill cuts of South Capitol
Street and Overlook Avenue. T h e soils in this area consist of the granular
materials, principally sand and gravel with some silt of the river terrace
deposits, on top of the varicolored clay of the Potomac formations.
Because of the low permeability of the clay, ground water which passes
through the granular strata, flows along the top surface of the clay and
seeps out along the face of the cut at the clay-sand interface. T h i s water,
saturating the soil and pavement sub-base along the bottom of the cut,
flows along the edge of the existing pavement of South Capitol Street
to storm drains where it is carried off.
In Section 2 of the proposed Freeway the most serious problem lies in
the poor stability characteristics of the materials composing the hill along
which the line of the Freeway runs. T h e poor stability characteristics are

�caused by the presence of the ground water and the stratigraphic relationships of the materials. Elimination of the ground water problem will serve to
increase the stability of the materials and enable the soils to stand on a
reasonable back slope.

T o determine the feasibility of this approach a

thorough and comprehensive program of borings and testing will be required.
Should conditions prove to be favorable, the use of horizontal drains or other
devices

for

intercepting

and

lowering

the

water table

may

be

used

advantageously at many places.
Special attention should be given to drainage of the roadway base and
subgrade in this section where the subgrade is clay. T h i c k bases of free
draining granular materials will be required to insure satisfactory pavement
performance.
Section 3 - Naval Reseach Laboratory Entrance to Oxon Run Bay
In Section 3 of the Freeway the alignment passes again into the flat
topography of the river flood plain. T h e profile shows that the roadway is
in shallow fill for almost the entire length of the section.
Field examination of the soils as well as reference to the Geologic Map
indicates that sand, gravel and silt will be encountered except for the area
covered by the Oxon Run Bay sanitary land fill. These materials will form a
good base for the embankment as well as be suitable in many places for
granular base and sub-base. In this area the ground water table will be found
fairly close to the surface, probably ranging between 5 and 15 feet in depth.
Just north of Oxon Run Bay the District of Columbia is operating a
sanitary land fill in the low area along Oxon Run Bay and the Potomac River.
Fill material consists of tin cans, sewage sludge, fly a s h , cinders and other
materials of low stability and bearing value.
Should borings disclose a considerable depth of unsuitable material,
resort to some method of accelerated consolidation or displacement may be
necessary

while a shallow depth may be more economically removed and

refilled. It will be desirable that the existing sanitary fill material be removed
and replaced with suitable embankment material.

�RIGHT-OF-WAY
T h e t a x records of the District of Columbia Assessors office have been
to develope the estimated right-of-way costs. Proximity damage has not
been taken into account, thus the figures show tangible values only. For
the purpose of this estimate an entire lot or parcel would be considered
taken even if right-of-way area required only a portion.

RIGHTS-OF-WAY
Part 1 - East Capitol Street to Pennsylvania Avenue
Privately owned

$ 69,520

lands

Privately owned improvements

$220,510

Part 2 - Pennsylvania Avenue to Eleventh Street
Privately owned lands

$ 27,850

Privately owned improvements

$ 31,640

Part 3 - East of Railroad at Eleventh Street
Privately owned lands

$514,800

Privately owned improvements

$441,040

Part 4 - Eleventh Street to Suitland Parkway
Privately owned lands

$428,710

Privately owned improvements

$733,330

Part 5 - Suitland Parkway to Oxon Run Bay
Privately owned lands

$ 32,220

Privately owned improvements

$ 37,480

S U M M A R Y OF COSTS
Privately owned lands

$1,073,000

Privately owned improvements

$1,464,000
TOTAL

$2,537,000

�CONSTRUCTION COST ESTIMATE
COST OF

ROADWAY

T h e average unit prices current in this area are used as a basis
for the following cost estimate.
Item
Clearing and Grubbing

Quantity

Unit Price

Total

2 1 6 acres

500.00

108,000

7 9 0 , 0 0 0 cu.yd.

1.00

790,000

1,870,000 cu.yd.

0.60

1,122,000

Pavement

3 5 6 , 2 0 0 sq.yd.

5.00

1,781,000

Selected sub-base material

3 0 5 , 0 0 0 cu.yd.

2.50

762,500

Concrete curb and gutter

7 5 , 0 0 0 lin.ft.

1.80

135,000

Bit. stabalized shoulders

7 8 , 8 0 0 sq.yd.

1.25

98,500

Guard Rail

3 2 , 0 0 0 lin.ft.

2.50

80,000

Right-of-way fence

3 2 , 0 0 0 lin.ft.

1.50

48,000

Excavation
Borrow Material

Landscaping, seeding, ect.

6.8 mi.

50,000.00

340,000

Drainage

6.8 mi.

100,000.00

680,000

15.00

69,000

20,000.00

78,000

Railroad relocation
Lighting
Maintenance of T r a f f i c
Public Utilities

4 , 6 0 0 lin.ft.
3.9 mi.
Lump Sum
Lump Sum
Total for Roadway

18,000
46,000
$6,156,000

�COST OF STRUCTURES
Cost

Structure &amp; Location

No.
1

Bridge - Ramp " B " over East Capitol St.

2

Bridge - Over Pennsylvania R.R. yard

3

Bridge - Over Pennsylvania Avenue

4

Pedestrian Overpass at Station

5

Bridge - Over Ramp 7, 11th St. Interchange

184,500

6

Bridge - W . B. 11th St. over Freeway

178,500

7

Bridge - E. B. 1 1th St. over Freeway

194,000

8

Bridge - Ramp 10 over Nichols A v e . , 11th St.

9

Bridge - Ramp 10 over B &amp; 0 R.R., 11th St.

172,900

10

Bridge - Over Howard Rd.

379,600

11

Bridge - Over Suitland Parkway

597,600

12

Bridge - W . B . Suitland Pkwy under Park Rd. conn.

110,100

13

Bridge - E.B. Suitland Pkwy under S. Capitol St.

14

Bridge - Over Firth Sterling Ave.

15

Bridge -Over B &amp; 0 R.R. (Station 188

16

Bridge - Over Portland St.

281,200

17

Bridge - S. Capitol St. over Ramp 2 2

147,600

18

Bridge - Over S. Capitol St.

484,300

19

Bridge - Over Chesapeake St.

177,900

20

Bridge - Over Nav. Res. Lab. entrance road

188,500

21

Bridge - Over Oxon Run Bay

516,600

$

291,100
2,433,400
550,200

113±

70,200

70,000

85,000
342,700

±)

952,900

Misc. Retaining W a l l s adjacent to Structures 1 and 5;
at Stations 180 ± and 200 ± ; and at S. Capitol St.
Interchange.

523,200
T O T A L FOR S T R U C T U R E S

$ 8,942,000

�!5HSEKS3ffi2S2W5S52S25E5HSE5H555a52525H^

C O N S T R U C T I O N COST

ESTIMATE

SUMMARY
Roadway
Structures

$ 6,156,000
8,942,000
15,098,000

15% Engineering and Contingencies
Total Construction cost
Right-of-way
T O T A L PROJECT COST

2,265,000
$17,363,000
2,537,000
$19,900,000

�SUMMARY
During the past decade the Washington Metropolitan A r e a has expanded
to such an extent, in both area and population, that the present highway
facilities can no longer accommodate the resulting increases in traffic
volumes. T h i s fact, coupled with the ever increasing through traffic volumes,
has resulted in critical traffic problems.
One of the most rapidly expanding areas

within the

Washington

Metropolitan A r e a is the Anacostia A r e a and neighboring Prince Georges
County, Maryland. T h e population of these areas has increased nearly 300%
since 1940. There are also numerous military installations and governmental
offices located within the a r e a , thus adding considerably to the daily traffic
volumes crossing the Anacostia River. T h e Anacostia River is crossed at the
present time by five bridges, namely, the Benning Road Bridge, East Capitol
Street Bridge, Sousa Bridge, Anacostia Bridge and South Capitol Street Bridge.
From the East Capitol Street Bridge south to the South Capitol Street Bridge,
there is no highway facility to effectively distribute the heavy traffic volumes
over the Anacostia River Bridges, destined to and from central Washington,
resulting in poor utilization of the existing bridge facilities. Expansion of
present traffic volumes further indicate that by 1959 a companion bridge
to the Anacostia Bridge will be necessary in order to adequately accommodate
the traffic volumes at that time. T h e prompt consideration of this companion
structure cannot be over emphasized.
It must also be pointed out that the Anacostia Freeway will effectively
serve that traffic desiring to by-pass central Washington, upon the completion
of the Potomac River Crossing at Jones Point. Plans for the Jones Point
Bridge are already in progress and the southern portion, at least, of the
Anacostia Freeway should be constructed concurrently with that structure.
The

location of the Anacostia Freeway presented in this report is

considered entirely feasible from a

topographic,

traffic

and

economic

standpoint. T h e design as presented herein is a modern controlled access

�freeway, containing four and six lanes as traffic dictates. It is recommended
that

the location, design criteria and geometries be approved

by the

Commissioners of the District of Columbia in order that the preparation
of contract plans may be started immeadiately and that actual construction
be started at the earliest possible date.
T h e Anacostia Freeway as presented in this report has an overall centerline length of 8.2 miles. T h i s centerline length is comprised of 1.4 miles
of bridges and 6.8 miles of roadway; 6.6 miles of ramp roadways are required
to insure adequate connection to the facility. T h e estimated total construction
cost of $ 1 7 , 3 6 3 , 0 0 0 . 0 0 , is based upon actual 1955 construction costs within
the general area of the project. It must be noted that due to the nature
of the project, the type terrain traversed and the many bridges and grade
separations necessary for the proper functioning of the facility, construction
cost will of necessity be high. However, economic justification of the project
is in the fact that the facility is urgently needed in order that the present
and planned highway facilities, in the a r e a , may function properly and to
their best advantage.
T h e location of the Anacostia Freeway as delineated herein traverses,
for the most part, publicly owned property. T h e majority of the privately
owned

property

encountered

is

in

the

vicinity

of

Suitland

Parkway.

T h e estimated cost for the acquisition of property for right-of-way purposes
is $ 2 , 5 3 7 , 0 0 0 . 0 0 , or approximately 13% of the total construction cost of the
project. A t the present time, the right-of-way cost on this project is not a
serious consideration, however, should the right-of-way as delineated herein
not be protected by early transfer or purchase, serious problems could arise.
It is therefore, recommended that the Commissioners of the District of
Columbia take the necessary steps to protect all required rights-of-way in
connection with the Anacostia Freeway as soon as possible.

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                    <text>BOLLING
ANACOSTIA
MASTER
PLAN
Washington, D.C.

��BOLLING
ANACOSTIA
MASTER
PLAN
Washington, D.C.

KEYES, LETHBRIDGE &amp; CONDON, ARCHITECTS AND PLANNERS
SASAKI, DAWSON, DEMAY ASSOCIATES, INC., LANDSCAPE ARCHITECTS
JUNE 1972

����CONTENTS
ILLUSTRATIONS
INTRODUCTION AND RECOMMENDATIONS
PLANNING CONCEPTS
History and Existing Conditions
Base Loading
Land Use
Circulation, Parking and Transportation
Grading Concepts
Flood Protection
Soils and Foundations
Utility Distribution Concepts
Landscape Concept
Facility Requirements
Staging and F Y - 72 Items
Housing
Schools
Open Space, Parks and Recreation
Architectural Character
Environmental Impact

9
21
21
24
33
33
35
40
51
51
52
59
59
60
69
73

LANDSCAPE D E V E L O P M E N T
Existing Landscape Character
Landscape Concepts
Technical Information

79
79
102

SUPPORTING DATA
Building Index
Appendix I
Appendix I I
Appendix I I I
Bibliography
Credits

112
116
136
156
162
167

��ILLUSTRATIONS
A e r i a l View - T r i - S e r v i c e Cantonement Area
Plan View of Site
INTRODUCTION &amp; RECOMMENDATIONS
A e r i a l View of North Community and Industrial/
Technical Area

6

PLANNING CONCEPTS:
Community Context
Circulation Plan
Open Space and Military Reservations
Site Analysis
Water's Edge
Existing and Proposed Conditions
Existing and Proposed Major Utilities
Soil Analysis
Settlement Profiles
Component Site Areas Diagram
Land Use Diagram
Circulation Diagram
Illustrative Site Plan
Settlement v. F i l l Height Diagram
Site Grading Concepts
Site Utilities Concepts
Staging Chart
North Housing Area Alternate Plan
Axonometric - Industrial/Technical Area
Base Development Plan
Typical Housing Cluster
Lineal Park Sections
Pedestrian Way Sections
View and Vista Analysis
Open Space Diagram
Landscape Concept - Housing
View of Shopping Area
View of Overpass at Shopping Area
View of Industrial/Technical Area
A e r i a l View of Site

12
13
14
15
15
17
17
19
19
23
27
29
31
36
47
49
52
54
55
57
61
63
64
65
65
67
68
71
72
76

�LANDSCAPE DEVELOPMENT
Landscape Treatment - Spine Road
Road Section at Duncan Avenue
Road Section in Housing Area
Service Road - T r i - S e r v i c e Cantonement Area
Landscape Edges at Parking Areas
Lineal Park Concept
Family Recreation Center
Overlook at Lineal Park
Typical Pedestrian Way
Berm Planting - Pedestrian Way
External Service Road - Mall Area
Landscape Treatment - Major Mall Axis
View of T r i - S e r v i c e Cantonement Area
Landscape Treatment - Music Building Area
Landscape Concept Plan

82
83
84
85
88
90
91
92
94
95
97
99
98
99
107

SUPPORTING DATA
Axonopnetric - T r i - S e r v i c e Cantonement Area
and Community Center
111
Building Index Plan
103
Future External T r i p s Table
138
Peak Hour Volume Distribution Table
139
Alternate Employee T r i p Distribution Diagram
140
Existing Peak Hour - Traffic Diagram
141
Generated Volumes on External Road System Diagram
143
Critical Movement Tabulation
144-153
Site Preparation and Demolition Schedule
156-159

�Section One

INTRODUCTION
&amp; RECOMMENDATIONS

��INTRODUCTION
The Bolling/Anacostia Tract of approximately 1,000 acres has been subjected to much
fragmentary planning since it was first used as an airfield in 1917. There have been
master plans prepared for Boiling A i r Force Base, for the Naval A i r Station and for
the neighboring Naval Research Laboratory. At one time, the Department of Defense
indicated that it did not need the entire tract, and the National Capital Planning Commission proposed use of a portion for urban renewal. Plans were prepared for this
use as well. In mid 1971, however, a regional Master Plan for Navy Department
facilities documented the need and desire for retention of the entire Bolling/Anacostia
tract by the Department of Defense. A few months later, the overall Department of
Defense Facilities Master Plan for the National Capital Region confirmed the need for
retention of the entire tract, and incorporated the Navy Department proposals for its
utilization. This regional plan (DOD/NCR Plan) was approved by the Secretary of
Defense on 18 June 1971. In his letter of transmittal to the President, the Secretary
pointed out the need for continued retention of the entire Bolling/Anacostia tract to
satisfy the regional facilities deficiencies of his Department. The Plan designated this
location as a Special Federal Employment Center to include administrative, medical,
research, light industrial, housing and personnel support functions.
On 6 January 1972, the National Capital Planning Commission approved the DOD/NCR
Plan in general, but deferred recommendation of the Bolling/Anacostia Tract until it
could review a detailed Master Plan. Presented here is a Master Plan for joint
military use of the entire Bolling/Anacostia Tract.
The Chesapeake Division of the Naval Facilities Engineering Command served as
contracting agency. Planners for the project were Keyes, Lethbridge and Condon,
Architects, in association with Sasaki, Dawson, DeMay Associates, Inc. Additional
consultants have included Alan M. Voorhees &amp; Associates, Inc. , for traffic and
transportation, David Volkert &amp; Associates for civil engineering and utilities,
Gladstone Associates, economic consultants, and George Schermer, community
affairs consultants. Throughout the planning process, close contact has been maintained with Headquarters Command, USAF, at Boiling A i r Force Base.
Partner-in-charge has been Francis D. Lethbridge, FAIA; project manager for the
planning team was Colden Florance, AIA, of K L C . Project manager for the CHESDIVNAVFAC was Robert Ramer and W. E . Fischer represented HQ Command, USAF.

SUMMARY OF RECOMMENDATIONS
The following points constitute the major recommendations contained within this r e port. These points are discussed at length in the body of the report but are extracted

�here in the interest of convenience, clarity and emphasis:
1.

The entire Bolling/Anacostia Tract should be planned as a single jointly-used,
multi-purpose military facility.

2.

Basic support and administrative needs should be given first priority.

3.

Military family housing should be given second priority and provided to meet the
area wide housing deficit only after satisfaction of a l l basic working requirements.

4.

Relationships with the community in terms of employment opportunity, traffic
impact and school considerations should be carefully studied. Close cooperation
with District officials must be maintained on a continuous basis.

5.

The water's edge should be developed as a park and recreational facility serving
as a recreation resource for its entire length.

6.

The present flood control levee should remain intact but no new building construction should be undertaken at an elevation lower than 16. 5' (Boiling A i r Force
Datum). No major road construction should occur below elevation 14. 5'.

7.

An earth fill program should be instituted as soon as possible to meet the planned
grade requirements. The effect of earth settlement should be clearly recognized.
Design elevations should strive for the minimum f i l l necessary to provide acceptable surface run-off. The most economical balance must be struck between
amount of fill and extent of underground drainage piping.

8.

Access to the site should occur at three major points. These are Firth Sterling
Street, Portland Street and the combination of Chesapeake Street and the Naval
Research Laboratory interchange with 1-295.

9.

The south Capitol Street Corridor and the 1-295 freeway system should be upgraded
to handle ultimate vehicle demands. Interchange design should encourage the use
of the Firth Sterling and N R L access points while reducing the use of the Portland
Street entry.

10.

Defense Office Building access should be confined to a separate ramp system.

11.

Basic traffic circulation should be organized around a four-lane spine road running
north-south from F i r t h Sterling Street to the interchange at the Naval Research
Laboratory. This spine road should play a key role in defining major land use
organization.

4

�12.

Excessive land area should not be devoted to parking. Instead, structured
parking should be provided on a staged basis as growth develops. This
parking should relate well to the spine road, basic land use areas and byvirtue of proper landscape treatment, should act as a buffer between areas
of different use.

13.

A clear pedestrian and bicycle circulation system should be developed which
minimizes street crossings and affords access to a l l major site areas including the two elementary schools.

14.

Major city and regional truck sewers run through the tract and new ones are
proposed. Easements for these lines should be located in conformance with
the plan in order to encourage plan development.

15.

Wherever possible, existing storm drain lines should be utilized. The condition of these lines should be determined through field investigation.

16.

Landscape design concepts should reinforce the basic Master Plan and should
be responsive to the basic ecology of the site with its lengthy river frontage.
Within economic restraints, environmental considerations should dominate.

17.

The proposed Master Plan is based on presently conceived base facility
requirements which are satisfied in the various land use areas of the plan.
Flexibility should be provided as needs change with new developments.
Within the principal areas of the plan, such flexibility should be retained.

18.

No provision has been made for the long term retention of the executive
helicopter squadron. It is anticipated that this facility will operate from
another location in the future.

19.

Two elementary schools and one secondary school are proposed. The
elementary schools should serve immediate residential neighborhoods and
be the nuclei of neighborhood centers. The secondary school should serve
as an interface between the base and the community at large, serving both.

20.

Joint military construction programming for Bolling/Anacostia should make
use of the existing structures by the water's edge at the old Naval A i r Station
as a relocation resource. Activities should be moved here from structures
to be demolished to be demolished until construction of replacement facilities.
These existing buildings should be the last to be removed.

21.

The DOD should actively seek a Metro connection to Bolling/Anacostia.

5

�AERIAL VIEW OF NORTH COMMUNITY
AND INDUSTRIAL/TECHNICAL AREA

�Section Two

PLANNING CONCEPTS
History &amp; Existing Conditions
Base Loading
Land Use
Circulation, Parking &amp; Transportation
Grading Concepts
Flood Protection
Soils &amp; Foundations
Utility Distribution Concepts
Landscape Concepts
Facility Requirements
Staging
Housing
Schools
Open Space, Parks &amp; Recreation
Architectural Character
Environmental Impact

9
21
21
24
33
33
35
40
51
51
52
59
59
60
69
73

��HISTORY &amp; EXISTING CONDITIONS
The Bolling/Anacostia site is located in southeastern Washington at the confluence of
the Potomac and Anacostia Rivers. It has approximately three miles of shoreline and
is contiguous with the South Capitol Street / 1-295 Corridor along its eastern boundary.
It is bordered on the south by the Naval Research Laboratory and the Bellevue Naval
Defense Housing Project. Further to the south is the Blue Plains Sewerage Treatment
Plant, which accounts for the presence of a number of major trunk sewers on the site.
The surrounding area is a less prosperous part of the city with a disproportionate
share of social and urban i l l s . There are an excessive number of small apartment
dwellings, public housing units and abandoned housing. Considerable area is devoted
to public institutions such as St. Elizabeth's Hospital, but employment opportunities
in Anacostia are generally inadequate as are commercial and service facilities.
The Bolling/Anacostia site is a low-lying area much of which is filled ground. It is
flat and difficult to drain. The soil is of generally poor structural quality requiring
special foundation design for a l l but the lightest building loads. The site is cut off
from the rest of the Anacostia community by the South Capitol Street Corridor and by
a rugged grade change climbing to elevations of 100 feet above the Base. Penetration
into the Anacostia community occurs on the north at Firth Sterling Street, in the
middle at Portland Street and on the south at Chesapeake Street.
Across the Potomac River to the west is National Airport. An approach zone crosses
Bolling/Anacostia from the southeastern end. Consequently, the site is subjected to
substantial periodic aircraft noise.
The principal current use is the Boiling A i r Force Base to the south. A i r Force
administrative functions, troop housing and messing, family housing, commissary exchange - dispensary facilities, service clubs and recreational facilities comprise
the base function. There is also a considerable amount of senior officer housing
located on higher ground by South Capitol Street. There are a number of good
buildings organized in general accordance with the Kling Master Plan prepared in
1965. Chief among these are family housing, a dormitory, a mess hall, a dispensary,
a bowling alley, an airmen's club and a utility structure.
To the north, is the old Anacostia Naval A i r Station where H M X - 1 , the President's
helicopter squadron, is located. Various other naval activities including the Naval
Photographic Center, limited officer housing and messing facilities, etc. , are also
located on the north portion of the site. Building groups are either at the water's
edge by the mouth of the Anacostia or are close against South Capitol Street. The
center of the site is occupied by old runways. Buildings here are in poor condition

�with the exception of the Naval Photographic Center. Only the present HMX hangar,
a large barracks building, a warehouse and a BOQ have useful life remaining.
Between these two areas, there is planned a large Department of Defense office structure, housing 10, 000 employees in three curved structures occupying over 100 acres.
The former runways remain but no fixed winged aircraft operation takes place. A
fill stockpiling program has been underway since 1967. These stockpiles are located
toward the center of the site and are intended for use in construction of the DOB.
The Naval Research Laboratory to the south is a Naval Command devoted to scientific
investigation much of which is classified. Accordingly, the Laboratory stands somewhat distinct from the rest of the site.
Historical highlights of the Bolling/Anacostia Tract are:
1608

Nacotchtanke Indians visited by Captain John Smith.

1633

Granted to Thomas Dent as part of the Gisborough Tract by the second
Lord Baltimore.

1863

Leased to the U. S. Army as a cavalry depot for 30, 000 horses by
George Washington Young.

1866

Returned to Young - - became a r i v e r resort known as Gisborough Park,
City View, Capitol View and Buena Vista.

1917

Chosen as a temporary site for the A i r Service of the Army Signal Corps.

1918

Landing field officially designated. Named in honor of Colonel Raynal
Cawthorn Boiling who was the first high ranking American killed in
World War I . NAS Anacostia also established.

1930

500 additional acres acquired for A i r Corps use to the south where the
present Boiling Base is located.

193 5

The original Boiling Base to the north turned over to the Navy.

1958

By Presidential request, the DOD was to report on future military
requirements at Bolling/Anacostia.

1960

The A i r Force proposed retention of 170 acres. The Navy proposed
retention of 180 acres. The National Capital Planning Commission
proposed use of 580 acres for urban renewal.

10

�1961

Senate Arms Service Committee proposed joint military use for land
retained.

1962

A i r Force proposed joint use plan for 620 acres.

1963

A i r Force revised plan - - proposed 325 acres at Bolling/Anacostia plus 10
acres for the Naval Photographic Center with a 6, 000 man headquarters
facility later superseded by the 10, 000 man DOB requiring 70 acres. In
addition, another 93 acres earmarked for helicopter use. Also the National
Capital Planning Commission proposed tentative urban renewal boundaries.

1964

Fine Arts Commission rejected a proposed dormitory design and questioned
basic planning concepts at Bolling/Anacostia.

1965

NCPC approved a comprehensive development plan with 303 acres at Boiling
and 10 for the Naval Photographic Center. The Rivers rider to an act of
Congress directed that no land at Bolling/Anacostia be disposed of before
January 1975.

1971

Comprehensive Master Plan initiated for Bolling/Anacostia.

1972

NCPC approved DOD National Capital Regional Plan which recommended
retention of Bolling/Anacostia. The Planning Commission deferred approval
of this recommendation until a master plan for Bolling/Anacostia could be
reviewed.

11

�������BASE LOADING
The DOD/NCR Plan allocated the total DOD population in the region to 23 long range
locations. These allocations were based on maximum growth potential at these various
locations. A working population of approximately 22,000 is considered the maximum
growth potential at Bolling/Anacostia, including the Naval Research Laboratory. In
addition, it has been assumed that the majority of the A i r Force and Navy personnel
working in the central metropolitan area will be supported by Bolling/Anacostia. The
assumed breakout of this total working and supported population is 57% Civilian and
43% Military. Of the Military population, 47% are Officers, and 53% Enlisted men.
Support of individual projects is to be developed by the supporting agency in the normal
programming process.
Headquarters Command, USAF is the host command supporting over 800 world-wide
operating locations, including those engaged in support of Unified and Joint Commands
and inter-governmental agencies. The command also provides a i r and ground transportation for the A i r Force and DOD, the Executive Department and foreign dignitaries.

LAND USE
The Master Plan proposed nine basic uses for the tract, not including the Naval
Research Laboratory. They are:
Administrative Centers
Personnel Support Facilities
Industrial/Technical Complex
Community Center
Neighborhood Centers
Intermediate School Site
Family Housing
Park and Recreational Areas
Defense Office Building Site
The disposition of these elements is shown on the LAND USE DIAGRAM. Approximate
acreages and percentages for each are indicated on the COMPONENT S I T E AREAS
Diagram.
In general, land use areas are organized around the project spine road, as dictated by
the location of existing facilities and the proposed DOB facility. Park and recreational
facilities take advantage of the long r i v e r ' s edge. With the exception of existing senior
officer housing and 300 units of existing housing already constructed, family housing is

21

�located between the long park strip and the spine road. Within each of the two major
family housing areas is located a neighborhood center, the nucleus for which is an
elementary school.
Two major administrative centers occur. One is the DOB, the other is a complex
located south of Portland Street which forms the north terminus of the T r i - S e r v i c e
Cantonement Area Mall. Basic personnel support facilities are at the south end of
the Mall. These two parts are roughly separated by an east-west pedestrian landscaped
axis. To the west along this axis is the community center which includes a commissary,
base exchange and associated facilities. At the eastern end of this axis are the BOQ
and the officers' open mess.
The Industrial/Technical Complex is organized north of the DOB between the spine
road and South Capitol Street. Anchoring this area on the south is the proposed
PEPCO substation; to the north is the Naval Photographic Center. As the spine road
enters from Firth Sterling Street, it separates the Industrial/Technical area from the
intermediate school site and it is at this point that the r i v e r ' s edge park originates.

22

�COMPONENT SITE AREAS
T R I - S E R V I C E CANTONEMENT
AREA

142. 47 A.

RECREATION
JUNIOR HIGH SCHOOL

119.19
24.00

INDUSTRIA L / T E C H N I C A L
COMPLEX

74. 21

T O T A L N E T AREA

COMMUNITY C E N T E R

33.35

NEIGHBORHOOD C E N T E R S

12.37

ROADS (PORTLAND
S T R E E T AND MAIN
SPINE ROAD)

14. 49

DEFENSE OFFICE
BUILDING

114.38

T O T A L GROSS AREA

915.78

HOUSING

381.32

786.91 A.

23

�CIRCULATION, PARKING, &amp; TRANSPORTATION
Basic vehicular circulation is organized around a four-lane spine road which has three
major points of access from the South Capitol Street Corridor. These are: Firth
Sterling Street to the north, the Naval Research Laboratory/I-295 Interchange in
combination with Chesapeake Street to the south and Portland Street at the center.
Access to the Defense Office Building is to be from a separate ramp system connecting
directly to the Corridor. Since the present Defense Office Building ring-route concept
calls for clockwise movement only, the spine road is intended to merge with this ring
road system to the west and north of the building complex. Portland Street, extended
to a T-intersection with the north-south spine road, forms the major lateral feeder.
Serving the housing areas are loop roads from the spine; local collectors serve the
cul-de-sacs from these loops. Duncan Avenue acts as a secondary connector between
Portland Street and the spine road to the south. The spine road extends to the present
entrance of the Naval Research Laboratory and replaces Overlook Avenue. The
existing southbound ramp from South Capitol Street and 1-295 is terminated at the
spine road to form a new T-intersection while Magazine Road is made a major second
entrance to the Laboratory.
An internal road loops through the center of the Industrial/Technical area to divert
all service traffic from the spine road and to concentrate a l l activity on the interior,
screened from the housing area to the west and the South Capitol Street Corridor to
the east.
The basic design intent of this spine road and its three principal points of access is to
distribute peak ingress and egress traffic to the South Capitol Street Corridor more
uniformly along the length of the Base. This is illustrated on the CIRCULATION
DIAGRAM. Logical assignments of traffic from parking areas to the external road
system result in peak hour percentages for these three access points of 31% at Firth
Sterling Street, 30% at Portland Street and 39% at the Naval Research Laboratory/
Chesapeake Street combination. This distribution includes N R L traffic. These
percentages do not include Defense Office Building traffic which is to be handled by
its own ramp system. Improvements to the basic freeway system will be required to
satisfy the ultimate traffic demand of the Base and these improvements will have to
include upgrading of the three major interchange systems to accommodate the anticipated access distributions. To this end, close and complete coordination will be
required between the Department of Defense and the District Highway Department.
In addition, on-base management of parking, staggered hours, signals, controlled
turns, etc. , should be directed toward furthering this even distribution. Refer to
Appendix I I for supporting quantitative data.
The Plan contemplates a well-designed system for pedestrian and bicycle circulation
free from traffic crossings. This system runs primarily north-south through the two

24

�major housing areas linking the two neighborhood centers and the elementary schools,
the community center and the intermediate school. The system interlocks with a
pedestrian cross axis to the Mall Area as well as to the r i v e r ' s edge park which acts
as a supplementary pedestrian system. Proposed are seven underpasses and one
overpass.
As the land occupied by Boiling A i r Force Base is extremely valuable and is strategically
located within a major urban center, it is poor policy to devote excessive area to surface
parking. This is true from both a practical and an aesthetic point of view. Accordingly,
the Master Plan proposes stages parking structures served from the spine road as well
as from Duncan Avenue. In the initial phases of development, these parking facilities
will be open lots, depressed, and partially concealed by landscaped earth berms. As
the need for parking increases, these lots will be decked with simple open structures -probably of inexpensive pre-cast concrete construction. In this manner, parking
capacity can be ultimately doubled thus conserving needed land area.
A variation of this concept will occur at the Industrial/Technical Area. Here the lower
level of these parking structures will be devoted to shop, maintenance and storage
space and roofs will be used for parking. It is proposed that the design and landscaping
of these structures be similar to that of the decked over parking serving the mall complex. Such visual recall w i l l afford continuity and coherence and these structures will
serve as buffers between the community center parking and the mall as well as between
housing and the Industrial/Technical Area. It would be well to consider this same
approach for commissary and base exchange parking also, but present policies do not
permit this solution. There is provision in the DOB plan for 3, 000 structured parking
spaces and the design of the A i r Force Administration facility should include structured
parking. Other minor surface parking areas occur throughout the Plan where needed.
Parking within the housing clusters is planned as a combination of gang carports and
surface parking. In general, one covered parking space/unit will serve the residents
while one open parking space/2 units will be for guests, service vehicles and the like.
Carport structures will serve the additional function of space definition and screening.
Mass transit to the Base is to be encouraged. D. C. Transit presently operates bus
lines to and from the Base and these lines should be expanded and improved as the
Base grows. In addition, the Base should provide its own internal shuttle service as
demand increases. When Metro is extended to Anacostia at the Good Hope Road Station,
a shuttle service should be instituted to Boiling. Beyond this provision, serious study
should be given to the actual r a i l extension of Metro to the site. The beneficial impact
of such a connection on the heavily loaded South Capitol Street corridor can not be
overemphasized.
At the present time, there exists a B &amp; O track and right-of-way running the length
of the base and terminating at the Blue Plains Sewerage Treatment Plant. Its sole

25

�function is to provide chlorine for the Plant. As this trackage and use is awkward and
undesirable for the base in the long run, the Plan indicates its ultimate removal. It
is recognized, however, that the track must remain until an alternate solution to the
chlorine supply problem can be found. Retention of this line could be desirable, however,
if it could be used as a Metro spur.
Access to the Base by boat will be provided at the existing marina as well as at a
proposed landing to be built in conjunction with the DOB. Plans for the DOB also include a helicopter landing pad.
Proposals in past years for a r i v e r crossing located approximately at the boundary of
the NRL and Boiling A i r Force Base have no official status at this time. Accordingly,
no provision for such a crossing has been shown. The land use indicated at this point,
however, is housing which could be relatively well relocated in the event such a river
crossing were to become a reality.

26

����GRADING CONCEPTS
The following were major objectives in developing site grading concepts :
1.
2.
3.
4.

Adequate site drainage
Minimum f i l l
Flood Protection (based on 100 year flood)
Reinforcement of the pedestrian system

The GRADING CONCEPT Drawing indicates the land forms affording site drainage
after f i l l is in place. These land forms become partially prepared sites for construction to follow. Final grading will be accomplished as construction of housing and building
proceeds. F i l l must be engineered so that it can receive housing loads without special
foundation design. ( For problems of settlements, see section entitled, SOILS AND
FOUNDATIONS. )
The basic site grading provides for drainage at a minimum slope of two percent in the
North Housing Area where the greatest amount of settlement will take place, and one
and one-half percent in the South Housing Area, north of the Operational Marina.
Finished floor elevations have been established at a minimum of 16. 5 with a minimum
of 14. 5 for road elevations. (See section entitled, FLOOD PROTECTION. )
Main drainage swales and land forms are designed to reinforce the pedestrian system.
Runoff is collected by catch basins located at low points in the drainage swales and
underpasses. Drainage of spinal and secondary roads is achieved by a system of high
and low points spaced 300 feet apart with one and one-half percent slopes. The spine
road has concrete curbs and runoff is collected by grate inlets at low points. Secondary
roads are drained by drainage ditches with catch basins provided at low points. On
these roads gradients can be reduced to one-half percent.
In the final detailed grading design for site f i l l , it will be necessary to weigh amount
of f i l l against extent of underground pipe drainage in order to determine the most
economical balance.

FLOOD PROTECTION
Boiling A i r Force Base and the U. S. Naval A i r Station are protected from flooding by
an earth levee and a concrete flood wall. The levee and the wall are constructed to an
elevation of 18. 59 (Boiling A i r Force Datum). Included as part of the system are
four pumping stations and flood gates on sewer outfalls and storm drains.

33

�The existing levee was part of a Washington, D. C. flood control project recommended
in House Document No. 107 , 73rd Congress, 1st Session, and adopted by the Flood
Control Act of 22 June 1936. The principal portions of the work were completed in
1939, but due to settlement in the sections at the concrete floodwall, the levee was
brought to final completion in low lift stages over a period of four years.
Since the completion of the original project in 1944, the following alterations have
been made:
1.

Steel sluice gates have been installed on the outlet pipes of the pumping
stations.

2.

A 10 - foot opening with a stop log enclosure has been constructed in the flood
wall to provide access to a seaplane pier.

3.

A concrete driveway and an unloading area have been constructed against
the levee.

4.

An addition to Building No. 86 and a small parking area at Building No. 94
extend slightly into the toe of the levee.

5.

Low concrete retaining walls have been added to protect the stability of the
levee in a l l areas of encroachment.

6.

Changes in the sanitary sewer system have been made to allow pumping
stations No. 2 and 3 to handle storm drainage only.

7.

The U. S. Navy has constructed a steel sheet pile flood barrier riverward of
the U. S. Naval Station Annex to provide access over the levee at three points.

The use of f i l l to raise the ground level to a higher elevation than the projected flood
elevation is recommended as the primary means of flood protection in the Master
Plan. However, the present flood control levee and dam system should remain but no
new building construction should be undertaken at an elevation lower than 16. 5 and with
the exception of minor roads, no road grade should occur below 14. 5. These figures
are based on previous work by the U. S. Army Corps of Engineers; the Mueser,
Rutledge, Wentworth and Johnston Report of 1966, and consultation with the Navy.

34

�SOILS &amp; FOUNDATIONS
Soil and foundation conditions at the site are variable and range from hard preconsolidated clay to soft recent alluvium. Much f i l l has been placed historically to
extend the shoreline and recently additional f i l l has been placed in advance of
construction.
Detailed descriptions of the geology and soil are available in the several reports
cited in the references and the bibliography.
It is planned that considerable fill be placed over certain portions of the Boiling/
Anacostia Area. It is the purpose in the following paragraphs to analyze and
evaluate in a preliminary manner the effects of this f i l l upon the underlying soil.
A drawing entitled, S I T E GRADING CONCEPTS shows contours which represent
suggested elevations and a number of "spot" elevations along the planned internal
roadway system.
In a report on Site Development for Foundations Anacostia-Boiling Survey Area ,
prepared by Mueser, Rutledge, Wentworth and Johnston, a study of settlement and
stability is presented. In the Anacostia River, there are thick strata of compressible
soil which w i l l consolidate under load. This is discussed in Chapter 4 of the Mueser
Report. Contours of the bottom of the compressible strata are in Drawing 4 (Mueser)
and have been transcribed to the SOIL ANALYSIS Drawing. Lesser depths of compressible material overlie portions of the remaining project and these will consolidate
to a lesser extent subsequent to f i l l placement.
The alignment which was selected to demonstrate the results of settlement from
superimposed f i l l is shown in plan of the SOIL ANALYSIS Drawing as A - A ' .
The profile of alignment is plotted on S E T T L E M E N T PROFILES Drawing, together
with the existing surface elevation trace. The intercepts of the several contour lines
representing the elevations of bottom of compressible strata have been transcribed
to the profile to provide a visual impression.
Long-term settlements computed from consolidation test data had been calculated by
Mueser for his study and he had developed a chart relating height to f i l l to settlement.
The Mueser chart (Plate 7) is reproduced as Drawing S E T T L E M E N T VS. F I L L
HEIGHT, ANACOSTIA A R E A .
By use of this chart estimates of settlements along
the profile have been made. The final (after settlement) grades are shown and
identified on S E T T L E M E N T P R O F I L E S Drawing.

35

�It is obvious that in order to attain the final plan grades (or somewhere near them)
after settlement, it will be necessary to place f i l l to elevations above those grades
shown on S I T E GRADING CONCEPTS Drawing. This will act as a "surcharge" and
will cause a greater settlement than a lower height of f i l l . An example of determining
how much surcharge fill would be required at a particular location is given below:
Assume
Original surface elevation
Final grade desired
Height of f i l l
Depth of compressible strata

36

=
=
=
=

+6'
+26'
20'
30'

�Solution
1.

From Figure (Mueser Plate 7) determine
Settlement

2.

T r y 5' Surcharge
( F i l l height for trial

3.

From Figure (Mueser Plate 7) determine
a.
Settlement
b.
25 - 4. 1
which equals elev. 26. 9', 0. 9' too high

4.

5.

T r y 4' Surcharge
a.
Settlement
b.
24 - 3. 95
which is elev. + 26' desired design elev.

3.35'
=

25')

=

4. 1'
20. 9'

-

3. 95'
20. 05*

Therefore at this point construct fill to elevation
30' to attain an elevation of 26 feet after settlement.

Plotted on S E T T L E M E N T PROFILES are the estimated heights of surcharge required
to attain design grades at the several locations along Section A - A ' .
The profile taken in the Anacostia portion approximates the greatest settlement potential and provides a linear picture of what may be expected. As this is an areal project,
the added surcharge f i l l would be placed as a blanket over the entire area. Depths of
f i l l were taken from S I T E GRADING CONCEPTS Drawing and used with depths of
compressible material taken from SOIL ANALYSIS Drawing to estimate the depth of
surcharge.
Consolidation of the compressible strata will take time. Table 4 of the Mueser Report
shows the situation which would obtain to provide a final elevation of +16 for three
depths of organic silty clay. These times would decrease for higher f i l l and increase
for lower f i l l . Each of these different conditions would have to be calaculated from
consolidation test data taken from the nearest boring or an assumed value from average
values. Acceleration of consolidation may be accomplished by means of sand drains
which are discussed in the Mueser Report. This type of assistance is more applicable
to the deeper areas of soft material. At best, the calculated magnitudes of settlements
and the times required for them to occur are estimates and may vary considerably from
the times observed during construction.

37

�Stability of fill placed on soft foundations is an important consideration and was studied
by Mueser who established a 10-foot initial height which was stepped up to 20 feet after
providing a 70' long berm. A l l areas included on S I T E GRADING CONCEPTS Drawing
appear to meet of exceed this requirement except between the coordinate points E1000S1500 and E2000-S500 in Boiling Field grid. This shoreline and roadway grade will
require stability analysis.
In areas where existing utilities are situated beneath the new embankment, consideration
must be given to the effects of the embankment applied load and also settlement.
a.

To evaluate the effect of added load over the pipe, the type of pipe and its
foundation conditions must be known. Determination of this information should
be the subject of a special study. However, it is our opinion that an added 10
to 15 feet of fill placed over the present pipe installations which are not pile
supported would not damage the pipe.

b.

Settlement can be estimated for utilities as it was previously in the Anacostia
area above. An example of settlement over an existing storm drain follows.
For this example no surcharge has been added, but initial f i l l would have to
be placed to an elevation greater than 27 feet to attain the desired design
elevation:
Existing elevation
Planned elevation
Fill
Bottom elevation of soft layer
(assume 10' of soft material)
Settlement
If soft layer is 20' deep then settlement

=
=
=
=
=
=

17'
27'
10'
-10'
0.4'
0. 9'

In our judgement, existing storm sewer pipes, whether concrete or corrugated steel,
could sustain total settlements of about 1. 5 feet with about 1/2 of the total as differential over a distance of about 100 feet without undue distress at joints. For areas where
outfall is pile supported or crosses the Potomac Interceptor Sewer or where settlement
is due to less load, there may be a "sag" in the pipe proper and it will function in
the nature of a syphon. Some elongation of the pipe will occur with the sag and joints
will open somewhat. Some leakage and infiltration may be expected.
Existing watermains and sanitary sewers are more critical functionally than storm
sewers. Structurally, they probably can sustain about 15 feet of f i l l satisfactorily if
not rigidly supported. Breakage or leakage would be very undesirable for either pipe.
To reduce chances of breakage and leakage, total estimated settlement of the pipe
should not exceed 1/2 foot. Each area and alignment would require separate analysis
to estimate magnitude of settlement.

38

�Using the existing utility systems as much as possible would be economical provided all
concerned understand and agree to the calculated r i s k s involved.
New utility pipe, to be placed in the f i l l planned to be constructed, should be placed
after a l l significant settlement has taken place.
Construction control will be of prime importance. The responsible agency must know
where it will start by determining existing conditions. A system by which settlement
may be observed and controlled during the placement of f i l l should be planned and
initial layout established. It must be decided whether, where and how acceleration of
consolidation w i l l be accomplished. These and other elements must be coordinated.
Conclusions and recommendations are:
a.

The random pattern of hills and valley fills will cause greater settlement
under the higher fills and less settlement under the lower fills with foundation
conditions the same.

b.

To attain the planned design grades, an areal surcharge will have to be
placed to varying elevations (requiring estimated calculations) above the
design grades.

c.

Amounts and rates of consolidation which w i l l occur and must be observed
and recorded during construction may vary widely from those calculated
from test data. Height and rate of f i l l placement will be subject to control
during construction.

d.

Stability of the f i l l adjacent to the r i v e r is satisfactory with only one area
requiring further analysis.

e.

Existing pipes should sustain 15 feet of f i l l structurally provided pipe is
not on unyielding support, i . e. piles.

f.

Existing storm water pipe should perform satisfactorily after sustaining
1. 5 feet settlement.

g.

Existing waterlines and sanitary sewers probably would function satisfactorily
with up to 1/2 foot of settlement.

h.

Housing placed on f i l l should be designed in units which can sustain some
differential settlement in the long term. Small groups of structures will
settle as a unit while a long (over 100') row house configuration might be
damaged by differential settlement of a central or end portion.

�UTILITY DISTRIBUTION CONCEPTS
During the preliminary study and planning of existing and proposed water, sanitary sewer
and storm sewer systems for the Bolling/Anacostia Master Plan, several areas, each of
which involved specific grading conditions, have been identified and studied.
Following is a list of these areas which are shown on the S I T E U T I L I T I E S CONCEPT
Drawing:
Area I
Area I I
Area I I I
Area IV
Area V
Area V I
Area V I I
Area V I I I
Area IX

North Housing Area
Industrial/Technical Complex
North Recreational Area
Defense Office Building Area
Housing Area North of Operational Marina
Housing Area South of Operational Marina
T r i - S e r v i c e Cantonement Area
Officers' Housing Area
NCO Quarters' Area

Existing utilities now serving buildings which will remain on the site as part of the
Master Plan will be utilized whenever feasible, otherwise new lines will be constructed
to provide additional capacity to existing areas and serve new areas of construction,
as shown on the S I T E U T I L I T I E S CONCEPT Drawing.
The U. S. Navy Civil Engineering Design Manual Number NAVFAC DM-5 dated
January 1969 was utilized as the basis for design criteria of proposed utility systems.

WATER MA INS
The site is now served by an existing 30" watermain running along South Capitol Street.
The District of Columbia Department of Environmental Services is presently proposing
the construction of a 36" watermain which will enter the site north of Area I I and will
run south along the proposed spinal road serving the North Housing Area, the Industrial/
Technical Complex, and the North Recreational Area. Thence it continues along the
spine road toward the Potomac River, through a proposed sewer easement serving the
DOB Area and then turns south parallel to the existing Potomac Sanitary Sewer Interceptor. At a point near the junction of Portland Street alignment extended and the
Potomac River, the proposed watermain is reduced to 30" diameter and continues south
to a point north of the Operational Marina. Thence it turns west and connects to the existing 30" watermain at South Capitol Street at a point south of the Officers' Housing Area.

40

�A 30" branch of this watermain will traverse the site west to east along Portland
Street alignment extended connecting to the existing 30" watermain at South Capitol
Street. This will complete a primary loop providing additional service capacity to
the T r i - S e r v i c e Cantonement Area and the Officers' Housing Area.
Except for the T r i - S e r v i c e Cantonement Area, the Officers' Housing Area and the
NCO Quarter's Area which will continue to be served from the existing 30" watermain on South Capitol Street, a new series of secondary loops along proposed street
rights-of-way w i l l be constructed to serve the rest of the site which will complete
the distribution system.
The D. C . Department of Environmental Services i s engaged in the preparation of
final construction drawings for the proposed 30" and 36" watermains which will
provide additional service to the Navy Research Laboratory area and will serve those
units to be built under the F Y 72 construction program.
The design of horizontal and vertical alignments for this proposed watermain along
the Waterfront paralleling the Potomac Sanitary Sewer Interceptor has required a
more extensive study of other existing and proposed utilities.
Some of the existing storm sewer lines serving the T r i - S e r v i c e Cantonement Area
and the Officers' Housing Area may either remain in service, provided their present
structural conditions are satisfactory, or will be abandoned and a new series of lines
will be constructed. New lines crossing over the existing Potomac Sanitary Sewer
Interceptor may interfere with the horizontal and vertical alignments of the proposed
watermain. It is recommended, therefore, that the proposed watermain be located
as far as possible west of the outside wall of the existing Potomac Sanitary Sewer
Interceptor, and within the existing easement to provide sufficient space to build new
storm sewer lines and drop-manholes, should such be required, thereby diminishing
future design problems. An alternative would be to provide sags in the proposed
vertical alignment of the watermain at those locations where new storm sewer lines
are proposed to cross over the Potomac Sanitary Sewer Interceptor.

SANITARY SEWERS
Three major sanitary sewer trunk lines presently traverse the southern areas of the
site. The Potomac Interceptor running along the waterfront consists of a 10'-0" x
11'-5" outfall relief sewer carrying sanitary sewage and a 12'-3" x 11'-5" combined
sanitary and storm sewer system. The second is a 9'-4" x 8'-4" trunk sewer outfall
running through the center of the Boiling A i r Force Base area. The third is a 9'-4" x
8'-4" trunk sewer relief outfall which runs through the T r i - S e r v i c e Cantonement Area
and connects to the previous one at a junction chamber located west of the Operational

41

�Marina, from which an overflow line runs through the proposed Housing Area south of
the Operational Marina and into the Potomac River.
Sewage from existing buildings in the Boiling A i r Force Base area is now being carried
either by gravity systems or pumped into these three major gravity sewers. As far as
possible existing lines serving buildings which will remain as part of the proposed
Master Plan will continue in service. If new building construction requires an existing
line to be increased in size to provide proper capacity, it will be replaced. Pumping
stations in the existing NCO Quarter's Area and Operational Marina will also remain
in service and will continue to serve existing buildings.
In the northern portion of the site, only one building, the Naval Photographic Center,
is proposed to remain in plcae as part of the total Master Plan for the area. The
existing sanitary sewer line and pumping station are expected to remain in service
provided their present structural conditions are adequate.
The D. C. Department of Environmental Services has recently completed the preparation of construction drawings for a twin trunk carrying sanitary and combined sewaje
which enters the site at a point located between the DOB area and the Industrial/ Technical Complex, and runs along the proposed spine road in an easterly direction and
connects to the existing Potomac Interceptor.
Two systems will connect to the proposed sanitary box culvert. One will serve the
Industrial/Technical Complex, the North Recreation Area and portions of the North
Housing Area. The other will serve the remaining portions of the North Housing Area.
The South Housing Areas in the Bolling/Anacostia area will be served by new lines
connecting to existing manholes over the Potomac Interceptor or to new manholes when
their cost offsets the cost of the additional length of pipe required to meet existing
manholes. Other new lines will connect to the existing sanitary sewer outfall running
through the center of the area, and similarly existing manholes or taps will be utilized
whenever feasible. Connections to existing combined sewer will require screens.
The T r i - S e r v i c e Cantonement Area and the Officers' Housing Area will be served by
existing lines connecting to the sanitary sewer outfall and the relief outfall lines,
although new construction will require some existing lines to be abandoned. For such
cases, new lines with larger capacity will be constructed. A l l new sanitary sewer
lines throughout the site will flow by gravity. Site grading has been planned to
eliminate requirements for new pumping stations.

42

�STORM SEWERS
Under existing conditions the northern areas of the site in the Anacostia Naval Station
are drained through a series of pipes running by gravity to several existing pumping
stations near the Anacostia River. This area will be regraded with fills up to 15' in
height constructed for flood protection which w i l l require a completely new drainage
system taking advantage of the new surface contouring.
Several outlets through the existing concrete seawall will be utilized wherever feasible
to drain the North Housing and the North Recreation Area. A l l of the Industrial /
Technical Complex Area, with the exception of the existing Naval Photographic Center,
will be drained into a proposed 10'-0" x 10'-0" trunk sewer which enters the site just
north of the intersection of the proposed spine road and South Capitol Street, between
this area and the North Recreation Area and outfalls at the Anacostia River.
The D. C. Department of Environmental Services had initially considered the design of
a 96" storm sewer which does not have sufficient capacity to pick up the run-off from
this area. The cost of this additional capacity is not contained in any District budget,
therefore, early discussions should be held to determine capacity and costs of this
particular storm sewer.
The Naval Photographic Center cannot be drained by gravity into the above system.
Existing lines presently draining the area adjacent to the building will be abandoned,
and construction of a pumping station will be required to handle the run-off of this area.
The southern portions of the site in the Boiling A i r Force Base area are now drained
through a series of lines running toward the Potomac River in a westerly direction
serving the Officers' Housing Area, the T r i - S e r v i c e Cantonement Area, the NCO
Quarter's Area and existing runways.
A l l existing runways west of the T r i - S e r v i c e Cantonement Area will be abandoned and
a residential development identified as the South Housing Area, north of the Operational
Marina w i l l be constructed. This area will be regraded and fills up to 11' in height
w i l l be placed over existing storm sewer lines.
The Officers' Housing and the T r i - S e r v i c e Cantonement Areas will not be regraded
since many structures will remain as part of the proposed Master Plan for those areas.
The existing lines now serving those areas may continue in service if their present
structural conditions can withstand the additional f i l l as they cross the South HousingArea.
The South Housing Area, north of the Operational Marina, will drain toward the
Potomac River through a series of new storm sewer lines.

�A l l existing and proposed lines serving this area with outfalls at the Potomac River will
cross over the existing Potomac Sanitary Sewer Interceptor. As it was reported under
WATERMAINS, a 30" watermain is to be constructed east of the sewer interceptor and
these storm sewer lines will have a definite effect on the final alignment of this proposed
watermain.
Consideration has been given to run a l l proposed storm sewer lines in this area under
the existing Potomac Interceptor. This idea has been abandoned since it will require
multiple number of submerged outlets creating silting conditions at outfalls and further
difficulties in their design and construction since the Potomac Interceptor is supported
on piles.
Due to the flat grading conditions throughout the site, a l l proposed new gravity lines
will run at very flat slopes requiring large pipe sizes, except those serving the
easternmost areas of the South Housing residential development north of the Operational
Marina.
The existing buildings of the NCO Quarter's Area are now served by a gravity system
which outfalls at the Operational Marina. This system w i l l remain in service, since it
has sufficient capacity to serve the additional units to be built in this area.
A l l existing buildings in the South Housing Area, south of the Operational Marina are
to be abandoned. Grading of this area will be minimal and some of the existing storm
sewer lines may be utilized depending on the final physical location of proposed construction. Otherwise they w i l l be abandoned and a new system will be constructed
with outfall at the Potomac River.

E F F E C T S OF S I T E GRADING
A preliminary evaluation of the effects of site grading and the placement of fill is
presented for the several areas previously identified. Existing utility systems, which
are presently in place and underlain by compressible material, will settle when a f i l l
load is imposed. New utilities placed in the surface layer of a fill over compressible
soil w i l l also settle with the f i l l .
Exact analysis of settlement is not possible. An approach to determining the amounts
of settlement can be made by use of soil test data. Such an approach was used as a
basis for the analysis and examples presented in the section, SOILS AND FOUNDATIONS.
This section provides guidance with respect to settlement and stability which will be
important considerations during design. It stresses the worst conditions and points
out the variations over the project site.

44

�It is stressed that each specific situation will require evaluation during design phase
to develop design decisions. The areas described below for the GRADING plan are
located by numerals on the S I T E U T I L I T I E S CONCEPTS plan.
Areas V I and V I I I

Not affected by grading.

Areas V I I and IX

Eastern portions not affected. Some few feet
of f i l l in western parts along proposed spinal
road may yeild a few inches of total settlement.

Area V

Western strip adjacent to river under roadway
may settle up to one foot; northern 2/3 up to six
inches; and southern 1/3 s i x inches to one foot.

Area IV

Roadway along west side and playground areas to
west may settle s i x inches to one foot or more at
northwest corner.

Area I I

Settlement may range from a few inches along the
east portion increasing up to three feet along the
west and north parts.

Area I I I

Settlement of a few inches in the east ranging to
three or more feet in the central and south.

Area I

Settlement examples have been noted in SOILS AND
FOUNDATIONS. Maximum of four to five feet
with a surcharge is indicated. Minimum under the
lower f i l l areas is estimated at about one to two
feet.

In anticipation of plan implementation, further study leading to a detailed utility plan
should be undertaken for the entire Bolling/Anacostia site.

����LANDSCAPE CONCEPTS
Key to an effective Master Plan for Bolling/Anacostia is landscaping. The site is flat
but will be given some shape by the fill program discussed under S I T E GRADING
CONCEPTS. The r i v e r ' s edge with its many excellent vistas is a major opportunity.
The character of the soil existing and new is a considerable constraint. Capitalizing
upon these conditions, landscape concepts are proposed by the Plan which will reinforce
its main structure and secondary elements. Hierarchies of planting systems are
recommended to emphasize the spine road and Duncan Avenue; to set the character of
the T r i - S e r v i c e Cantonement Area; to soften the Industrial/Technical area; to reinforce
the pedestrian greenway system and to develop a large scale lineal park at the r i v e r ' s
edge. Section I I I of the report is a detailed analysis of landscape concepts proposed
by the Plan. See COMPREHENSIVE LANDSCAPE PLAN and LANDSCAPE CONCEPT HOUSING.

FACILITY REQUIREMENTS
The Plan indicates both existing and proposed structures and specifies their use. The
facility program for Bolling/Anacostia has been developed from a consolidated Base
Facility Requirement L i s t prepared by the Chesapeake Division of the NAVFAC working
with A i r Force data prepared by Headquarters Command, USAF. In preparation of
this list, certain facilities were included not as a direct requirement of a particular
user agency but in conformance to standards contained in NAVFAC P-80, Facility
Planning Factors for Naval Shore Activities. Some of these uses appear impractical
or inappropriate and have not been included in the Plan. Examples are two skating
rinks, two additional 1,000 seat theatres, a field house, an exchange laundry plant
and an exchange dry cleaning plant.
A heliport appears on the consolidated list of facilities but has not been shown on the
Plan. Such a use is not only wasteful of valuable land, but is also incompatible with
family housing. By the same token, no provision has been made for HMX-1, the
Executive Helicopter Squadron. This facility is expected to operate from another
location in the future and is therefore considered a temporary use for planning purposes.
There is provision, however, for a small helicopter pad on the site of the DOB.
The BUILDING INDEX identifies specific building functions. It should be stressed,
however, that as requirements change and evolve, particular building uses will also
change and evolve. To this end, the Plan allows flexibility within the major site areas
to accept such change as it occurs.
Appendix I indicates in detail the program provisions of the Plan presented here.
Specific building uses are shown on the BUILDING INDEX in Section IV.

51

�STAGING
The problem of staging must be analyzed in implementation of the Master Plan. In
general, there w i l l be four major considerations in developing construction phasing
for Bolling/Anacostia. They are:
1.
2.
3.
4.

Demolition of structures not planned for retention
Site filling and preparation
Utility extension
Access road extension

These constraints must be coordinated as F i s c a l Year programming is developed.
The following chart indicates these constraints for the major site areas:

FGO Housing Area

Demolition
Required

•

NCO Club &amp; NCO Units
Marina
South Housing Area
Community Center
North Housing Area
Senior Officer Housing
BOQ and Officer Open Mess
T r i - S e r v i c e Cantonement Area
DOB
Industrial/Technical Complex
Park and School Area

52

•
•
•
•
•
•
•
•
•

Site F i l l
Required

•
•
•
•

•
•
•

Utility Ext. Access Road
Required
Required

•
•
•
•
•
•
•
•
•
•
•

•
•
•
•
•
•
•
•
•

�In general, the two most complex areas for staging are the North Family Housing Area
and the T r i - S e r v i c e Cantonement Area. Of secondary complexity are the Defense
Office Building, the South Housing Area and the Industrial/Technical Area. *
In the North Housing Area, difficulty stems from the short-term continuation of
HMX-1 at its present location, even though reduced in area. Houses constructed
around this facility w i l l be subjected to adverse sound conditions for a period of
several years until the relocation of the helicopter function can be completed. To
this end, it is proposed to construct a temporary noise-deflecting berm to buffer the
housing area. This berm will also serve as a stock-pile for f i l l to be used when the
last housing is built. Notwithstanding such measures, the helicopter squadron should
be relocated at the earliest possible moment. The North Housing Area also presents
the most serious f i l l problem on the site since settlement in this area is expected to
be the most severe.
The principal problems in the T r i - S e r v i c e Cantonement Area are the collection of
smaller structures between Duncan Avenue and the Mall; the location of the Commissary
in a hangar planned for conversion to a gymnasium and field house; and the location
of the Base Civil Engineer in a building to be demolished which conflicts with the
proposed Band Practice Facility.
To aid in sequencing, the buildings by the water's edge at the old Naval A i r Station
should be retained for the near-term and at least as long as HMX-1 remains. Programming and phasing for implementation of the Master Plan should then utilize
these structures as a principal relocation resource. Activities can be moved here
from structures slated for demolition where they can function until construction of
new facilities.
The BASE D E V E L O P M E N T PLAN indicates existing construction to remain and
proposed new construction as well as buildings to be demolished.

Refer to Appendix I I I for a detailed analysis of construction sequencing.

53

�����HOUSING
The Master Plan indicates approximately 2,000 dwelling units of which 332 are existing.
Twenty-four existing and twenty-two intended are detached single family houses; eight
existing and thirty-two proposed are duplex.
The balance of approximately 1, 862 units will be three and four bedroom townhouses.
This category of housing constitutes the military's greatest deficiency and, therefore,
is the preponderant housing type programmed for the Bolling/Anacostia tract.
Appendix I , pages 126,127,128 &amp; 129 indicates net and gross densities for the various
housing areas.
The townhouses are shown arranged in a basic U-shaped cluster with open space between
the two legs of the loop. Gang carports are included and these provide both space definition and privacy control. There is one parking space per unit within the carports
and an additional 1/2 space per unit in surface parking bays. Fenced forecourts for
private service areas are indicated and garbage collection would be built into an end
portion of the carport structure. Variation in placement of housing blocks helps
somewhat in dampening the effect of aircraft noise as well as providing a visually
more interesting environment.
This loop configuration affords great flexibility and adaptability as the Master Plan
shows. It also lends itself to variations in density. The basic cluster can be made
of 88, 90 or 92 units without any compromise in system. The loop also facilitates
circulation in contrast to the more conventional cul-de-sac configuration.

SCHOOLS
Three schools are indicated on the Master Plan. There is an elementary school serving
the South Housing Community located just to the west of the Community Center. An
elementary school forms the nucleus of a neighborhood center in the North Housing
Community and a Junior High School is located at the northern tip of the site close to
the Firth Sterling entrance.
The two elementary schools are sized to serve the housing communities in which they
are located and are considered neighborhood schools. By contrast, the Junior High
School is intended to serve school children living on site as well as school children in
the adjoining Anacostia school district.
The Master Plan proposes that these schools be constructed and operated by the District

59

�of Columbia on land leased, sold or donated to the District. Problems concerning
land transfer, school construction, pupil distribution policies and the like should be
the subject of early negotiation between the Department of Defense and the D. C.
School System.
The following chart indicates the school age population anticipated at Bolling/Anacostia
and is based on statistical experience with military families. Total number of
dwelling units assumed is 1,948 :
GRADE
PERCENT
NUMBER

Pre-K
. 11/DU
214

1 - 6
. 54/DU
1,052

7 - 12
. 32/DU
448

Total
. 88/DU
1,714

In response to these figures, the two elementary schools should be 600-pupil schools
each. The Junior High School, serving a larger area, should be for 1500 pupils. The
Plan proposed 6. 26 acres for the South Community School, 6. 11 acres for the North
Community School and 24 acres for the Junior High School. The schools will be multistorey and the building outlines shown are consistent with applicable Department of
Education Guidelines for School Construction.

OPEN SPACE, PARKS &amp; RECREATION
The single most dominant feature of the Bolling/Anacostia site is its long, long
shoreline. At some points, it is made up of boulders; at others, fine sand. A
seawall occurs in places and at the north end is the distinct profile of the Anacostia
levee. The views of the city, the r i v e r and the Virginia shore are impressive.
There is some existing vegetation, mainly mature willows growing by the water's edge
at Giesboro Point. The shoreline constitutes the major recreational resource on the
site and the Master Plan proposes it be used as long, lineal park. This use is currently
supported by the NCPC and is a concept of long-standing in the city of Washington.
Running the length of the lineal park is a walk which is its key structuring element.
Experiences along the path will be rich in variety and will alternate in general from
larger areas of passive use to smaller nodes of much more active use. Principal
vistas are exploited by control of planting and advantage will be taken of changing
natural conditions. The W A T E R ' S EDGE illustration, together with the L I N E A L PARK
SECTION best describe the Master Plan intent. For a detailed description of landscaping concepts for the park, refer to section I I I , LANDSCAPE DEVELOPMENT.
Recreation falls into two general categories: recreation for family housing and
recreation for the troops. The major troop recreation area occurs between the
Potomac and the DOB. Here there are Softball fields, volleyball courts, tennis courts,

60

�TYPICAL HOUSING CLUSTER

�a lighted baseball diamond and a football field. Other troop recreation is planned
adjacent to the dormitories and at the south end of the T r i - S e r v i c e Cantonement Area.
Included are a gymnasium, bowling, airmen's club with swimming pool, library,
crafts and hobby shops.
Recreation for family housing i s centered around two swimming pool facilities each
located opposite the main housing communities. These developments are within the
lineal park and linked to the pedestrian system by means of underpasses. Tennis and
other activities would be included and it is intended that these complexes have a sense
of neighborhood identity.
Other common recreational opportunities include two movie theatres and a marina
facility.
The lineal park, the large troop recreation area, the neighborhood centers and the
Mall, linked by the pedestrian system, form the basic open space structure of the
Plan. The OPEN SPACE DIAGRAM illustrates this structure.

62

�COMMUNITY

RECREATION

FACILITY

PARK OVERLOOK

bt&gt;

a-a

TYPICAL OVERALL PARK SECTION-bD

c-c

LINEAL

PARK

SECTIONS

BOLLING ANACOSTIA
MASTER PLAN

�TYPICAL B I K E PEDESTRIAN

WAY

F I L L - 0 TO 10

FT.

e-e

d-d

T Y P I C A L MOUNDED GRADE

SEPARATION

PEDESTRIAN

SECTIONS

WAY

F I L L - 10 FT. AND

OVER
BOLLING-ANACOSTIA
MASTER PLAN

��LANDSCAPE

CONCEPT -

ROUSING

�TYPICAL VIEW OF SHOPPING AREA

�ARCHITECTURAL CHARACTER
Generally speaking, a brick architecture trimmed with concrete, cast-in-place or
pre-cast is proper for Bolling/Anacostia. This architecture should constitute the
overall fabric of the base and should serve as a visual foil to the limestone-colored
pre-cast concrete expanse of the DOB. In keeping with some of the newer structures
in the T r i - S e r v i c e Cantonement Area, dark grey metal roofing and spandrel panels
with batten seams can be used for punctuation and accent, but this use should be
sparing lest it lose impact through over-repetition. Where used for roofing, it
should be reserved for lower structures.
Throughout the entire base, which is low-lying, careful treatment should be given
to roof design to control roof structures, color and general appearance.
To the extent possible in the mall area, common cornice lines should be struck and
vertical elements and dimensions should be carefully related. Monumental scale
should be avoided and individual buildings should fit well with one another and the
mall upon which they open.
In the Industrial/Technical Area, flat roofs will prevail and a strong concrete coping
should be used in a consistent way to insure unity. Here again, common cornice
lines should be struck although they will perforce differ on opposite sides of the
inner road due to differing building types and dimension.
Community Center facilities should continue the general brick character of the other
major site areas but the use of larger openings, graphics and street furniture and the
like should denote the commercial, meeting-place quality of the center.
Ideally, family housing should also be executed in brick with dark grey, brown, or
black roofs. A somewhat greater variety in brick colors would be desirable for
family housing than in the mall or industrial/technical area but brick used throughout
should be in a compatible range of colors for the base as a whole.
The pressure of economics is such that family housing may well have to be frame and
siding. In this case, the use of plywood sidings, finished on the job, would be preferable to the various pre-finished sidings available. Job finishing allows much more
control over color schemes than pre-finished materials which are limited in selection
and therefore inflexible. Earth colors, sympathetic to brick colors elsewhere on
base, should predominate.
If economic considerations suggest the use of some brick mixed with frame and
siding, then certain clusters should be a l l brick with the balance a l l siding. The

�two materials should not be mixed on individual houses nor in rows.
As indicated on the Plan and to prevent monotony, rows of houses should have systemati
set-backs and long rows without breaks should be avoided.
Design of family recreation structures should be residential in feeling and in the same
character as the housing.,
The overall architectural character of the base should be simple with consistent
materials, brick and concrete, and should have a sense of quality and reasonable
permanence. The feeling should be one of neat and attractive serviceability with
occasional special accents at key places and buildings. Throughout, this character
and sense of quality should be reinforced by the proposed landscape program which
should be given high priority.

70

�VIEW OF OVERPASS AND SHOPPING AREA

�INDUSTRIAL / T E C H N I C A L AREA

�ENVIRONMENTAL IMPACT
A memorandum from the Deputy Secretary of Defense dated 8 August 1970, specifies
that in accordance with the National Environmental Policy Act of 1969, DOD activities
must submit an Environmental Statement for proposed action if, in the opinion of the
DOD activity, the action qualifies for a statement under either one of the two following
criteria set forth in the Secretary's memorandum:
(1)

A significant adverse environmental effect will result
from the proposed action, or

(2)

the proposed action is likely to be controversial with
respect to environmental effects.

While the Master Plan for Bolling/Anacostia does not meet the test of the above criteria
and no official Environmental Statement is therefore required, the following impact
analysis has been prepared in keeping with the spirit of the National Environmental
Policy Act.
The Plan is consistent with plans prepared for the area in the provision of a major
employment center, the inclusion of housing of moderate cost and in the proposal for
a park strip along the water's edge.
While the bulk of employment will be relocated from other areas in Washington and
the National Capital Region, a number of new lower income jobs will be created
most particularly at the DOB.
The Plan proposes approximately 2,000 new housing units, of which 1,341 are for
junior officers and non-commissioned officers. This housing will help to offset the
current military deficit of 5, 000 family housing units in the National Capital Region.
As this is a particularly acute problem for junior personnel and their families,
construction of these units will proportionately reduce competition for low and
moderate income housing units in the civilian market.
Two new elementary schools are provided to meet the needs of the new on-base
housing communities and a secondary school is proposed to serve both on-site and
off-site educational needs. The Plan includes fully adequate community support
facilities for the proposed new housing. Retail shopping facilities, service facilities
such as dry cleaning, barber shop, etc. , are contained within the Community Center
as are a Post Office, bank, credit union and the like. Also proposed are a youth
center and a day care center.
Accordingly, existing community facilities will not
be overloaded by anticipated base development.

73

�Access to the base will be facilitated by development of three major connections to the
South Capitol Street Corridor and peak hour volumes v/ill therefore be manageable.
The increase in the working population at the base, however, will require upgrading
of South Capitol Street, 1-295 and the interchanges at N R L , Chesapeake Street, Portland
Street, the DOB and F i r t h Sterling Street. Improvements to be undertaken by the District
Highway Department, aided by funds from the DOD, will eliminate increased traffic
volume as an adverse environmental factor.
The impact of surface parking will be greatly reduced by proposed structured parking
at the DOB, within the high r i s e A F Administration facility and in the decked and rooftop parking indicated along the spine road and Duncan Avenue. This parking, where
not completely concealed within structures, will be bermed and carefully landscaped.
Not only will parking be controlled aesthetically but valuable land will be recovered
for higher use.
Enhancing environmental quality w i l l be the extensive pedestrian and bicycle system
interconnecting housing, schools, the riverside park, the community center and the
T r i - S e r v i c e Cantonement Area without conflict with automobile traffic.
Demolishing decaying temporary structures, adequately developing the 1,000 acre
site and removing the unsightly and unused airfield pavement will bring stability to the
area with a corresponding effect on the neighboring community. Current A i r Force
programs linked to the community will continue and can be strengthened as a result.
The lineal park at the r i v e r ' s edge will constitute an ecological advance. Existing
growth w i l l be retained and new planting and water's edge treatment will recapture
the shoreline as a prime resource. Wildlife, now largely non-existent on the site,
may be encouraged by this development. Supporting the park improvement is the
general overall landscape plan together with the proposed open space structure which
calls for increased planting as development progresses.
Land quality, poor in bearing capacity and below the 100 year flood level in many areas,
w i l l be improved by a controlled site filling and grading program. Advantage w i l l be
taken of this program to provide satisfactory drainage, above and below grade, and
soil conditioning is suggested for f i l l in areas where major planting occurs.
No harmful substance, including chemicals, w i l l be discharged upon the land surface
and solid waste w i l l continue to be disposed of off base under contract to a private
concern.
Air pollution from jet use of the Washington National Airport and from bus and automobile
traffic in the 1-295 Corridor occurs today and is beyond control of the Master Plan. Relief results, however, from the virtually constant summer and winter winds associated

74

�with this river site. Fuel used in the central heating plant is low in sulphur content
and does not contribute to air pollution.
The base will continue to discharge sanitary waste into the various lines leading to
the Blue Plains Treatment Plant. Increasing loads occasioned by planned development
w i l l be more than offset by the current enlargement of the Blue Plains Plant. Storm
drainage w i l l be controlled by filling, proper grading, underground drainage systems
and adequate landscaping. Soil erosion and siltation will be prevented by use of the
latest control practices during construction.
The chief noise problem at Bolling/Anacostia w i l l be aircraft use of the Washington
National Airport. Current helicopter operation by the President's Squadron and the
Metropolitan Police will be phased out in the short-term eliminating this source of
noise. Minor helicopter and hydrofoil access to the DOB will not contribute significantly to noise pollution.
The proposed Master Plan for Bolling/Anacostia should have no adverse environmental
impact, either on site or off. Rather it should result in considerable environmental
improvement in the area.

75

��Section Three

LANDSCAPE
DEVELOPMENT
Existing Landscape Character
Landscape Concept
Technical Data

79
79
102

��EXISTING LANDSCAPE CHARACTER
The site is surrounded by the Anacostia River and River Valley to the north and west,
the Anacostia Freeway to the east, and the Potomac River Valley to the south. The
best views are across the r i v e r to the west where one can see an impressive panorama
of the Washington Masonic National Memorial, the Washington Sailing Marina, National
Airport, Crystal City, the Arlington Cemetery, the Potomac River Valley, East
Potomac Park, the Washington Monument, Fort McNair and the U. S. Capitol.
Because of the site's proximity to National Airport, the noise level and frequency of
air craft departures and a r r i v a l s presents a major design problem - - not unfamiliar
to most military bases. Adequate amounts of vegetation where there is none at
present would aid considerably to muffle and soften some of this environmental i r r i t a tion. Because of this a l l pervasive influence on the character of the landscape every
effort should be made to reduce its impact.
Ecologically, the site is a typical example of coastal plain estuarine development.
Presently it consists of a combination of open flood plain with areas of land fill added
over a period of years to create level air landing strips. The ground surface lies
generally between elevation 11 and 16, except for a portion to the south of the property
which is at elevation 7. Typical of a i r fields, there is a vast flat openness to the site
except for the southeast edge which r i s e s toward the expressway.
The r i v e r edge possesses a varied condition starting from the north with a man-made
levee and sea wall. Moving south where there is no sea wall or levee, many sections
of the slopes adjacent to the edge show evidence of shore line erosion encroachment
due to the swift r i v e r currents and a lack of soil holding vegetation. Methods should
be employed along these portions of the r i v e r ' s edge to stabilize this natural erosive
action. Back from the r i v e r ' s edge, vegetation cover varies. In general -- there is
very little of it, though in some cases mature trees stand close to the water's edge
and natural grasses provide soil cover.

LANDSCAPE CONCEPTS
MAJOR V E H I C U L A R CIRCULATION
Vehicular circulation is comprised of a major loop road which functions as a collector
and distributor of traffic, major connector roads between the expressway and the loop
road at Portland Street, Overlook Avenue, Suitland Parkway Entrance, and primary
and secondary access roads to the housing areas and industrial zones.

�The pedestrian circulation system consists of a series of exterior at-grade walkways
and underpasses which connect the base with the Base Exchange and Commissary,
housing areas and waterfront park.
The roads form the basic landscape structure. Design recommendation for general
landscaping treatment of the major roads throughout the project is a key element to
the project improvement. Fifty foot spacing of willow oaks are proposed on both
sides of the Spine Road as it winds through the site from north to south to denote the
major connection element between the Defense Office Building and the T r i - S e r v i c e
Cantonement Area.
T i l i a Cordata (Little Leaf Linden) in formal rows, is planned for Duncan Street. The
trees are utilized in pair groupings to establish a different character for Duncan Street,
They are spaced 40' apart, with 80' gaps between pairs parallel to each other, on both
sides of the street. Duncan Street serves as a major collector of traffic and this
organization of pair groupings helps to reinforce its unique character.
The primary and secondary housing roads should have a more informal tree grouping
treatment to differentiate their surrounding function from that of the spine road. This
informal treatment would be in the form of alternation. In a given length several trees
sould be planted on one side of the road only. Then, down the road trees would be
planted only on the other side so that both economy and a three dimensional design is
created in sympathy with the informality of the housing arrangement. Trees chosen
for this use are Platanus Acerifolia (London Plane Tree).

80

�The types of landscape treatment for the roads within the project, as illustrated on
the following pages, indicates conceptual design intent standards and should be
adjusted accordingly to accommodate specific conditions and comply with regulatory
controls.
Placement of trees adjacent to general street lighting should be limited to a 10 foot
minimum from each side of the light pole. Clear visibility of traffic lights at intersections must be assured by limiting placement of this to a 15 foot minimum from
street intersections.
Minimum dimensions are required to sufficiently accommodate tree planting in strips
near those buildings that are adjacent to public spaces. This minimum width varies
from 12 to 18 feet from road or curb edge to face of building, depending on the
location and specific conditions.

�LANDSCAPE TREATMENT
SPINE ROAD

�ROAD SECTION AT DUNCAN AVENUE

�ROAD SECTION IN HOUSING AREAS

�TRI-SERVICE CANTONEMENT AREA
SERVICE ROAD

�SENSE O F A R R I V A L
Major automobile entrances to the site are from Portland Street and from several
expressway exits to the north of the NPC and to the south at the NRL.
For Portland Street, the entry to the T r i - S e r v i c e Cantonement Area is very important
as an a r r i v a l destination. Double rows of willow oaks would be used to highlight the
major road edge, along with a slightly mounded open meadow between Portland and
the Administrative Building entries.
Continuing down Portland to its intersection with the major north-south spine road,
one comes upon a major contact point with the base housing areas. Here exists a
tremendous opportunity to create a water impoundment area. The water itself
sould serve to create a sense of a r r i v a l into the housing community and simultaneously become a landmark to which one may relate.
The earth work necessary to excavate for this water impoundment can be used to
aid in the f i l l operations for the housing so that some economies can be realized.

86

�EDGES
The site as viewed from the expressway has a varied impact on the driver. In some
cases, for example, near the Naval Photographic Center, the site is quite open and
exposed and the expressway elevation is higher than the site. When this occurs a
strong screen planting of Pinus Strobus (White Pine) with its low branching characteristics has been utilized. When the grade differential is not so great, Tsuga
Canadensis, (Canadian Hemlock) has been chosen to help give variation to this
essential screening.
The industrial service roads should also have an informal character to break up the
long monotonous expanses of structure and heavy trucking docks, but in this case the
trees and related understory planting would be chosen primarily for their screening
ability. The canopy tree spaced here more closely at 30' O. C. would be Gleditsia
Triacanthos Inermis (Honey Locust).

The general service roads would be planted in a similar fashion but they would not
need to have as formal street tree arrangement as the other more important roads.
Instead, more of an evergreen palette to screen out certain stretches would be appropriate. Of prime importance is the rear areas of the industrial zone facing the
Anacostia expressway from NPC proceeding south. The backs of these kinds of uses
with a railroad as a foreground usually become unsightly scrap yards and neglected
stretches. Plant species organized informally in large drifts to screen out this view
would be a continuation of the Tsuga Canadensis (Canadian Hemlock) with a possible
second row of Crateagus Phaenopyrun (Washington Hawthorne) on the service road
side of the tracks.

�LANDSCAPE EDGES AT PARKING AREAS

�L I N E A L PARK CONCEPT
The three mile lineal river-edge park is the prime element for most of the planned
recreational facilities of the proposed program on the site. It would provide an
opportunity for relaxation in the pursuit of recreational activity in sharp contrast to
the activity program planned for the rest of the site. The design intent is to create
an environment as free from surrounding distractions as possible while providing
a well balanced program of recreational variety.
Automobile access would be provided by secondary roads which loop to the northsouth spine road. Pedestrian bicycle access from the housing areas would be
provided in selected locations in coordination with the planned pedestrian way system.
As one drives along the perimeter road adjacent to this lineal park, the intent is that
he w i l l be able to get an occasional glimpse through the trees to the r i v e r beyond.
Anticipated views have been designated by K L C as mentioned earlier. These
openings can be determined by multiplying the design speed of the road times 7
in order to achieve a 5 second viewing period. This can be diagrammed as follows:

89

�The park itself is visualized to be a series of contrasting spaces of active and passive
recreation so that at any one point along the park the user is not far from a variety
of experiences that are planned for the park.
The three major active recreational focal points of the park are two family recreation
community facilities adjacent to the north and south communities, and one major
area containing sports fields midway to the park near the DOB site.

The park areas between these focal points would provide more informal passive
recreation space.

90

�FAMILY RECREATION CENTER

�OVERLOOK AT LINEAL PARK

�PEDESTRIAN CIRCULATION
The three mile long pedestrian way was conceived as a connection to and a way
between housing clusters. It would provide internal circulation and recreation
space for pedestrians and bicyclists free from auto traffic hazards as well as a
planning structure defining sub-community organization. Its proposed elevation
would essentially be at the existing grade of the site. In this way, a valley floor
would be flanked between mounded-up housing plateaus (necessitated by flood level
requirements. ) Needless to say, this approach requires little f i l l material for the
pedestrian way and would be a very economical approach. In addition, the roads
also would be on a raised mounted plateau to satisfy flooding provisions. The
pedestrian way connection across roads would be by underpass structures. This
would hopefully create a safe and direct distraction from connection for pedestrians
of a l l ages as well as allow more continuity of automobile traffic.
The walks within the pedestrian way were designed as a dual system. It would be
better to have two more narrow walks separated by mounding and plant material
than it would be to have a single wide walkway that does not allow much freedom
of movement.
It is envisioned that one walk would be used mainly by pedestrians while the other
would be used by bicycle riders. It is entirely possible that both would be used by
bicycle r i d e r s , but additional design features could be incorporated at a later stage
to keep them separated. By building two parallel walks it is hoped that more design
flexibility is possible.
The plant material palette for the pedestrian way would essentially be shade trees,
under story trees, evergreens and rough grasses. Their choice requires low
maintenance characteristics, a necessity for an area such as this. Though a
sophisticated maintenance program could be instituted either through a home owners
type association or by private means, a material section and layout which requires
anything more than routine minimal maintenance can quickly deteriorate in quality.
Rough grasses should be chosen so that even if only mowed a few times a year
they would always be presentable.
The use of plant material in combination with mounding is the least expensive way to
create an attractive meaningful environment that would accomplish most of the before
mentioned goals for a pedestrian oriented system of this magnitude.

�TYPICAL PEDESTRIAN WAY

�BERM PLANTING-PEDESTRIAN WAY

�M A L L LANDSCAPING - E X T E R N A L
The internal appearance of the T r i - S e r v i c e Cantonement Area should be one of a
luxuriant vigorous plant growth - - year round - - with the plants protected from the
harsh climatic conditions of the site. This could be accomplished by the use of
abundant evergreen plant materials on the two exposed east and west sides of this
mall. These evergreens would be planted on the soutside of the ring service roads
as shown on the accompanying S E R V I C E ROAD SECTION Drawing.
Therefore, these evergreens on the exterior of the mall are important to the contract
of lush planting that occurs within the mall. The evergreens have the added advantage
of screening out service and other utilitarian elements such as parking, transformers,
service stations, loading docks, etc. , which usually are exposed and tend to detract
from the visual quality of an area. Tsuga Canadensis (Canadian Hemlock) and
Pinus Strobus (White Pine) are the predominant evergreens.
Deciduous trees, however, should be used almost exclusively within the mall area
itself to reflect and emphasize the formal spatial systems. Therefore, the mall
side of the service road w i l l be planted with a formal row at fifty foot spacing of
T i l i a Cordata (Little Leaf Linden) . These trees will also be used within the
mall in bosque-like plantings.

96

�EXTERNAL SERVICE ROAD
MALL AREA

�M A L L LANDSCAPING - INTERNAL
Within the mall, the long axis has, as a terminus to one end, the proposed band
practice building and at the opposite end, the existing troop mess hall. This axis
ties the administrative facilities with the troop support facilities. This strong
axis is illustrated in the two accompanying plans.
Along this axis, the pedestrian way crosses at right angles to the mall. The
pedestrian way's distinctive dual walk-way here shows up as a formal dual walkway.
At this cross axis point, the pedestrian way touches two formal bosque-like plantings
which can become outdoor sitting plazas on pleasant days. At the same time these
formal bosque-like plantings of T i l i a Cordata (Little Leaf Linden) serve as strong
anchors to the proposed use of the band practice building.
As shown on the two accompanying drawings, the long axis of the mall will also use
T i l i a Cordata (Little Leaf Linden); the spacing of Lindens vary because of unidentified
entry points. But the ingredient important here is the alignment of the mall with these
trees on the back edge of the mall in front of the new or existing buildings. This
edge forms the structure of the mall, and the various indentations of the buildings
become unimportant if the trees are in a strong line, and low hedges cr walls are
utilized as a continuous element (and incidentally, create courtyards. )
In short, the internal appearance of the mall will be one of an orderly organizing
element, with deciduous trees used almost exclusively to reflect and emphasize the
formal spatial systems of the buildings. The only exceptions to this should be the
use of small deciduous flowering trees in conjunction with foundation planting and
the use of an occasional specimen tree to complement a courtyard.
As viewed from a distance, this contrast of inside versus outside will provide the
desired distinctive image of the T r i - S e r v i c e Cantonement Area. The effect of
deciduous trees planted in either formal lines or in bosque-like settings, with
evergreens forming a strong edge, as seen over the tops of and between the spaces
of buildings will help to knit the T r i - S e r v i c e Cantonement Area together and aid in
providing the desired impression of invitation. From outside one would almost be
able to sense the lushness, a sort of oasis, protected within the confines of the
project.

98

�LANDSCAPE TREATMENT
MAJOR MALL AXIS

�TRI-SERVICE CANTONEMENT AREA

�LANDSCAPE TREATMENT
MUSIC BUILDING AREA

�TECHNICAL
SOIL CONDITIONS
The soil conditions in this area of Washington are classified as medium to stiff clays.
Although the majority of the future planted areas will receive fill to a certain degree,
the ability to provide good drainage characteristics will be limited. The experience
at other sites in the region has been one of generally poor soil under-drainage due
to these soil types.
One approach to this problem is to import special planting soil for tree planting
operations. This, however, is very expensive and does not solve the underlying
drainage problem completely. As long as f i l l is being used to establish the new
grades, it may be simpler to condition this f i l l soil for planting in the appropriate
areas, then underdrain by preparing special tree pit under-drainage. Provisions
should also be established for pumping out excess water out of the pits when the water
exceeds 6" accumulation in the pits. If done prior to tree planting, this preparation
will assure normal percentage of survival.
Most plant materials found growing in these kinds of soils are poorly formed and
suffer from apparent slow growth. This is primarily because clay soils consist of
large quantities of very fine particles which have insufficient pore space. This
inhibits aeration and drainage and provides resistance to root penetration. The
addition of organic matter or humus making material will improve the structure and
texture of the soil. It will make the soil more friable, thus reducing surface run-off
by allowing easier penetration of rainfall and easier root penetration. It will improve
drainage and provide a better balance of air and water which w i l l in turn provide a
better environment for beneficial bacterial life.
Lawn areas within the pedestrian precinct of the T r i - S e r v i c e Cantonement Area should
have this material worked into at least the top six inches of soil. Tree pits and shrub
beds throughout the Bolling/Anacostia project should be larger than normally recommended and filled with topsoil that is well fortified with humus making material and
slow acting fertilizers. The fertilizers will stimulate faster and better growth by
helping to correct nutrient deficiencies.
Soil improvement projects should be started and carried out thoroughly with grading
operations and the preparation of planting areas prior to planting. It is almost i m possible to do it well after plants have been installed. This may be laborious and
incur a high initial expense but it w i l l provide better plants and continue to produce
them without much additional feeding for a longer period of time than soil not properly
or thoroughly prepared.

102

�S I Z E O F PLANT M A T E R I A L
Much discussion is usually given in trying to decide whether to do small size planting
in groves or large size individual planting treatments. The most flexible design
approach is to choose a smaller size caliper tree. The minimum caliper recommended
for a l l tree species should be not less than 2-1/2" in caliper. Although this size caliper
is an inch larger than most minimum standards it is more easily transplanted with
smaller root ball. It can be replaced readily without sacrificing size over the first
four or five years, yet it has great adaptability, a high survival rate, and sufficient
hardiness to comply with clearance and trimming standards.
The smaller intermediate scale trees and ornamentals contemplated for Boiling /
Anacostia are planned for grove-like planting also. In essence, it is a tighter spacing
than normal, with again a small caliper size, but placed in large broad stroke massing,
in order to define and enrich spaces.

MAINTENANCE CHARACTERISTICS
Once a tree is planted, further low maintenance methods should be employed such as
the use of a good high percentage mixture of peat or humus and a berm saucer of 4
inches placed around the trees in such a way as to divert surface water run-off. By
a l l of these methods, flooding conditions can be minimized in the tree pits. A l l of
the trees chosen in the list are based on the "Street Tree Study for the District of
Columbia" by the Barlett Tree Expert Company, and correlated with the Wallace,
McHarg, Roberts and Todd Preliminary Study for Developing a Comprehensive Plan
for the National Capital Planning Commission with an eye towards two maintenance
tree types.
Since watering without irrigation is a costly and time consuming operation and would
have to be limited to specific areas, we recommend that irrigation only be provided to
all landscaped areas within the pedestrian precinct of a l l the T r i - S e r v i c e Cantonement
Area to create a luxurious effect. A l l plant materials outside that area should be
encouraged to adapt to existing conditions, however, supplemental watering will be
required for the first few years since newly planted material requires more moisture
than existing plants. Anything that can be done to increase or conserve moisture in
these areas or make plants more self-reliant should be done to reduce not only the
work of maintenance but also the cost. This might include surface mulches or the
close planting of material which w i l l expose less open space to the sun's rays and
thus reduce the evaporation rate.

�Irrigation of course i s unavoidable in certain key areas which must have a manicured
attended look. In weighing the comparative merits of manual and automatic irrigation
methods, we feel that the automatic system has far more advantages. A manual
system is normally operated during the day because of the cost of night labor. This
requires an increased amount of water because of the higher evaporation rate during
the day. Manual control also usually means that water will be applied for inaccurate
lengths of time resulting in wasted water and/or injured plants. On the other hand,
an automatic system greatly limits a l l these waste factors. It applies the precise
amount of water needed at a time when the least amount of people will be inconvenienced.
There is also a lower evaporation rate and usually less wind during the evening or early
morning hours. With this type of system one can normally expect a twenty to twentyfive percent savings in the amount of water used.

PLANTING P A L E T T E
As mentioned earlier, the site is at the terminus of a coastal plain ecology. Mixed
Oak, Hickory and Pine forest is generally found within the vicinity of the coastal plain,
In addition to ecological concerns, plants chosen should reflect hardiness and be the
kinds of trees, which once introduced to this environment, will thrive and encourage
a higher order of communities.
Canopy Trees
Species
Quercus Phellos
(Willow Oak)

Spine Road

Zelkova Serrata
(Japanese Zelkova)

Lineal Park

Quercus Borealis
(Red Oak)

Pedestrian Way/Surface
Parking Lots

Quercus Robur
(English Oak)

Pedestrian Way/Lineal
Park

Fagus Grandfolia
(American Beech)

Pedestrian Way/Lineal
Park

T i l i a Cordata
(Little Leaf Linden)

Duncan Street/Tri-Service
Cantonement Area

104

�Platanus Acerifolia
(London Plane Tree)

Primary and Secondary
Roads

Gleditsia Triacanthos
Inermis "Moraine"
(Moraine Honey Locust)

Industrial and Service
Roads

Intermediate Zone Trees
Amelanchier Candensis
(Shadblow Service Berry)

Pedestrian Way

Acer Campestree
(Hedge Maple)

Lineal Park

Acer Ginnala
(Amur Maple)

Lineal Park

Crataegus Phaeno pyrum
(Washington Hawthorne)

Industrial and Service
Roads

Lager stroemia Indica
(Crepe Myrtle)

Mall/Tri-Service
Cantonement Area

Accent Trees and Shrubs
Cornus species
Malus species
Siberian Crabapple
Radiant Crabapple
Prunus Species
Amanogawa Flowering Cherry
Sekiyama Flowering Cherry
Yedoewsis Flowering Cherry
Viburnum Species

�Accent Trees and Shrubs (Cont'd. )
Azalea Species
Ilex Species
Evergreen Trees
Pinus Nigra
(Austrian Pine)
Pinus Strobus
(White Pine)
Tsuga Canadensis
(Canadian Hemlock)

106

��Section Four

SUPPORTING DATA
Building Index
Appendix I
Appendix II
Appendix III
Bibliography

112
115
135
156
161

��BOLLING-ANACOSTIA

�BUILDING INDEX
1. Administration
2. Band Practice Building
3. Parking Structure
4. Bowling Alley
5. Gymnasium
6. Hangar
7. Photo Recon. Lab.
8. Heating Facility Building
9. Heating Facility Building Extension
10. Airmen's Club
11. NCO Academy
12. Squadron Headquarters
13. L i b r a r y , Crafts
14. Dormitory, Medium-Rise
15. Dormitory, High-Rise
16. Dining Hall
17. Dispensary
18. Chapel
19. Officers' Club
20. Officers' Mess
21. BOQ
22. Officers' Mess
23. Base Theatre
24. Base Police
25. Base Administration
26. Commissary
27. Base Exchange
28.
Theatre
29. Sales Outlet
30.
Clothing Store
31.
Cafeteria
32. Post Office
33.
Credit Union
34. Bank
35. Thrift Shop
36. Day Care Center
37. Youth Center
38. Motel
39.
Elementary School
40.
Family Recreation Area
41.
NCO Club
42. Marina
43. Marine Maintenance Shop

44.
45.
46.
47.
48.
49.
50.
51.
52.
53.
54.

55.
56.
57.
58.
59.
60.
61.
62.
63.
64.
65.
66.
67.
68.
69.
70.
71.
72.
73.
74.
75.
76.
77.
78.
79.

Boat Storage
Crash Boat Crew Station
F i r e Station
Unspecified Building
Car Care Center
Car Wash
Gas Station
Auto Hobby Shop
A F Base Engineer, B. E . Maintenance, Auto Maintenance
(Parking on Roof)
Open Storage
USN Public Works Shops, Store
Equipment Shed, Vehicle Maintenance Shed, Auto Maintenance
Shop (USN and USMC)
(Parking on Roof)
PEPCO Substation
USN Filling Station
USAF Filling Station
A F Warehouse
USN Ready Issue Warehouse
USN Exchange Warehouse
Naval Photographic Center
USN/USMC Reserve Training Center
Junior High School
North Recreation Area
Troop Recreation Area
Family Housing Area I
Senior NCO Housing Area
Family Housing Area I I
Family Housing Area I I I
Family Housing Area IV
Family Housing Area V
Family Housing Area V I
Senior Officers' Quarters
General Officers' Quarters
Defense Office Building
DOB Parking
Cyclotron
Naval Research Laboratory
Blue Plains Sewage Treatment
Plant

��n

APPENDIX I

�BOLLING/ANACOSTIA MASTER PLAN
APPENDIX I - SUPPORTING DATA

SUMMARY:

COMPONENT S I T E AREAS
142.47 ACRES

T R I - S E R V I C E CANTONEMENT AREA
I N D U S T R I A L / T E C H N I C A L COMPLEX

74.21

COMMUNITY

33.35

CENTER

SOUTH NEIGHBORHOOD

CENTER

6.26

NORTH NEIGHBORHOOD

CENTER

6. 11
SUB- T O T A L

262.40 ACRES
55.00

OFFICERS" HOUSING A R E A
SOUTH COMMUNITY

203.13

NORTH COMMUNITY

114. 06
9. 13

SENIOR NCO HOUSING A R E A
SUB- T O T A L

381.32 ACRES

OPE RATIONAL MARINA

14.43

SOUTH F A M I L Y R E C R E A T I O N A R E A

23.64

NORTH F A M I L Y RECREATION A R E A

24.70

WEST TROOP R E C R E A T I O N A R E A

37.31

NORTH R E C R F A T I O N A R E A

19. 11
SUB- •TOTAL

JUNIOR HIGH SCHOOL

119. 19 A C R E S
24.00

T O T A L N E T A R E A (Exclusive of Portland St.&amp; main spine road)

786.91 ACRES

T O T A L GROSS A R E A

801.40 ACRES

�D E F E N S E O F F I C E BUILDING S I T E
(less area required for road realignment)
SUB-TOTAL

109.93 A C R E S
58. 83

B E L L E V U E HOUSING A R E A

129.24

N A V A L R E S E A R C H LABORATORY

8.08

NAVY CYCLOTRON
SUB-TOTAL
SUMMARY:

114.31 ACRES
4.38

196. 15 A C R E S

HOUSING UNITS
24 DU
19
43 DU

Existing
Proposed

8 DU
32

SUB-TOTAL

SENIOR O F F I C E R S ' QUARTERS

Existing
Proposed
SUB-TOTAL

G E N E R A L O F F I C E R S ' QUARTERS

40 DU

F I E L D GRADE OFFICERS* QUARTERS Proposed

221 DU

CO. GRADE O F F I C E R S ' QUARTERS

Proposed

286 DU

SENIOR NCO QUARTERS

Proposed

3 DU

NCO QUARTERS

Existing
Proposed

300 DU
41

SUB-TOTAL

341 DU

Proposed

326

SUB-TOTAL

667 DU

Proposed

688 DU

EXISTING

332 DU

NCO &amp; E N L I S T E D MENS' QUARTERS
T O T A L F A M I L Y HOUSING UNITS

PROPOSED

1,616

TOTAL

1,948 DU

117

�NON-FAMILY HOUSING
BOQ

1, 100 MN

DORMITORY - AIRMEN

Existing
Proposed

1, 100 MN
2,376

SUB-TOTAL

3, 476 MN

TOTAL

4, 576 MN

SUMMARY: PARKING
NON-HOUSING

STRUCTURED
DECKED
OPEN

350 CARS
5,798
3,343
SUB-TOTAL

HOUSING

COVERED
OPEN

1, 634 CARS
922
SUB-TOTAL
TOTAL

118

9,491 CARS

2,556 CARS
12, 047 CARS

�EXISTING COMPONENT S I T E A R E A S
333.81 A C R E S
34.40

U. S. N A V A L STATION
(less area returned to District of Columbia)
TOTAL

299.41 A C R E S

includes: Naval Photographic Center 10 A C R E S
HMX - 1
50 A C R E S
114.31 A C R E S

D E F E N S E O F F I C E BUILDING S I T E
BOLLING A I R F O R C E BASE
including easement
excluding right-of-way
Baltimore and Ohio Railroad
Alexandria Branch Line
excluding D. C . sewer area

620. 00 A C R E S

9. 33 A C R E S
4. 41
2. 02

(less proposed Urban Renewal Area)
proposed r i v e r crossing

252. 40 A C R E S
10. 89
9.42

TOTAL

20. 31 A C R E S
38.98
5.38

proposed N R L expansion
TOTAL

44.36 A C R E S

as per 1965 NCPC approved plan

302. 89 A C R E S

as per 1969 A i r Force Scheme I I I

410. 00 A C R E S

B E L L E V U E HOUSING
(less N R L expansion area)
N A V A L R E S E A R C H LABORATORY
includes PEPCO easement
plus miscellaneous additions

17.41 A C R E S

103. 37 A C R E S
1. 00 A C R E S
TOTAL

T O T A L A R E A BOLLING/ANACOSTIA

58. 83 ACRES
41.42

25. 87
129.24 A C R E S
1,107.48 A C R E S

119

�T R I - S E R V I C E CANTONEMENT A R E A
HEADQUARTERS ADMINISTRATION A R E A
EXISTING:

53. 87 ACRES

Administration Facility - Building #20
Parking - Open

4.90 ACRES

GROSS A R E A
PROPOSED:

64, 128 S F
150 CARS

799,000 S F
82,000

Headquarters Administration Complex
Band Practice Facility - USAF
TOTAL
PARKING: Decked (2 levels)
Structured (Under HQ Complex)
TOTAL

881, 000 S F
2,472 CARS
350
2, 822 CARS
48.97 A C R E S

GROSS A R E A

65.55 A C R E S

TROOP SUPPORT A R E A
Dispensary - USAF
Dormitory - Airmen
Dining Hall - Airmen
proposed expansion

1,100 MN
1,500 MN
1,500

37, 680 S F
180,000
18, 600 S F
9,000

SUB-TOTAL

EXISTING:

3, 000 MN

27,600 S F

HQ Squadron
proposed expansion

22,172 SF
18, 000

SUB-TOTAL

40, 172 S F

Bowling Alley
proposed expansion

16 lanes
16 lanes

13, 600 S F
14, 000

SUB-TOTAL

32 lanes

27, 600 S F

Service Club - Airmen

120

27,800 S F

�Photo Lab Reconnaissance
Heating Facility Building
Gymnasium (in converted hanger)

10, 432 S F
12,068
46,230
TOTAL

PROPOSED:

Lowrise Dormitories - Airmen
11 three-story structures @
216 MN
@ 30, 000 S F

409,582 S F
2,376 MN
330, 000 S F

Chapel Center - 400 seats
Library and Craft Hobby Shop
NCO Adademy - USAF

18,500 S F
45,000
27, 800
TOTAL

421,300 S F

GRAND T O T A L

830, 882 S F

PARKING: Decked (2 levels)
Open

2,292 CARS
223
TOTAL

RECREATIONAL FACILITIES:
Exterior - Softball Fields
Swimming Pool

2
1

O F F I C E R S ' CLUB - BOQ A R E A
EXISTING:

23. 05 A C R E S

Officers' Club
Officers' Open Mess
Recreational Facility

73,819 S F
6,262
11,546
SUB- •TOTAL

PROPOSED:

2,515 CARS

91,627 S F
343,700 S F
21,300

BOQ - 1,100 MN
Recreational Facility
SUB-•TOTAL

365, 000 S F

TOTAL

456, 627 S F

121

�PARKING: Open - BOQ
252 CARS
Officers' Club/Recreational Facilities 214
TOTAL

466 CARS

RECREATIONAL FACILITIES:
Exterior - Tennis Courts
Swimming Pools

4
2

SUMMARY
T O T A L EXISTING CONSTRUCTION TO REMAIN

478, 107 S F

T O T A L PROPOSED EXPANSION &amp; CONVERSION

87,230 S F
1,667,300 S F

T O T A L PROPOSED CONSTRUCTION
GRAND T O T A L
T O T A L PARKING:

T O T A L HOUSING:

350 CARS
4,764
839

Structured
Decked (2 levels)
Open
.

2,245,147 S F

GRAND T O T A L

5,903 CARS

Dormitories - Airmen
Existing:
Proposed:

1,100 MN
2,376

180, 000 S F
330,000

SUB-TOTAL

3, 476 MN

510, 000 S F

BOQ

1,100 MN

343,700 S F

TOTAL

4,576 MN

853,700 S F

T O T A L GROSS A R E A T R I - S E R V I C E

CANTONEMENT A R E A

142.47 ACRES

NOTE: A l l facilities are for Consolidated Services unless otherwise noted.

122

�I N D U S T R I A L / T E C H N I C A L COMPLEX
NAVAL PHOTOGRAPHIC C E N T E R S I T E

10. 00 A C R E S
140, 376 S F
14, 000

Existing Building to Remain
Proposed Warehouse Annex

347 CARS

PARKING: Open

7.92 ACRES

USN/USMC R E S E R V E TRAINING C E N T E R S I T E

84, 000 SF
3. 00 A C R E S

Proposed Building
Open Training Area

81 CARS

PARKING: Open

66.29 A C R E S

MAINTENANCE A R E A
PROPOSED:

USN S T R U C T U R E
Public Works Shops
Public Works Shops Store
Pavement and Grounds Equipment Shed
Vehicle Maintenance Shed
Auto Maintenance Shop - USN
Auto Maintenance Shop - USMC
SUB-TOTAL
USAF S T R U C T U R E
Base Engineering Administration
BE Pavement and Grounds Facility
BE Shed Storage - Lumber
BE Storage - Covered
BE Maintenance Shop
Supplies and Equipment Shed
Miscellaneous Storage
Auto Maintenance Shop - USAF

41,700 SF
16, 000
10, 000
16, 800
25,620
12,090
122,210 SF
15,061 SF
6, 400
1,500
14,362
15,977
13,250
2,520
38,382

SUB-TOTAL
Exchange Warehouse - USN
Warehouse Ready Issue - USN
(including Btn. Whse. USMC - 7,910 S F )
Warehouse - Supplies &amp; Equipment - USAF

107,452 S F
60, 000 S F
352,910 SF
106, 370 S F

123

�Filling Station - 6 island - USN
Filling Station - 6 island - USAF
Filling Station - 11 island - CONS
Car Wash - 5 bays
Car Care Center
F i r e Station

2, 600 S F
2,600
4,950
11,400
10,400

PEPCO Substation - 200* x 200' x 90'
Non-Specified Buildings - one @ 108, 000 S F
SUB-TOTAL

108,000
659,230 S F
459 CARS
575

PARKING: Roof - USN Structure
USAF Structure
SUB-TOTAL

1,034 CARS
172

Open
TOTAL
ADDITIONAL OPEN STORAGE (UNCOVERED)

1,206 CARS
124, 800 S F

SUMMARY
T O T A L EXISTING CONSTRUCTION TO REMAIN
T O T A L EXPANSION PROPOSED TO EXISTING F A C I L I T I E S

GRAND T O T A L

1,127,268 S F
1, 034 CARS
600

ROOF
OPEN
GRAND T O T A L

T O T A L GROSS A R E A I N D U S T R I A L / T E C H N I C A L COMPLEX

124

14, 000 S F
972, 892 S F

T O T A L PROPOSED CONSTRUCTION

T O T A L PARKING:

140,376 S F

1, 634 CARS
74.21 A C R E S

�COMMUNITY C E N T E R
PROPOSED:

Commissary
Base Exchange
Sales Outlets and Clothing Store
Theatre - 500 seats
Cafeteria
\
Post Office
Credit Union
1
Bank
Thrift Shop
Day Care Center
Youth Center
Gas Station - 6 islands
Motel - 125 UNITS - 3 Increments @ 21 , 000 S F ea.
PARKING:
Open - Commissary, Base Exchange,
Motel Units

TOTAL

296, 050 SF
1,080 CARS
118

TOTAL
GROSS A R E A

104,200 S F
54,200
13,300
8,700
7,500
6,300
4, 800
4,800
4, 800
9,600
12, 600
2,250
63,000

1,198 CARS
33.35 A C R E S

SOUTH NEIGHBORHOOD C E N T E R
PROPOSED:

Elementary School (Gross Area)
PARKING: Open
GROSS A R E A

6.26 A C R E S
90 CARS
6.26 A C R E S

NORTH NEIGHBORHOOD C E N T E R
PROPOSED:

Elementary School
Chapel
PARKING: Open
GROSS A R E A

92 CARS
6.11 A C R E S

125

�F A M I L Y HOUSING
OFFICER'S AREA
NORTH COMPONENT
D E T A C H E D HOUSES - G E N E R A L O F F I C E R S ' QUARTERS
EXISTING:

11 DU @ 2.7 D U / A C R E (net)
2.2 D U / A C R E (gross)

32,516 S F

2,956 S F (gross)

21 CARS
4,928 S F

Parking:

7 Garage Units @ 3 cars
704 S F

PROPOSED:

6 DU @ 3.2 D U / A C R E (net)
1.7 D U / A C R E (gross)

6 Attached Garage Units @ 1 c a r
240 S F

EXISTING NON-HOUSING:

4. 1 A C R E S
12,600 S F

2,100 S F (net)
Parking:

4.9 ACRES

Security Police Building
Base Theatre - 460 seats
SUB-TOTAL

6 CARS
1,440 S F
6,448 S F
8,160
14, 608 S F

S U B - T O T A L EXISTING CONSTRUCTION TO REMAIN (GROSS)

52,052 S F

S U B - T O T A L PROPOSED CONSTRUCTION ( N E T )

14, 040 S F

S U B - T O T A L PARKING

27 CARS
100

Covered
Open
TOTAL

S U B - T O T A L GROSS A R E A

126

127 CARS
14. 88 ACRES

�SOUTH COMPONENT
D E T A C H E D HOUSES - G E N E R A L O F F I C E R S '
EXISTING:

QUARTERS

13 DU @ 2.0 D U / A C R E (net)
1.2 D U / A C R E (gross)

10. 9 A C R E S
26,466 SF
5,584

11 DU @ 2,406 S F (gross)
2 DU @ 2,792 S F (gross)
SUB-TOTAL
Parking:

SUB-TOTALS

6
1
1
2

••-

2
4
4
5

car
car
car
car

506 S F
- 1,006 S F
952 S F
- 1, 850 S F

Garage
Garage
Garage
Garage

32,050 SF
3,036 SF
1,006
952
3,700

Units
Unit
Unit
Units

8,694 SF

30 CARS

13

Miscellaneous Recreation Facilities:
PROPOSED:

13 DU @ 1.1 D U / A C R E (net)
2.2 D U / A C R E (gross)

5.9 ACRES
27,300 SF

2,100 S F (net)
Parking:

13 CARS
3,120 S F

13 Attached Garage Units @ 1 car
240 S F

8

Miscellaneous Recreation Facilities
S E M I - D E T A C H E D HOUSES - SENIOR O F F I C E R S '
EXISTING:

8 DU @ 6.5 D U / A C R E (net)
4.2 D U / A C R E (gross)
3,910 S F (gross)

Parking:
PROPOSED:

1 Garage Unit @ 5 cars
1,850 S F

QUARTERS
1. 9 ACRES
15, 640 S F
5 CARS
1,850 SF

32 DU @ 3.9 D U / A C R E (net)
2.2 D U / A C R E (gross)
1,670 S F (net)

53,440 S F

127

�Parking:

16 Attached Garage Units @ 2 cars
400 S F

32 CARS
6,400 SF

SUB- •TOTAL EXISTING CONSTRUCTION TO REMAIN (GROSS)

58,234 SF

SUB- T O T A L PROPOSED CONSTRUCTION ( N E T )

90,260 SF

SUB- T O T A L PARKING

80 CARS

Covered

40. 12 ACRES

SUB- T O T A L GROSS AREA

SUMMARY
T O T A L EXISTING CONSTRUCTION TO REMAIN

110,286 SF

T O T A L PROPOSED CONSTRUCTION

104,300 SF
GRAND T O T A L

T O T A L EXISTING HOUSING UNITS

General Officers
Senior Officers
TOTAL

T O T A L PROPOSED HOUSING UNITS

General Officers
Senior Officers

214,586 SF
24 DU
8 DU
32 DU
19 DU
32 DU

TOTAL
GRAND T O T A L
T O T A L PARKING - GARAGE UNITS

51 DU
83 DU
56 CARS
51

Existing
Proposed
TOTAL

T O T A L GROSS AREA

128

107

CARS

55. 00 ACRES

�F A M I L Y HOUSING
SOUTH COMMUNITY
AREA I - ROWHOUSES - F I E L D GRADE O F F I C E R S '
PROPOSED:

QUARTERS

221 DU @ 8.7 D U / A C R E (net)
4. 1 D U / A C R E (gross)

49.32 ACRES

@ 1,400 S F (net) for 4 BR Units

1,354 S F (net) for 3 BR Units
( Unit mix to be determined )

A R E A I I - ROWHOUSES - NCO QUARTERS
EXISTING:
PROPOSED:

300 DU @ 9. 1 D U / A C R E (net)
6. 8 D U / A C R E (gross)
41 DU @ 10.6 D U / A C R E (net)
6.4 D U / A C R E (gross)

43.97 ACRES
6. 40 ACRES

@ 1,250

S F (net) for 4 BR Units
1,080 S F (net) for 3 BR Units
1,000 S F (net) for 2 BR Units
( Unit mix to be determined )

TOTAL

341 DU

A R E A I I I - ROWHOUSES
PROPOSED:

- NCO QUARTERS

326 DU @ 10.5 D U / A C R E (net)
5.8 D U / A C R E (gross)

A R E A IV - COMPANY GRADE O F F I C E R S '
PROPOSED:

55. 89 ACRES

QUARTERS

286 DU @ 10.8 D U / A C R E (net)
6.0 D U / A C R E (gross)
@ 1,361 S F (net) for 4 BR Units

1,250 S F (net) for 3 BR Units
1,080 S F (net) for 2 BR Units
( Unit mix to be determined )

47. 55 ACRES

�T O T A L SOUTH

COMMUNITY
203.13 ACRES

1, 174 DU
EXISTING:

Open

377 CARS

PROPOSED:

PARKING

Open
@ 1 CAR/DU
Covered @ 1 C A R / D U
Open
@,,5 C A R / D U

41
833
437

TOTAL

NORTH

1,688 CARS

COMMUNITY
A R E A V - NCO &amp; E N L I S T E D MENS' QUARTERS - MIXED BY C L U S T E R
PROPOSED:

301 DU @ 9. 8 D U / A C R E (net)
5.8 D U / A C R E (gross)
@ 1,250
1,080
1,000
( Unit

52. 18 ACRES

S F (net) for 4 BR Units
S F (net) for 3 BR Units
S F (net) for 2 BR Units
mix to be determined )

A R E A V I - NCO &amp; E N L I S T E D MENS' QUARTERS
PROPOSED:

T O T A L NORTH

- MIXED BY C L U S T E R

387 DU @ 9. 5 D U / A C R E (net)
6.2 D U / A C R E (gross)

61. 88 ACRES

COMMUNITY
114.06 ACRES

688 DU

130

PROPOSED:

Covered @ 1 C A R / D U
Open
@.5 C A R / D U

688 CARS
344

TOTAL

PARKING

1,032 CARS

�SENIOR NCO HOUSING AREA
D E T A C H E D HOUSES - SENIOR NCO QUARTERS
PROPOSED:

3 DU @ 3.0 D U / A C R E (net)
1.8 D U / A C R E (gross)
1,670

Parking:

5,010

S F (net)

3 Detached Garage Units @ 2 cars
400 S F

SF

6 CARS
1,200 SF
15,600 SF

NCO Club
Parking:

1. 67 ACRES

21 CARS

Open

9. 13 ACRES

T O T A L GROSS A R E A
RECREATIONAL FACILITIES

Softball Field

1

OPERATIONAL MARINA AREA
EXISTING:

280 SF
1,066
6,308
1,200

Crash Boat Crew Station
Marine Maintenance
Boat Storage
Boat Storage
SUB-TOTAL

PROPOSED:

16,200 SF

Marine Maintenance Shop
TOTAL

Parking:

25,054 SF
27 CARS

Open

T O T A L GROSS AREA

8,854 SF

(including Marina)

14. 43 ACRES

131

�SOUTH F A M I L Y R E C R E A T I O N AREA
PROPOSED:

Family Recreation

Center

Exterior Recreation Facilities:
Swimming Pool
Wading Pool
Playfields
Picnic Grounds
PARKING:

14,400

1
1

72

Open

23. 64

GROSS AREA

SF

CARS
ACRES

NORTH F A M I L Y R E C R E A T I O N AREA
PROPOSED:

Family Recreation

Center

Exterior Recreation Facilities
Swimming Pool
Wading Pool
Playfields
Picnic Grounds
PARKING:

Open

14,400

1
1

132
24. 70

GROSS AREA

SF

CARS
ACRES

TROOP R E C R E A T I O N A R E A
PROPOSED:

Exterior Recreation Facilities:
Softball Fields
Tennis Courts
Basketball Courts
Volleyball Courts
Baseball Field
Football Field
PARKING:

Open

GROSS AREA

132

5
8
8
16
1
1
204
37.31

CARS
ACRES

�NORTH R E C R E A T I O N AREA
PROPOSED:

(ADJACENT TO JUNIOR HIGH SCHOOL)

Exterior Recreation Facilities
Softball Fields
Basketball Courts
Volleyball Courts
PARKING:

Open

1
4
8
16
19. 11

GROSS AREA

CARS
ACRES

JUNIOR HIGH SCHOOL
PARKING:

GROSS AREA

68

CARS

24

Open

ACRES

D E F E N S E O F F I C E BUILDING
Building Area (gross)
Office Space (net)

2,800,000
1,522,000

SF

PARKING

1,000,000

SF

-

3

levels

GROSS S I T E AREA

109.93

ACRES

133

��APPENDIX II

�T R A F F I C ANALYSIS
Basic assumptions in determining peak hour traffic volumes entering and leaving the
Base were as follows:
1.

Assumptions regarding the exterior freeway system and employee trip
distribution were based on the Voorhees study of 1965 for the Defense
Office Building as shown on Figure I .

2.

Existing peak hour traffic volumes were determined from cordon counts
conducted in December 1971. These are shown in Figure II. To do this
update of traffic conditions, a line was drawn around Boiling A i r Force Base
including the Naval Research Laboratory. A l l traffic crossing this cordon
line was counted for both in and out movements. The counts were taken on
the same day from 6:30 to 9:00 A. M. and from 4:00 to 6:00 P. M. In addition,
intersection counts were taken at Portland Street, Chesapeake Street and the
NRL Interchange (Laboratory Road). These counts, showing a l l existing
turning movements for both A. M. and P. M. peak hours, are diagrammed
in Figures 6 through 13.
The cordon counts were used in forecasting future volumes; the intersection
counts were used to develop required future modifications to intersections at
each entrance. It was assumed that traffic destined for NRL entered and
exited at the Chesapeake and Laboratory entrances.

3.

Using the existing counts, the following factors were developed for projecting
the external evening peak hour traffic generated by the expanded base facilities:
Non-resident parking spaces
Residential family
Resident non-family
Community Center -

0.
0.
0.
0.
0.
0.

4 trip/parking space outbound
06 trip/parking space inbound
50 trip/unit inbound
25 trip/unit outbound
25 trip/unit inbound
125 trip/unit outbound

External
(outside of base) 450 trips inbound and 450 outbound
Internal
(on base)
450 trips each way between Community Center &amp; residential areas.

Table I indicates future external trips resulting from these factors.

136

�4.

No increase in traffic volume was assumed for N R L .

5.

The above ratios were used to project the traffic generated by the end position
base loading shown in the Master Plan. Table I I gives these volumes at the
access points under several combinations of the alternative access distributions. Distribution " A - A " is assumed to be most representative of current
conditions. The volumes at the access points and the traffic generated on
principal external access routes is shown in Figure III.

6.

The volumes generated by various areas of the base were assigned to the
internal road system to develop the functional design shown on the Master
Plan. Existing volumes plus generated volumes where applicable along with
lane requirements are shown in Figures 4 through 13. The lanes shown for
each intersection are sufficient to provide operations at design volumes as
shown by the C R I T I C A L MOVEMENT TABULATION.

7.

No effort was made to re-evaluate DOB traffic or access.

137

�TABLE I
F U T U R E E X T E R N A L TRIPS

TRIPS
PM PEAK HOUR
IN
Res. Family

-

2046 Units*

Res. Non-Family 4576 Units
L e s s Internal T r i p s

0. 50

1020

0. 25

0. 25

1140
-450

0. 125

Res. External T r i p s
Non-Residential

-

8319 Parking Spaces*

OUT

500

570
-450
= 630

= 1710
0. 06

510

0. 40

3330

- 3960

Subtotal External
Plus External Shopping

= 2210
450

Total Ext. A. F . a Traffic
Plus NRL Traffic (Existing)

= 2660
305

= 4410
1960

Total Future T r i p s

= 2965

= 6370

*

138

NOTE:

450

These numbers were used to develop generated traffic and trip
distribution. Existing traffic used in the intersectional analyses
was obtained from the intersectional counts.

�TABLE II
PEAK HOUR VOLUMES A T ACCESS POINTS UNDER A L T E R N A T I V E DISTRIBUTION
ASSUMPTIONS*
E X C L U S I V E OF N R L T R A F F I C
DISTRIBUTION
(Fig. I )
TOTAL
IN
OUT

NRL I N T E R C H A N G E /
CHESAPEAKE

PORTLAND

STERLING

A

A

7070
100%

1812
26%

2925
41%

2334
33%

A

B

7070
100%

1469
21%

2855
40%

2746
39%

B

A

7070
100%

1700
24%

2875
41%

2496
35%

B

B

7070
100%

1357
19%

2805
40%

2908
41%

PORTLAND

STERLING

INCLUDING NRL T R A F F I C
DISTRIBUTION
TOTAL
IN
OUT

NRL I N T E R C H A N G E /
CHESAPEAKE

A

A

9335
100%

4077
44%

2925
31%

2334
25%

A

B

9335
100%

3734
40%

2855
31%

2746
29%

B

A

9335
100%

3965
42%

2875
31%

2496
27%

B

B

9335
100%

3622
39%

2805
30%

2908
31%

139

�ALTERNATIVE A

ALTERNATIVE B

�Existing Peak Hour T r a f f i c
Entering and Leaving Base
X X X P .M . Peak Hour
( X X X ) A .M . Peak Hour
Source: Counts by T r a f f i c Consultant

��Generated Volumes on External
Road System and at Base Access
Points - P .M . Peak Hour
1

1

Based on Distribution Alternative AA

�SPINE- PORTLAND
C R I T I C A L . M o v e M e ^ TAfcOUATiow

�PORTLAND-W. DUNCAN

145

�NRL
CRITX^AU MOVEMESJT TAftOtAllONl

AA

146

�NRL
AA

97

CRfTICAU M O V E M E N T TABUlAnoO

�8

CHESAPEAKE
C R i T i a L MCVENieMT W^LATIONJ

148

�CHESAPEAKE

B9
CRITICAL- MCV&amp;MQOT l^THXAnoM

AA

149

�10
AA

150

PORTLAND

�PORTLAND
AA

911

�912

FIRTH STIRLING
CRITICAL. MOV6MI5MT W ^ - X A J ' O K i

AA

152

�FIRTH STIRLING

013
MOVEMENT TATUXWOti

AA

153

�APPENDIX III

�APPENDIX I I I
A F - NAVY CONSTRUCTION PROGRAM
S I T E PREPARATION AND DEMOLITION SCHEDULE
PROJECT

SCOPE

*

NCO Club

19000 S F

*

DOB

Phased

*

Composite
Exchange (NAF)
Bowling Alley

LS
13532 S F

Utilities

LS

VOQ

200 MN

Auto Maint. &amp;
Veh. Parking

38400 S F

Library

8800 SF

*

*

*

(l)

Supply Warehouse

*

100,000 S F

Supply Open
Storage
Theatre (NAF)

LS
500 Seats
9000 SF
60000 S F

Motel (125 units)

63000 S F

AVY

Re ctn. Hobby
Shop
Navy Exchange
Warehouse (2)

*

Z

156

1974

1973
Prepare site, extend
utilities &amp; access r d .
Demolish structures,
prepare site, extend
utilities &amp; access r d .
Prepare site, extend
utilities &amp; access r d .
Prepare site, extend
utilities &amp; access r d .

Demolish Bldgs. 416,
417, 418, 419, 421, 426,
427, 428. Prepare site,
extend utilities &amp; access
rd.
Prepare site, extend
utilities &amp; access r d . ,
check elec.power supply
Demolish Bldg. 520,
prepare site, extend
utilities &amp; access r d .
Demolish structures
727,160 &amp; 158, prepare
site, extend utilities
and access r d .
Prepare site, extend
utilities &amp; access r d .
Prepare site, extend
utilities &amp; access r d .
Demolish Bldg. 520,
prepare site, extend
utilities &amp; access r d .
Demolish structures
T - 4 , 155, prepare site,
extend utilities &amp; access
rd.
Prepare site, extend
utilities &amp; access r d .

�PROJECT

SCOPE

Band Practice

90000 S F

NCO Academy (3)

7000 S F

Civil Engr.

40000 S F

Civil Engr.
Open Storage

LS

F i r e Station

4 ST

Utilities
NCO Club Add'n.
Rectn Courts (NAF)

LS
7000 S F
LS
LS

NAVY

Car Care Center
(NAF)
Filling Station

2600 S F

Add'n to NPC

14000 S F

*

Admin. Bldg.

180, 000 S F

*

Dormitory

500 MN

Utilities
Swimming Pool
(NAF)
Child Care Center
(NAF)
Site Development
Public Works Shop

LS
12332 S F

*

*
*
*

NAV

*

10500 S F
LS
122, 210 S F

1975

1976

Prepare site, extend
utilities &amp; access r d .
Prepare site, extend
utilities &amp; access r d .
Prepare site, extend
utilities &amp; access r d .
check elec.power
supply
Prepare site, extend
utilities &amp; access r d . ,
check elec. power
supply
Prepare site, extend
utilities &amp; access r d .
Provision made in 1973
Remove DOB f i l l
prepare site
Prepare site, extend
utilities &amp; access r d .
Prepare site, extend
utilities &amp; access r d .
Demolish structure 171,
prepare site
Prepare
utilities
Prepare
utilities

site, extend
&amp; access r d .
site, extend
&amp; access r d .

Prepare
utilities
Prepare
utilities

site, extend
&amp; access r d .
site, extend
&amp; access r d .

Prepare site, extend
utilities &amp; access r d .

157

�PROJECT

SCOPE

*

Marina Facility (4)

LS

*

Clothing Sales
Post Office
Education Center
Utilities
Adminis tration
Bldg.

10, 600 S F
6,500 S F
19,800 S F
LS
90,000 S F

VOQ

200 Men

T L Q (NAF)
Ready Issue
Warehouse (5)

60 units
352, 910 S F

USN/USMC
Reserve T r a i n ing Center

84,000 S F

*
*

*

*

*
*

Addn to Dispensary/
Dental Clinic
Conference Center 40,000 S F
Dormitory
Commissary

1, 376 Man
96,000 S F

*

Administration
Facility
Gymnasium

540, 000 S F

158

UNPROGRAMMED

Demolish structures
925,928,924,950,
prepare site
Prepare site
Prepare site
Prepare site
Demolish structures
19,515,516,517,518,
Prepare site
Demolish Structures
422,424,425,429,431,
54. Prepare site,
extend access r d s .
Prepare site
Demolish Structures
157,151,16l( ), 150,
154,155,164,156,162,
163(5), prepare site
5

*
*

*

1977

45,000 S F

Prepare site, extend
utilities and access r d .
Demolish Structure
17
Demolish Structure
415. Remodel Hangar
#1
Prepare site
Relocate from Hangar
#2
Demolish Structures
5,16,14 . Prepare site
Relocate Commissary
from Hangar #2 . R e model Hangar #2.
Structure 15 can then
be demolished to allow
parking structure construction

�r

*
*

*

*

*
*

*

Dining Hall
Addition
Chapel

Req'd. upon Dormitory
Completion
Prepare site, construct
in connection w . north
elementary school
complex

LS

Parking Structures

Utilities
VOQ
Mogas Storage
Site Development
Family Rectn
Center (NAF)
Senior Officers
Housing

Other Housing

Three structures
on spine road can be
phased as req'd. Two
structures on Duncan
A v e . require demolition of structures 10,
11,12, 502,13, 41,15, 504,
503,501,500. Also
structures 3 , 8 , 9 , 4 3 .
Structure 15 cannot be
demolished until
Commissary is r e located.
700 man
LS
LS
LS
LS

LS

Prepare site
Prepare site
Prepare site, extend
utilities &amp; access r d .
Demolish structure
626 upon completion
of composite exchange,
demolish structures
409,410,412 upon completion of admin. space
Demolish m i s c . structures, remove trailer
park, relocate HMX-1,
prepare sites, extend
utilities &amp; access rds ,

Navy/Air Force Joint Utilization
Footnotes:
1 . ) May be combined with NCO Academy.
2.) W i l l demolish NPC storage facility prior to programming NPC replacement.
3 .) May include L i b r a r y .
4.) Retain sewage pumping station.
5 .) New Pepco substation must be in place .
*

159

��BIBLIOGRAPHY

�B A L T E R , Robert B.
(Soil and Foundation Consultant, Inc. )
Housing Area.

Boiling A i r Force Base, Washington, D. C.

May 1968.

F I F T Y - S E V E N T H CONGRESS, F I R S T SESSION, S E N A T E REPORT NO. 166
The Improvement of the Park System of the District of Columbia.

1906.

F R E D E R I C K , Ralph H.
"The Climate of Washington. "
Journal of the Washington Academy of Sciences.

Vol. 54 (1964), pp. 183-191.

H A Y E S , S E A Y , M A T T E R N AND M A T T E R N
(Architects and Engineers)
Subsurface Investigation Report.
June 1971.

Boiling A i r Force Base, Washington, D. C.

KLING, Vincent G. and Associates
(Architects)
Comprehensive Development Plan
Bolling/Anacostia Military Activities, Boiling A i r Force Base, Washington, D.
LUCKMAN, Charles and Associates
(Planning-Architecture/New York, Los Angeles)
and
PARSONS, BRINCKERHOF, QUADE &amp; DOUGLAS
(Consulting Engineers, New York)
Master Plan. Soils and Foundation Study. Boiling A i r Force Base,
U. S. NavaT Station, Washington, D. C. August 1962.

162

�MUESER, R U T L E D G E , WENTWORTH &amp; JOHNSTON
(Consulting Engineers, New York)
Report on Site Development for Foundations.
November 18, 1966.

Anacostia/Boiling Survey Area.

NATIONAL CAPITAL PLANNING COMMISSION
Elements of the Comprehensive Plan for the National Capital. 1968.
POTOMAC PLANNING TASK F O R C E , Report of
T H E POTOMAC. Prepared for the Department of the Interior by the
Potomac Planning Task Force, assembled by the American Institute of
Architects. United States Government Printing Office. Washington, 1967.
SHANNON &amp; WILSON, INC.
(Soil Mechanics and Foundation Engineer)
Foundation Investigation. Defense Office Building. Boiling A i r Force Base,
Washington, D. C.
Seattle, Washington, November, 1967.
UNITED S T A T E S DEPARTMENT OF T H E ARMY, CORPS OF ENGINEERS
Flood Protection of the U. S. Naval Station, Boiling A i r Force Base,
U. S. Botanic Garden and the District of Columbia Tree Nursery.
Operation and Maintenance Manual. U. S. Naval Station and Vicinity.
Washington, D. C.
Section I , Project Information.

163

�UNITED S T A T E S DEPARTMENT OF COMMERCE
(National Oceanic and Atmospheric Administration Environmental
Data Service)
Local Climatological Data. Annual Summary with Comparative Data.
Washington, D. C. , National Airport, 1970.
The Climatic Handbook for Washington, D. C.
"Weather Bureau Technical Paper No. 8"
United States Government Printing Office.

Washington,

1949.

UNITED S T A T E S DEPARTMENT OF D E F E N S E
A Proposed Plan for Department of Defense Facilities in the National
Capital Region. March 1971.
UNITED S T A T E S DEPARTMENT OF T H E INTERIOR
(Bureau of Outdoor Recreation)
The Potomac - A Model Estuary.

July 1970.

UNITED S T A T E S DEPARTMENT OF T H E NAVY
Civil Engineering Design Manual Number NAVFAC DM-5. January 1969.
Facility Planning Factors for Naval Shore Activities Number NAVFAC P-80.
January 1967.
Master Plan for Navy and Marine Corps Facilities in the National Capital
Region.
WARD, Joseph S. and Associates
(Consulting Soils and Foundation Engineers)
Report on Preliminary Soils and Foundation Investigation. Housing Boiling A i r Force Base, Washington, D. C. 91 Roseland Avenue,
Caldwell, New Jersey. February 1965.

164

�n

n

��CREDITS
K E Y E S , LETHBRIDGE &amp; CONDON, A R C H I T E C T S AND PLANNERS
Francis D . Lethbridge, F A I A , Partner-in-Charge
C o l d e n l ' H . R . Florance, A I A , Project Director
Anne Vytlacil, A I A , Project Coordinator
Patricia K . C . Schiffelbein, A I A , Architect, Urban Planner
Nguyen duy Tcim, Urban Designer
Robert T . Segrest, Urban Designer
Crawford W. Campbell, RIBA, Planner, Landscape Architect
Graphic Design
Patricia K . C . Schiffelbein, AIA
T . Jacob Pearce
SASAKI DAWSON DEMAY ASSOCIATES, I N C . , LANDSCAPE A R C H I T E C T S
Stuart O . Dawson, Partner
Paul Gardescu, Partner
Timothy Coppola, Project Coordinator
CONSULTANTS
DAVID V O L K E R T AND ASSOCIATES, Engineering
Allan MacPherson
George H . Obear
Raphael de los Reyes
A L A N M . VOORHEES AND ASSOCIATES, I N C . , Transportation Planning
Stephen Petersen
John Callow
GLADSTONE ASSOCIATES, Economic Consultants
Christopher Weeks
GEORGE SCHERMER AND ASSOCIATES, Human Relations Consultants
George Schermer

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                    <text>RENAISSANCE
Government
of the
District
of Columbia
Marion Barry J r . , Mayor
Department of
Housing and
Community
Development
Robert'L. Moore
Director

January 1982

�CONTENTS
Page
I.
II.
III.
IV.
V.
VI.

Introduction

1

Community C h a r a c t e r i s t i c s

2

Strategy

5

Supporting A c t i v i t i e s and A n a l y s i s

9

Housing P r i c e s , Target Population and Investment
Program Execution

..13
14

Appendices
Appendix I :

DHCD A c t i v i t i e s i n Ward 8
from January 1979

Appendix I I :

Appendix I I I :

Appendix IV:

Appendix V:

18

Major A c t i v i t i e s by Other D i s t r i c t Agencies
i n Ward 8

24

Planned and E x i s t i n g Section 8
Moderate and S u b s t a n t i a l
R e h a b i l i t a t i o n P r o j e c t s i n Ward 8

30

Projected L o c a l Employment and Tax
Revenue Generated by the Program

33

Permits f o r New Construction i n
Ward 8

35

Appendix V I :

Condominium Conversions i n Ward 8

37

Appendix V I I :

Apartment Improvement Program
Description
Tenant Purchase Assistance Program
Description.

Appendix V I I I :

39

Maps

43

DHCD A c t i v i t i e s
C a p i t a l Improvement Program
Vacant Buildings i n Ward 8
Section 8 R e h a b i l i t a t i o n
E x i s t i n g P u b l i c and Subsidized Housing...
Appendix I X :

Photographs

..49

�ALABAMA AVENUE RENAISSANCE
I.

Introduction
The Alabama Avenue Renaissance, named a f t e r the major corridor

through the Ward 8 community i n f a r Southeast/Southwest Washington,
i s a comprehensive e f f o r t to improve housing and stimulate community
development i n an area with the most severe economic problems i n the
District.
The program has four major o b j e c t i v e s :

1) to s u b s t a n t i a l l y

i n c r e a s e the a v a i l a b i l i t y of homeownership opportunities i n Ward 8;
2) to create t r a i n i n g opportunities and new jobs i n housing
r e h a b i l i t a t i o n , management s e r v i c e s and maintenance i n the area
with one of the highest unemployment r a t e s i n the D i s t r i c t ; 3) to
encourage c r i t i c a l commercial and p r o f e s s i o n a l s e r v i c e s to locate i n
Ward 8; and 4) to improve the investment environment.
The i n i t i a l focus of the program i s to bring back into a c t i v e use
the

many vacant and boarded housing u n i t s which are one of that

community's most s e r i o u s problems, as w e l l as one of i t s greatest
resources.

The 2,200 vacant and boarded housing u n i t s c o n s t i t u t e n e a r l y

10 percent of Ward 8's housing stock.
Housing and Community Development

To date, the Department of

(DHCD) has been s u c c e s s f u l i n securing

commitments f o r r e h a b i l i t a t i n g over 800 vacant u n i t s through the HUD
Section 8

r e n t a l a s s i s t a n c e housing program, with Housing Finance

Agency and p r i v a t e s e c t o r involvement.

Over 500 u n i t s have a l r e a d y been

r e h a b i l i t a t e d under the HUD Section 8 s u b s t a n t i a l r e h a b i l i t a t i o n
program.

�2

The F i s c a l Year 1983 appropriated budget request of $5.0

million

i s to provide funds which w i l l allow the r e h a b i l i t a t i o n of 200 vacant
u n i t s and provide home purchase a s s i s t a n c e for 100 of these 200 vacant
u n i t s and an a d d i t i o n a l 100 other u n i t s by the end of 1983.

These

funds, along with a c q u i s i t i o n funds from e x i s t i n g resources, w i l l a l s o
provide f o r the r e h a b i l i t a t i o n and s a l e of about 200 u n i t s i n each
succeeding year under present economic assumptions,

with p o t e n t i a l

a c c e l e r a t i o n of the program i n future f i s c a l years.

II.

Community C h a r a c t e r i s t i c s
Ward 8 covers the southern part of the D i s t r i c t east of the

Anacostia R i v e r .

I t has few major businesses or employment centers and

i s located away from routes frequently t r a v e l e d by most area
residents.

I t i s , therefore, r e l a t i v e l y i s o l a t e d from much of the C i t y .

The Ward's population trends show a d e c l i n i n g t o t a l population at
the same time as there i s an i n c r e a s e i n households,
person

p a r t i c u l a r l y one-

households:

—

Between 1970 and 1977, the population declined by
17 percent from 94,400 to 77,900.

—

Between 1970 and 1977, the number of households increased by 3
percent to 26,000, i n c l u d i n g a 2,000 increase i n one-person
households.

—

One-third of female-headed households i n the D i s t r i c t are
located i n Wards 7 and 8.

Socio-economic s t a t i s t i c s show Ward 8 to face some of the most
s e r i o u s problems i n the D i s t r i c t :
—

The unemployment r a t e of 10.3 percent i n October 1981 was f a r
above the citywide average of 8.5 percent.

—

I n 1977, 41 percent of two or more person households i n the ward
earned l e s s than $10,000 per year, n e a r l y the highest percentage
of lower-income f a m i l i e s i n the c i t y .

�3

Only 9 percent of such households earned over $25,000 per
year. T h i s i s one-half the percentage f o r the Ward with the
next smallest proportion of higher-income households.
—

I n 1981, Ward 8 had the highest number of Medicaid, Food Stamp
and AFDC r e c i p i e n t s of any ward.

—

I n 1977, the 6,760 f a m i l i e s r e c e i v i n g AFDC a s s i s t a n c e i n Ward 8
was the highest number of any ward i n the c i t y and represented
one out of every four households. Sixty-nine percent of AFDC
r e c i p i e n t s i n the ward, or 4,664 f a m i l i e s , were female-headed
households.
The following graphs portray r e l a t i v e socio-economic conditions

among the D i s t r i c t ' s wards: —'

1/
P r i m a r y d a t a s o u r c e s f o r t h i s s t u d y a r e : U.S. Bureau o f t h e Census
U.S. Department o f Housing and Urban Development, D.C. O f f i c e o f
P l a n n i n g and Development, "A P e r s p e c t i v e on t h e D i s t r i c t o f Columbia
and t h e E i g h t E l e c t i o n Wards", t h e D.C. Department o f Housing and
Community Development, D.C. Department o f Human S e r v i c e s and
D.C. Department o f Employment S e r v i c e s .

�4

Ward 8's housing stock includes many deteriorated
deteriorating units.

and

The 2,200 vacant u n i t s are frequently concentrated

i n groups of buildings which are a severe b l i g h t on the surrounding
neighborhoods.

Concentrations of vacant and boarded buildings extend

along a corridor s e v e r a l blocks on e i t h e r side of Alabama Avenue.
such u n i t s are s c a t t e r e d throughout the ward.

Other

A l l or major portions

of

such large housing developments as Congress Park, G a r f i e l d H i l l s ,
A t l a n t i c Gardens, Wheeler Terrace and Potomac View, are vacant and
e i t h e r boarded or l e f t open.

Frequently, properties have been held

by

owners for tax advantages, allowed to run down, and have become
uninhabitable.
I n addition, Ward 8 has a high concentration
housing.

subsidized

Over 2,000 u n i t s of public housing, some 1,400

Section 8 a s s i s t e d housing and about 1,800
HUD

of

u n i t s of

u n i t s subsidized under the

236 and 221(d)(3) programs, for a t o t a l of 5,200 subsidized

are located i n the Ward.
are subsidized.

Thus, about o n e - f i f t h of the u n i t s i n the ward

S t r i k i n g l y , only 4,100

of the 24,600 u n i t s i n Ward 8,

or 17 percent, were owner-occupied i n 1977,
average of 34 percent.

units,

compared to a

citywide

T h i s leaves a t o t a l of n e a r l y 15,000 r e n t a l

u n i t s , with many i n need of r e h a b i l i t a t i o n .
The area s u f f e r s from not only vacant u n i t s but a l s o from aging,
neglected and decaying b u i l d i n g s .

But more importantly, the

area

s u f f e r s from a lack of d i r e c t i o n for recovery, with most f i n a n c i a l
interventions i n the s o c i a l s e r v i c e and/or public a s s i s t a n c e category
that most l i k e l y have kept the area from massive s o c i a l d e t e r i o r a t i o n .

�5

There i s a s e r i o u s lack of commercial and entertainment
f a c i l i t i e s i n Ward 8.

Only a s i n g l e chain grocery store i s located i n

the ward, v i r t u a l l y no r e s t a u r a n t s other than f a s t food shops, no movie
theaters and only s c a t t e r e d small shopping

strips.

Many r e s i d e n t s must

drive to Maryland to obtain b a s i c s e r v i c e s , producing a s i g n i f i c a n t
drain of job producing income and a c o n s i s t e n t tax l o s s from the
D i s t r i c t to our s i s t e r s t a t e .
The s e r i o u s housing shortage, high unemployment, economic
leakage into Maryland and e s c a l a t i n g s o c i a l cost make t h i s Ward 8
s t r a t e g y c r u c i a l to the recovery of t h i s important s e c t i o n of t h i s
community.
A high crime r a t e , a lack of income and r e s i d e n t i a l i n s t a b i l i t y
have produced considerable d i s i n c e n t i v e s to p r i v a t e investment.

A

recent study by DHCD estimated that more than h a l f of a l l expenditure
for goods and s e r v i c e s are made outside of the area.
Despite the negative socio-demographic

data, the gross income of

the area i s estimated to be s l i g h t l y more than $600 m i l l i o n .

While t h i s

l e v e l of gross income i s low compared to other Wards i n the D i s t r i c t ,
and includes s u b s t a n t i a l t r a n s f e r payments, i t i s c r i t i c a l that t h i s
income be captured w i t h i n the Ward to c r e a t e more jobs.

III.

Strategy
The gross income, combined with a growing amount of F e d e r a l and

D i s t r i c t funds, can be u t i l i z e d c r e a t i v e l y to achieve progressive goals
for

the area.

Ward 8.

The program proposed h e r e i n w i l l provide a d i r e c t i o n for

Over time, four b a s i c s t r a t e g i e s are required to make progress

�6

i n Ward 8.
stock.

F i r s t , every e f f o r t must be made to s t a b i l i z e the housing

The Department has a l r e a d y s t a r t e d an Apartment Improvement

Program (AIP) described i n Appendix V I I to a s s i s t owners of r e n t a l
apartments to s t a b i l i z e , r e h a b i l i t a t e and refinance t h e i r buildings i n
partnership with tenants.

A tenant a s s i s t a n c e program has been s t a r t e d

(Appendix V I I ) to a i d the purchase of developments by r e s i d e n t s .

A new

neighborhood shopping center has been a s s i s t e d by the Department and an
e x i s t i n g center r e h a b i l i t a t e d .

A tenant-developed condominium has been

completed and a new townhouse development f o r lower-income r e s i d e n t s has
been occupied with the new homeowners r e c e i v i n g U percent mortgages.
T h i s program o f f e r s as i t s f i r s t phase a concentrated e f f o r t to
improving the a v a i l a b i l i t y of moderately priced homeownership
housing u n i t s c u r r e n t l y o f f the market.

utilizing

This s t r a t e g y w i l l not only

help those needing s t a b i l i t y i n t h e i r housing, but w i l l r e t a i n f a m i l i e s
earning near middle income i n Ward 8, who w i l l be the base f o r c r u c i a l
economic development a c t i v i t i e s .
The second s t r a t e g y i s employment enhancement.

The d i r e c t

funding of t h i s e f f o r t with D i s t r i c t resources, combined with
forthcoming housing development loans w i l l generate an estimated 1,100
jobs.

T h i s program proposes to implement p o l i c i e s to ensure that a

large percentage of these jobs go to Ward 8 r e s i d e n t s .

To a s s i s t t h i s

e f f o r t , the Department w i l l work with p r i v a t e owners and developers on
job t r a i n i n g and placement as the p r o j e c t s move toward execution.
The t h i r d s t r a t e g y has to be one of stimulating s e r v i c e and
commercial development of the kind that i s h i g h l y labor i n t e n s i v e .

The

development of improved r e t a i l , food and s e r v i c e business i s c r i t i c a l to

�7

s e r v i c i n g the e x i s t i n g population.

T h i s s t r a t e g y i s necessary not only

to r e t e n t i o n of e x i s t i n g population, who rank the a v a i l a b i l i t y
commercial f a c i l i t i e s high when choosing housing l o c a t i o n , but a l s o to
capture the s u b s t a n t i a l income flooding out of Ward 8. The capture and
r e c y c l i n g of t h i s income i s important to any hope of reducing
unemployment i n the f u t u r e .
The fourth s t r a t e g y i s one of improving the investment climate i n
the area.

Currently, Ward 8 i s i n an e x c e p t i o n a l l y poor competitive

p o s i t i o n for the s u b s t a n t i a l investments now being made i n the
District.

While o f f i c e space development, an improved r e t a i l core and

the Convention Center w i l l help the C i t y as a whole, including Ward 8,
the i n c r e a s i n g problems of the area w i l l overwhelm t h i s progress unless
a c t i o n i s taken.

The D i s t r i c t i s taking the lead i n t h i s

investment

s t r a t e g y i n the area, and every e f f o r t must be made to work i n a
partnership with the p r i v a t e sector, c i t i z e n s , churches and other Ward 8
groups.

While the funds requested i n t h i s proposal may seem meager,

they can be leveraged and combined with current commitments to produce a
reasonable amount to begin, and i f the e f f o r t i s continued over three
years, with $8 m i l l i o n i n F i s c a l Year 1984 and $10 m i l l i o n i n F i s c a l
Year 1985, i t w i l l y i e l d dramatic r e s u l t s .
The Alabama Avenue area was s e l e c t e d because of i t s s t r a t e g i c
route through Ward 8.

The Avenue's mix of vacant m u l t i f a m i l y buildings,

struggling entrepreneurs, s t a b l e homeownership areas, schools, p u b l i c
housing, f i n a n c i a l a s s i s t a n c e committed f o r a d d i t i o n a l subsidized
housing, planned Metro s t a t i o n and s u b s t a n t i a l opportunities f o r jobgenerating commercial development, can provide a f o c a l point for a new
beginning.

�8

I f one subscribes to the theory that the whole i s the sum of i t s
p a r t s , then the development of Ward 8 strengthens

the e n t i r e c i t y .

progam proposes no s p e c i a l treatment or p o l i t i c a l preference
for the ward.

This

position

The condition of t h i s area a f f e c t s the e n t i r e C i t y

p o s i t i v e l y or negatively.

T h i s proposal requires a multiyear commitment

of resources to have a q u a n t i f i a b l e impact.

However, the gains f a r

exceed the expenditure i n r e a l return i n terms of an improved tax base,
and a reduction of the high l e v e l of s o c i a l t r a n s f e r payments; but
human improvement dimension c l e a r l y outweighs a l l other
Between 1970

and 1977,

1,300

housing inventory, a 46 percent

the

considerations.

ownership u n i t s were added to Ward 8's
increase over those seven years.

As of

August 1981, only 78 u n i t s i n f i v e buildings had converted to
condominium ownership.

T h i r t y - f o u r of those u n i t s were i n the Elmwood

South Condominiums, a DHCD p r o j e c t .
(66

The People's Coop on Elvans Road

u n i t s ) and Cole Gardens (66 u n i t s ) have received DHCD a s s i s t a n c e to

convert to tenant cooperative

ownership, and Southern H i l l s tenants

are

c u r r e n t l y working with the Department to purchase t h e i r building of 250
units.
Some of the c i t y ' s most a t t r a c t i v e neighborhoods are located i n
Ward 8. The spectacular views of Downtown, the monuments and other
parts of the c i t y and suburbs from the many h i l l s i d e s are a s p e c i a l
a t t r a c t i o n of the area.

Many of the vacant u n i t s are i n a t t r a c t i v e ,

sound s t r u c t u r e s i n pleasant neighborhoods.

Construction

of the Metro's

Green L i n e w i l l add an important transportation l i n k to other parts of
the C i t y .

�9

IV. Supportive A c t i v i t i e s and A n a l y s i s
U n t i l the l a s t s e v e r a l years, the Ward 8 community had received a
r e l a t i v e l y small share of community development a s s i s t a n c e .

This was i n

part because the old urban renewal program focused on the c e n t r a l c i t y
area.

None of the urban renewal areas or p a r c e l s acquired was i n

Ward 8. The cumulative development cost of current and completed

urban

renewal p r o j e c t s of over one b i l l i o n d o l l a r s has a l l been on s i t e s west
of the Anacostia R i v e r .
Since January 1979, a s e r i e s of major development a c t i v i t i e s has
begun i n that community, as shown i n Appendix I and on the map i n
Appendix V I I I .

Among these a c t i v i t i e s are the r e h a b i l i t a t i o n of 34

u n i t s a t Elmwood South f o r s a l e as condominiums, f i n a n c i a l a s s i s t a n c e i n
converting to cooperative ownership to the People's Coop, construction
of S e c t i o n 235 townhouses a t Wilburn Mews and construction of the
Wheeler Road and C l a y P l a z a shopping f a c i l i t i e s .

The r e h a b i l i t a t i o n of

Skytower, Parklands, Stanton Oaks, Barnaby Manor and Hunter Pines
Apartments f o r r e n t a l to lower-income
noted i n Appendix I I I .

persons has a l s o been completed as

The F i s c a l Year 1983 C a p i t a l Budget submitted to

the Council includes a request for $9,000,000 f o r comprehensive
modernization of Highland Dwellings and the F i s c a l Year 1982 C a p i t a l
Budget contains $14 m i l l i o n f o r modernization of B a r r y Farms public
housing.

The tables and maps i n Appendices I I and V I I I provide

information on current major a c t i v i t i e s of other D i s t r i c t agencies i n
Ward 8. Throughout the ward there are new schools and r e c r e a t i o n
centers.

Together, these a c t i v i t i e s begin an Alabama Avenue

Renaissance.

�10

The Alabama Avenue Renaissance has as i t s focus providing a d d i t i o n a l
housing and the jobs a s s o c i a t e d with housing production by bringing
vacant u n i t s back onto the housing market.

Already, under the Section 8

s u b s t a n t i a l r e h a b i l i t a t i o n program, commitments have been obtained for
housing a s s i s t a n c e payments to s u b s i d i z e r e n t s a f t e r the r e h a b i l i t a t i o n
of some 700 housing u n i t s .

I n addition, over 500 u n i t s i n the same

p r o j e c t s w i l l be r e h a b i l i t a t e d for market r a t e housing.

These include

major r e h a b i l i t a t i o n a t Parkchester, Congress Park, Wheeler Terace,
A t l a n t i c Gardens, and Potomac View.

As p r e v i o u s l y noted, 185

housing

u n i t s a t Parklands and Skytower, have been r e h a b i l i t a t e d , as have 204
u n i t s at Hunter Pines E a s t and West, 12 a t Stanton Oaks, and 124 a t
Barnaby Manor, for a t o t a l of 527 u n i t s .

One hundred twenty-five u n i t s

i n four p r o j e c t s at Chesapeake S t r e e t , Yuma S t r e e t , Elvans Road
(People's Coop) and Stanton Road which are i n poor condition but
occupied w i l l be r e h a b i l i t a t e d through the HUD

still

Section 8 moderate

r e h a b i l i t a t i o n program.
These f i g u r e s can be summarized as follows:

W R 8 RESIDENTIAL REHABILIATION
AD
Current Commitments
Vacant Units i n P r o j e c t s with S e c t i o n 8
Rehab Commitments

800+ -

Occupied/Deteriorated Units i n P r o j e c t s
with S e c t i o n 8 Rehab Commitments

1,150

T o t a l Vacant and Occupied Units with
Rehab Commitments

7

1,950+

—/
Exact f i g u r e s cannot be stated because Section 8 rehab
commitments are to e n t i r e b u i l d i n g s , but not n e c e s s a r i l y for a l l the
u n i t s i n these b u i l d i n g s . I n some cases b u i l d i n g s are only p a r t i a l l y
vacant.

�11

W R 8 RESIDENTIAL REHABILITATION
AD

New

(cont'd.)

Plans and Completed

Planned Rehab o f Additional Vacant Units
by End o f FY 83 with New Funds
Completed Rehab Units To Date

200 3/
527

DHCD i s requesting from the Council an appropriation of $5
m i l l i o n i n F i s c a l Year 1983 to a s s i s t

i n bringing 200 vacant

u n i t s into use i n that year, and a s i m i l a r number i n each
year, based on present economic assumptions.

housing

succeeding

Three m i l l i o n four hundred

thousand d o l l a r s w i l l be used for financing r e h a b i l i t a t i o n .

One m i l l i o n

s i x hundred thousand d o l l a r s w i l l be used f o r providing a s s i s t a n c e under
the Home Purchase Assistance Program to q u a l i f y i n g lower-income f a m i l i e s
to buy the r e h a b i l i t a t e d u n i t s and others i n Ward 8. Funds from the
F i s c a l Year 1982 appropriated a c q u i s i t i o n budget w i l l be used to
purchase the u n i t s .

Home purchase a s s i s t a n c e funds w i l l be provided to

q u a l i f y i n g lower-income f a m i l i e s .
I t i s our i n t e n t i o n to provide these u n i t s for homeownership
because of the r e l a t i v e l y small proportion of homeowners i n the Ward.
The 1,400

vacant u n i t s to be brought on the market under present

commitments are p r i m a r i l y r e n t a l , and i n large part subsidized,
housing.

We believe that a better balance of ownership opportunities

3/
Additional u n i t s to be r e h a b i l i t a t e d annually with returns from
s a l s e s . As r e h a b i l i t a t e d u n i t s are sold, the funds expended for t h e i r
a c q u i s i t i o n and renovation w i l l be returned to the Department. These
funds w i l l then be used to acquire and r e h a b i l i t a t e a d d i t i o n a l u n i t s .

�12

along with subsidized housing i n c r e a s e neighborhood

stability,

encourages a g r e a t e r income mix and strengthens the e n t i r e community.
We w i l l seek to acquire u n i t s i n neighborhoods where DHCD and other
D i s t r i c t government a c t i v i t i e s

are planned or underway, so as to further

strengthen these communities.
Part of the Department's F i s c a l Year 1982

acquisition

appropriation w i l l be used i n part to purchase the f i r s t group of
units.

From the $5 m i l l i o n present appropriation request, $3.4

million

w i l l be used to provide construction financing to r e h a b i l i t a t e the f i r s t
units.

When these u n i t s are completed and s o l d , the money w i l l be

returned to the Department through a revolving fund for use i n
purchasing and r e h a b i l i t a t i n g a d d i t i o n a l housing u n i t s .
The remaining $1.6 m i l l i o n of the appropriation w i l l be used to
provide homeownership a s s i s t a n c e i n Ward 8 under the Home Purchase
A s s s i s t a n c e Program.

Based on experience, we expect t h i s w i l l provide

a s s i s t a n c e for 200 f a m i l i e s to purchase homes i n Ward 8 by the end of
1983-

Preference w i l l be given to those who purchase the homes

r e h a b i l i t a t e d under the program.

These funds w i l l a l s o be used to

reduce the cost of other s a l e s housing to induce a d d i t i o n a l p r i v a t e
sector

involvement.
Resources w i l l be leveraged from the Housing Finance Agency and

from p r i v a t e lenders to obtain construction and permanent financing for
additional units.

We b e l i e v e that with our commitment and that of the

Council, there w i l l be a compelling case f o r leveraging these a d d i t i o n a l
resources to strengthen the program.

�13

V.

Housing P r i c e s , Target Population and Investment
Together with the commitments to bring vacant u n i t s back into use

under S e c t i o n 8 and Housing Finance Agency programs, the Alabama Avenue
Renaissance w i l l bring into a c t i v e use by the end of 1983 about 1,000 of
the 2,200 vacant u n i t s i n the ward.

As the 200 ownership u n i t s

r e h a b i l i t a t e d by DHCD are sold, the proceeds w i l l be returned to the
Department through a revolving fund to be used again to bring a d d i t i o n a l
u n i t s back to the market.

The D i s t r i c t ' s commitment, w i l l , we believe,

stimulate p r i v a t e developers to r e h a b i l i t a t e other housing u n i t s i n the
area at a moderate cost a t t r a c t e d i n part by Home Purchase A s s i s t a n c e
funds.
Housing u n i t s produced for both condominium and cooperative
homeownership under t h i s program are expected to s e l l for between
$20,000 and $35,000.

These projected p r i c e s are based on the

a n t i c i p a t e d savings to be derived from the Department's financing of
r e h a b i l i t a t i o n construction and the community's involvement
the renovation a c t i v i t y .

i n some of

F a m i l i e s earning between $12,000 and $26,000

per year w i l l be the primary group for which the homeownership u n i t s
w i l l be targeted, with Home Purchase A s s i s t a n c e Program funds a v a i l a b l e
to a s s i s t them to purchase u n i t s .
of Ward 8's population.

These f a m i l i e s are about 50 percent

The 9 percent of Ward 8 f a m i l i e s earning over

$25,000 per year w i l l a l s o be a market for these u n i t s with a higher
repayment schedule r e l a t e d to t h e i r income.
While the emphasis w i l l be on two- and three-bedroom u n i t s , the
a c t u a l unit mix w i l l be determined
market demand.

by a more d e t a i l e d a n a l y s i s of the

F o r t y - f i v e percent of the Ward's population i s one- and

two-person households.

�14

VI.

Program Execution
A.

J o i n t Venture

The program w i l l be implemented i n concert with neighborhood
organizations, tenants* a s s o c i a t i o n s , churches, and other groups who
e x h i b i t a commitment to b u i l d a housing development c a p a c i t y .

The

impact area i n general s u f f e r s from a l a c k of i n s t i t u t i o n a l c a p a b i l i t y
to redevelop housing.

One d e s i r a b l e outcome i s to build s e v e r a l groups'

understanding and s k i l l i n development so that there i s a r e s i d u a l
c a p a c i t y to continue the production e f f o r t on a b a s i s that i s managed
and coordinated by the community i t s e l f .
Each p r o j e c t w i l l begin with an indigenous organization j o i n t
venturing with the Department and a p r i v a t e contractor/developer to
produce a well-defined plan for the development.
Community-based organizations who w i l l be p a r t i c i p a t i n g w i l l be
required to make a f u l l commitment to t r a i n i n g area r e s i d e n t s to develop
new s k i l l s .

A f u r t h e r commitment w i l l be required to a s s i s t i n reducing

f i n a l c o s t s so that these savings may be pssed on to the purchase.
organizations w i l l be required to a c t i v e l y p a r t i c i p a t e i n :

The

1) i n i t i a l

clean-up and s e c u r i t y of the vacant property; 2) i n t e r i o r demolition; 3)
maintenance of grounds and t r a s h removal; 4) marketing and s e l e c t i o n of
purchasers; and 5) homeownership counseling.
Contractor/developer w i l l be s e l e c t e d on the b a s i s of:

1) past

q u a l i t y performance during and a f t e r construction; 2) commitment to h i r e
and t r a i n unemployed target area r e s i d e n t s ; 3) acceptable bid p r i c e ; and
4) a b i l i t y to work i n harmony with a program of t h i s nature.

�15

The Department w i l l be a f u l l p a r t i c i p a n t i n the j o i n t venture by
carrying out:

1) program planning; 2) property a p p r a i s a l s ;

3) a r c h i t e c t u r a l design and review; 4) f i n a n c i a l

packaging;

5) construction i n s p e c t i o n ; and 6) subsidy a l l o c a t i o n as appropriate.
While these functions are to be c a r r i e d out by the r e s p e c t i v e
venture p a r t i c i p a n t s , each p a r t i c i p a n t w i l l f u l l y share i n the d e c i s i o n making process on an equal b a s i s .
B.

Cost Reduction

The income d i s t r i b u t i o n i n Ward 8 r e q u i r e s that homeownership
u n i t s be completed at a cost that r e f l e c t s a no f r i l l s approach.
that sense the progam i s designed to help area households"enter
homeownership market for the f i r s t time i n a b a s i c u n i t .

In
the

Therefore, the

program proposes to keep r e h a b i l i a t i o n amenities at a minimum, but to
u t i l i z e a l l techniques for energy and maintenance e f f i c i e n c y to minimize
future i n c r e a s e s i n operating c o s t s .
C.

Citizen Participation

E a r l y i n the planning process a Program Advisory Task Force w i l l
be organized by the leadership i n Ward 8.

T h i s Task Force w i l l

fully

p a r t i c i p a t e i n g o a l - s e t t i n g , program review, targeting s p e c i f i c
buildings for p a r t i c i p a t i o n and resource development.

The Task Force

w i l l meet r e g u l a r l y with the various venture partners to monitor
progress and to report to the D i r e c t o r of DHCD any or a l l
recommendations for program improvement.
J o i n t venture organization model and j o i n t venture development
p h a s e ^ i l l u s t r a t i o n s follow:

�16

�17

VII.

Conclusion
The jobs and investment that are generated through these

a c t i v i t i e s w i l l strengthen the community and b e n e f i t i t s r e s i d e n t s by
improving

the economic base necessary to s u s t a i n adequate housing and

community f a c i l i t i e s .

Over 400 c o n s t r u c t i o n jobs and over 1,100 jobs i n

other i n d u s t r i e s w i l l be created by the r e h a b i l i t a t i o n a c t i v i t y alone.
Over $6 m i l l i o n i n p r i v a t e

mortgages to the Ward 8 community can be

generated as the i n i t i a l 200 u n i t s a r e purchased, with a d d i t i o n a l
p r i v a t e investment leveraged as more u n i t s are r e h a b i l i t a t e d and s o l d .
Over $1.2 m i l l i o n i n new tax revenues annually to the D i s t r i c t are
projected.
The Mayor has asked a l l D i s t r i c t agencies to work c l o s e l y
together to plan t h e i r a c t i v i t i e s and resource commitment to the Ward 8
community to ensure that the goals of the Alabama Avenue Renaissance are
achieved.

Employment opportunities, r e c r e a t i o n f a c i l i t i e s ,

commercial

and shopping f a c i l i t i e s , crime, health and educational s e r v i c e s are
among the i s s u e s being

addressed.

The Council's support w i l l ensure that these goals can be
achieved.

�18

Appendix

I

DHCD A C T I V I T I E S IN WARD 8
FROM JANUARY 1979

�19

DHCD ACTIVITIES IN W R 8 FROM JANUARY 1979
AD

I.

PUBLIC HOUSING MODERNIZATION
A.

PROGRAM ACCOMPLISHMENTS
1.

Highland Dwellings
M O A t l a n t i c S t r e e t , S.E.
O
Funding Source: HUD ($212,000)
A c t i v i t i e s : Entrance Doors
No. of Units: 203

2.

Sheridan Terrace
Sheridan Road between Howard and Pomeroy
Roads, S.E.
Funding Source: HUD ($446,346)
A c t i v i t i e s : B o i l e r renovation and window
replacements
No. o f Units: I 8 3

3.

B a r r y Farms
1230 Sumner Road, S.E.
Funding Source: C a p i t a l Improvement Program (CIP)
($300,000 approximatel y)
A c t i v i t i e s : Gas l i n e s replacement
No. of Units: 432
TOTAL UNITS:

B.

818

SUBTOTAL

($956,346)

CURRENT ACTIVITIES
1.

V a l l e y Green
1101 V a l l e y Avenue, S.E.
Funding Source: HUD ($2,384,921)
A c t i v i t i e s : 46 u n i t s rehab and improvements for
23 public s t a i r s and entrances
No. o f Units: 351

2.

Sheridan Terrace
Sheridan Road between Howard and Pomeroy
Roads, S.E.
Funding Source: HUD ($375,800)
A c t i v i t i e s : Improvements to grounds
No. of Units: 183

3.

Highland Addition
8th, 9th, and V a l l e y Avenue, S.E.
Funding Source: HUD ($391,152)
A c t i v i t i e s : Hot water and e l e c t r i c a l system
improvements
No. o f Units: 246

�20

4.

B a r r y Farms
1230 Sumner Road, S.E.
Funding Source: HUD ($25,000)
A c t i v i t i e s : Upgrade u t i l i t i e s
No. of Units: 432
TOTAL UNITS TO BENEFIT:

C.

1,212
SUBTOTAL ($3,176,873)

PLANNED ACTIVITIES
1.

Highland Dwellings
400 A t l a n t i c S t r e e t , S.E.
Funding Source: CIP (FY '83) ($9,000,000)
A c t i v i t i e s : Comprehensive modernization
No. of Units: 208

2.

Highland Addition
8th, 9th and V a l l e y Avenue, S.E.
Funding Source: CIP (FY 8 4 ) ($8,595,000)
A c t i v i t i e s : Comprehensive modernization
No. of Units: 246
f

3.

B a r r y Farms
1230 Sumner Road, S.E.
Funding Source: CIP (FY '82) ($14,410,500)
A c t i v i t i e s : Comprehensive modernization
No. of Units: 432
TOTAL UNITS TO BENEFIT:

886
SUBTOTAL ($32,005,500)

I I . HOUSING PRODUCTION
A.

PROGRAM ACCOMPLISHMENTS
1.

S i n g l e Family Rehab Loans (3 u n i t s a t $121,081)*
2318 Shannon Place, S.E.
1879 Savannah Place, S.E.
1973 Alabama Avenue, S.E.

2.

Emergency Repair Loans (4 u n i t s a t $92,320)
1901 Savannah Place, S.E.
1903 Savannah Place, S.E.
1905 Savannah Place, S.E.
733 Upsal S t r e e t , S.E.

3.

Deferred Payment Loans (4 u n i t s a t $29,292)*
1875 Alabama Avenue, S.E.
1901 Savannah Place, S.E.
1903 Savannah Place, S.E.
1905 Savannah Place, S.E.

•Number l i m i t e d by HUD-imposed moratorium.

�21
4.

Rehab Construction Loans to Developers (2 p r o j e c t s a t
$3,292,496
Elmwood South Condominiums
100 Danbury S t r e e t , S.W.
No. of U n i t s : 34 a t $ 1 , 3 9 2 , 4 9 6
NOTE: A t o t a l of $ 1 . 7 m i l l i o n public funds
i s expected to r e s u l t i n $2 m i l l i o n
i n p r i v a t e investment.
Skytower Apartments
1000 Wahler Place, S.E.
No. of U n i t s : 9 1 a t $ 1 , 9 0 0 , 0 0 0

5.

B u i l d i n g Repair Fund (No. of Units N/A a t $384~,738)

6.

S o i l E r o s i o n T e c h n i c a l A s s i s t a n c e and Surveys
(3700 s i t e evaluations a t $225,000)

7.

Property A c q u i s i t i o n ( 3 properties a t $1,098,000)
Danbury Apartments (Elmwood South Condominiums)
100 Danbury S t r e e t , S.W.
No. of Units: 34 a t $335,000
733-737 A t l a n t i c S t r e e t , S.E. and
820 Barnaby S t r e e t , S.E.
No. of U n i t s : 69 a t $347,000
215-225 Newcomb S t r e e t , S.E.
No. of Units: 63 a t $416,000

8.

Urban Homesteading (5 properties a t $ 1 0 2 , 3 8 5 )
421 Xenia S t r e e t , S.E.
No. of Units: 1 a t $ 3 2 , 1 3 3
401 Savannah S t r e e t , S.E.
No. of Units: 1 a t $ 2 0 , 0 9 2
125 M i s s i s s i p p i
No. of Units: 1 $18,810
1003 Savannah S t r e e t , S.E.
No. of Units: 1 a t $14,250
1347 Morris Road, S.E.
No. of Units: 1 a t $17,100
TOTAL HOUSEHOLDS:

B.

307 a t $ 5 , 3 4 5 , 3 1 2

CURRENT AND PLANNED ACTIVITIES
1.

Emergency and R e h a b i l i t a t i o n Loans
1905

Savannah P l a c e , S.E. (current request of $ 1 , 8 5 0 )

2.

Development of Knox H i l l for mixed use ($20 million+ development).

3.

Building

4.

S o i l Erosion T e c h n i c a l A s s i s t a n c e

5.

Other ongoing program a c t i v i t i e s .

Repairs

�22

III.

HOMEOWNERSHIP/ANTI-DISPLACEMENT
A.

PROGRAM ACCOMPLISHMENTS
Home Purchase A s s i s t a n c e

($1,340,721)

1.

Wilburn Mews
4th and MLK Avenue, S.E.
No. o f Households: 29 a t $610,337

2.

Elmwood South Condominiums
100 Danbury S t r e e t , S.W.
No. of Households: 8 a t $51,351
(Additional commitments:
$340,000)

3.

Scattered B e n e f i c i a r i e s
No. o f Households: 3 1 a t $339,033

F i r s t Right Purchase ($278,800)
4.

People's Coop
2430 Elvans Road, S.E.
No. o f Households: 66

Coop Conversion T e c h n i c a l A s s i s t a n c e ($159,830)
5.

Cole Gardens Tenant Association
2800-2802 Jasper Road, S.E.
No. o f Households: 66

6.

Southern H i l l s Tenant A s s o c i a t i o n
Fourth S t r e e t , S.E.
No. of Households: 250

Home Counseling ($240,000)
7.

Far Southeast Community Organization

Weatherization ($17,000)
8.

Insulation
No. of Households:

17

TOTAL HOUSEHOLDS BENEFITTED:

1,540 a t $2,035,551

�23

IV. ECONOMIC DEVELOPMENT
A.

PROGRAM ACCOMPLISHMENTS
Innovative Grant (Commercial)
1.

Wheeler Road Shopping Center Construction
Wheeler Road and Wahler Place, S.E.
$103,000 Innovative Grant with $437,000
leveraging o f p r i v a t e d o l l a r s r e s u l t i n g i n a t o t a l
development cost of $540,000.

2.

Clay P l a z a Construction
2200 Alabama Avenue, S.E.
$110,000 Innovative Grant

TOTAL VALUE OF DHCD ACTIVITIES IN W R 8
AD
T o t a l Completed
T o t a l Current and Planned

*

$8,987,209
$35,182,373 *

Does not include projected $20 m i l l i o n * Knox H i l l p r o j e c t .

�24

Appendix I I
MAJOR A C T I V I T I E S BY OTHER D I S T R I C T AGENCIES

�25

ACTIVITIES BY OTHER DISTRICT AGENCIES IN W R 8
AD
CAPITAL IMPROVEMENTS PROGRAM (CIP)

The following c a p i t a l improvements are scheduled for Ward 8. Those f o r
FY '82 have been f i n a l l y approved J / ; those f o r FY '83 have been
submitted f o r Council approval; other p r o j e c t s are proposed f o r FY '84 FY '88 2/.
D.C. F i r e S t a t i o n — South C a p i t o l and A t l a n t i c S t r e e t s , s.E. —
New F a c i l i t y (FY »82)
Department of Transportation (FY '82) — (Bridge and S t r e e t Program)
Bruce S t r e e t , S.E., Robinson S t r e e t - 200' south
Newcomb St., S.E., 2nd S t r e e t - 4th S t r e e t
Oakwood St., S.E., 2nd S t r e e t - 300' east
Stanton Terrace, S.E., Bruce P I . - Alabama Avenue
Trenton P I . , S.E., Brothers P I . - Raleigh S t .
9th St., S.E., V a l l e y Avenue - 150' south
LeBaum St., S.E., Mellon S t . - MLK Avenue
Barnaby Terrace, S.E., Wheeler Rd. - Wheeler Rd.
E s t h e r P I . , S.E., MLK Avenue - F o r r e s t e r S t .
Stevens Rd., S.E., F i r t h S t e r l i n g Avenue - Wade Road
9th St., S.E., V a l l e y Ave. - 300' south
Wahler P I . , S.E., Wheeler Road - cul-de-sac
Chesapeake St., S.E., Southern Ave. - 400' west
Frankford St., S.E., 16th S t . - 18th S t .
Livingston Rd., S.E., A t l a n t i c S t . - 1000' south
22nd S t . 4 Langston P I . , S.E. - Hartford S t . - Reynolds P I .
Howard Rd., S.E., Bowen Rd. - High S t r e e t
D.C. Department of Housing and Community Development (FY '82)
Barry Farms: P u b l i c Housing Comprehensive.Modernization,
Sumner Road, S.E.

—

O f f i c e of Business and Economic Development — Target Area
Economic Development Fund f o r Martin Luther King, J r . Avenue/
Good Hope Road and Congress Heights/South C a p i t o l , along with
s i x other target areas i n the D i s t r i c t . The funds are to be used
i n f r a s t r u c t u r e improvements to further business development.

1/

Note that Department of Environmental S e r v i c e s has an approved
p r o j e c t a t the Blue P l a i n s Water P o l l u t i o n Control plant which i s
located i n Ward 8 but serves the whole C i t y . The p r o j e c t c a l l s f o r
design and construction of a d d i t i o n a l primary and secondary and
advance waste treatment f a c i l i t i e s , as w e l l as upgrading of e x i s t i n g
facilities.

�26

D.C. Department of Housing and Community Development — Highland
Dwellings and Addition: Comprehensive Public Housing Modernization,
400 A t l a n t i c S t r e e t , S.E. (FY »83 - FY '84)
D.C. P o l i c e Department — Seventh D i s t r i c t P o l i c e Stationhouse
(new f a c i l i t y ) : Alabama Avenue and Knox Terrace, S.E.
(FY »84 - FY '85)
Department of Environmental S e r v i c e s — Trunk and Secondary Watermains:
I n t e r s e c t i o n of Stanton Road and Alabama Avenue, along Alabama Avenue
to Ninth S t r e e t , along Ninth S t r e e t to Portland S t r e e t , along Portland
S t r e e t to Martin Luther King, J r . Avenue, along Martin Luther King, J r .
Avenue to Brandywine S t r e e t , S.E.
Department of Transportation (Bridge and S t r e e t s Program) (FY '83)
Anacostia Freeway Metrorail S t a t i o n Access
Douglass Road, S.E.
Douglass Road, S.E.
22nd S t r e e t , S.E.
Alabama Avenue, S.E.
13th S t r e e t , S.E.
Brothers Place, S.E.
South C a p i t o l S t r e e t , S.E. and S.W.
Chesapeake S t r e e t , S.E.
Second S t r e e t , S.W.
F i r s t S t r e e t , S.E.
Chesapeake S t r e e t , S.E.
S i x t h S t r e e t , S.E.
Suitland Parkway

2/

Note that Department of Environmental S e r v i c e s has a proposed
project f o r FY '84 a t Blue P l a i n s Water P o l l u t i o n Control Plant
located i n Ward 8 but serving the whole C i t y . The project c a l l s for
completion of Advanced Wastewater Treatment Plant a t 5000 Overlook
Drive, S.W.

�27

PUBLIC FACILITIES IN W R 8
AD
Educational F a c i l i t i e s
The following chart shows educational f a c i l i t i e s located i n
Ward 8. The schools are noted according to name, type and enrollment
capacity. The Ward contains one senior high school, three j u n i o r high
schools and nineteen elementary schools. T o t a l enrollment capacity i s
22,379 students. Those schools with associated r e c r e a t i o n f a c i l i t i e s
are a l s o noted.

�28

Recreation Centers
The following chart l i s t s r e c r e a t i o n centers located i n Ward 8.
These f a c i l i t i e s are noted according to name, address, type and
acreage. A l l are operated year-round. There are seven neighborhoodoriented r e c r e a t i o n centers, four major centers and f i v e community
centers. The attached map shows s p e c i f i c s i t e s f o r the s i x t e e n
r e c r e a t i o n centers.
Name and Type
NEIGHBORHOOD CENTERS
Ballou
Congress Heights

Address

Acreage

4th &amp; Trenton S t s . , SE.
Alabama Ave. &amp; Randle
P I . , SE
15th S t . &amp; M i s s i s s i p p i
Ave., SE
Alabama Ave. &amp; Congress
St., SE
2440 Shannon P I . , SE
3301 Wheeler Rd., SE
Pomeroy &amp; Stanton Rds.,.SE

N/A

MAJOR CENTERS:
Douglass School
Friendship
Hart
Johnson

2600 Douglass Rd., SE.
5600 L i v i n g s t o n Rd., SE.
601 M i s s i s s i p p i Ave., SE
Bruce &amp; Robinson S t s . , SE

N/A
10.2
N/A
6.0

COMMUNITY CENTERS:
Bald Eagle
Barry Farms
Douglass CC
F o r t Greble
Washington Highlands

MLK Ave. &amp; J o l i e t S t . , SW
1230 Sumner Rd., SE.
19th S t . &amp; Stanton T e r r . , SE
MLK Ave. &amp; E l m i r a S t . , SW
8th &amp; Yuma S t s . , SE

4.2
6.6
5.3
6.0
4.0

Green
Malcolm X
Savoy
Terrell
Wilkinson

4.4
3.0
7.2
.5
3.2
3.5

�29

PUBLIC HEALTH CARE SERVICES IN W R 8
AD

Congress Heights Health Center
8th and Xenia S t r e e t s , S.E.
D.C. V i l l a g e E l d e r l y Housing
No. 2 D.C. V i l l a g e Lane, S.W.
Hart Junior High School Dental C l i n i c
601 M i s s i s s i p p i Avenue, S.E.
Community Care S o c i a l S e r v i c e Center
3234 15th Place, S.E.
Congress Heights Decentralized S o c i a l S e r v i c e Center
Wheeler Road and V a l l e y Avenue, S.E.
Emergency Family S h e l t e r
2840 Hartford S t r e e t , S.E.

EMPLOYMENT SERVICE CENTERS IN W R 8
AD

Anacostia Job S e r v i c e Center
1217 Good Hope Road, S.E.
Washington Highlands Job S e r v i c e Center
8th and Xenia S t r e e t , S.E.

�30

Appendix

III

PLANNED AND EXISTING SECTION 8
MODERATE AND SUBSTANTIAL
REHABILITATION PROJECTS I N WARD 8

�31

PLANNED AND EXISTING SECTION 8 MODERATE
AND SUBSTANTIAL REHABILITATION PROJECTS
IN W R 8
AD

Moderate Rehabilitation
1.

Chesapeake/Yuma Ltd. Partners
851-853 Yuma S t r e e t (34 u n i t s )
838-842 Chesapeake Street

2.

400 Chesapeake S t r e e t (13 units)

3.

2430-2438 Elvans Road
People's Coop
(66 u n i t s )

Total Units - 113 U n i t s *
*A11 are proposed and have FY '81 funding r e s e r v a t i o n s .
Substantial R e h a b i l i t a t i o n

—
Current Vacant
Units f o r Rehab

Project
Parkchester

94

Congress P a r k i /

Subsidized
Units f o r Rehab

Rental or Sale
Market Rate
Units f o r Rehab

84

-0-

Total
Rehab Units
94

265

163

Wheeler T e r r a c e i /

75

113

-0-

113

A t l a n t i c Gardens

72

108

-0-

108

2/
Potomac View —
Garfield H i l l s - /

235

398

215

128

93

93

-0-

93

Parklandsl/

-0-

84

10

94

Skytower?/

-0-

91

-0-

91

Hunter Pines^/

"

-o-

East
West

„ -0-

-

312

, 440

-

•

122
82

-0-0-

122
82

Stanton Oaks Apartments-?/

-0-

12

-0-

12

Wellington Park Apartments?/

-0-

68

-0-

68

Barnaby Manor—/

-0-

126

-0-

124

557

1,839

Totals

-

-

814

1,272 4/

i/HUD-held p r o j e c t s
2/project financing to be provided by DCHFA f o r a t o t a l of 533 u n i t s .
V p r o j e c t s completed and occupied t o t a l 527 u n i t s .
£/Total includes 677 new Section 8 units with FY '81 funds reservations
i n p r o j e c t s that have not gone to c l o s i n g .
Source:

U.S. Department of Housing and Urban Development (Area O f f i c e ) Weekly Status
Report f o r Mortgage Insurance/Funding Reservations; DHCD.

�32

ESTIMATED HOUSING SUBSIDY FUNDS
COMMITTED TO W R 8 ANNUALLY
AD

Subsidy f o r P u b l i c Housing Units
Subsidy f o r Section 8 S u b s t a n t i a l
R e h a b i l i t a t i o n Units
Subsidy f o r S e c t i o n 8 Moderate
R e h a b i l i t a t i o n Units
TOTAL*

$4,032,000

$10,274,500

$40,000
$14,346,500

•Does not include s u b s i d i e s associated with Section 8 E x i s t i n g
Housing C e r t i f i c a t e s , S e c t i o n 236 and Section 221(d)(3) p r o j e c t s .

�33

Appendix XV
PROJECTED LOCAL EMPLOYMENT, TAX REVENUE
AND MORTGAGE LOANS GENERATED
BY THE PROGRAM

�34

PROJECTED LOCAL EMPLOYMENT, TAX REVENUE AND MORTGAGE LOANS
GENERATED BY THE ALABAMA AVENUE RENAISSANCE

Program Scope:

I.

Approximately 1200 r e n t a l u n i t s and 200 homeowneship
u n i t s are to be r e h a b i l i t a t e d f o r a t o t a l of 1,400
units.

EMPLOYMENT
The r e h a b i l i t a t i o n a c t i v i t y noted above w i l l create a number
of
jobs i n construction and other i n d u s t r i e s . Estimates are
based on
the jobs generated per unit r e h a b i l i t a t e d .
Construction ( . 3 2 jobs per u n i t ) - 448 jobs
Other I n d u s t r i e s
( . 8 3 jobs per u n i t ) - 1,162 jobs
TOTAL JOBS - 1,610

II.

LOCAL TAX REVENUE
During the f i r s t two years of the program, taxes w i l l be
generated as the 200 homeownership u n i t s are sold.
From the 200 s a l e s u n i t s :
One-time recordation tax (2% maximum of $35,000 s a l e s p r i c e ) $140,000
Condo t r a n s f e r fee W of $35,000 s a l e s p r i c e ) $280,000
TOTAL TAXES AND FEES - $420,000
After the f i r s t two years of the program, property tax
assessments on a l l 1,600 u n i t s w i l l generate s u b s t a n t i a l revenue.
From property taxes
200 s a l e s u n i t s ($35,000 maximum assessment x $1.22 per $100
of assessed value) - $85,400
1,200 r e n t a l u n i t s ($35,000 maximum assessment x $2.13
per $100 of assessed value) - $849,000
TOTAL PROPERTY TAX AFTER FIRST TWO YEARS - $979,400

III.

MORTGAGE LOANS GENERATED
$30,000 x 200 = $6,000,000

Source of Jobs/Units Employment Assumptions: D.C. O f f i c e of
Business and Economic Development; National Association of Homebuilders.

�35

Appendix V
PERMITS FOR NEW CONSTRUCTION IN
WARD 8

�36

PERMITS FOR NEW CONSTRUCTION IN W R 8
AD

YEAR
1970
1971
1972
1973
1974
1975
1976
1977
1978
1979
1980

1981**

DISTRICT OF COLUMBIA
1,946
836
573
1,799
1,264
447
1,987
2,148
2,579
1,757
2,686
18,022

(100$)

593

(100$)

WR 8
AD
395
82

—
—

11*
89
74
131
43
21
8
854
8

(4.7$)
(1.3$)

•1,055 Units were a l s o b u i l t on B o i l i n g A i r Force Base
**January 1981 through October 1981
Source: O f f i c e of Planning and Development - "A Perspective on the
D i s t r i c t of Columbia and the Eight E l e c t i o n Wards, 19701980." The Dynamics of Change "A Study of Demographic,
S o c i a l , Income and Housing Trends — Implications f o r the
Future."

�37

Appendix V I
CONDOMINIUM CONVERSIONS IN WARD 8

�38

CONDO CONVERSIONS IN W R 8
AD

Recorded Condominium Conversions as of August 1981

1.

450 Xenia S t r e e t , S.E.

5 units

2.

400 Xenia S t r e e t , S.E.

5 units

3-

3415 5th S t r e e t , S.E.
( E a s t Gate)

22 u n i t s

4.

100 Chesapeake S t r e e t , S.E.

8 units

5.

100-126 Danbury S t r e e t , S.W.
and 3401 South C a p i t o l S t r e e t ,
with Elmwood Condos.
Total

S.W.
34 units
74 u n i t s

�39

Appendix V I I
APARTMENT IMPROVEMENT PROGRAM DESCRIPTION
TENANT PURCHASE ASSISTANCE

�40

APARTMENT IMPROVEMENT PROGRAM
(AIP)

The AIP i s a j o i n t e f f o r t of the D i s t r i c t Government, the lending
community, the r e a l e s t a t e and property management industry, and
neighborhood organizations to s t a b i l i z e m u l t i f a m i l y r e n t a l housing i n
the D i s t r i c t .
The purpose of the AIP i s to involve f i n a n c i a l i n s t i t u t i o n s , r e a l e s t a t e
industry, c i t y government and community i n cooperative e f f o r t to f i n d
s o l u t i o n s to the problems of given apartment p r o p e r t i e s .
Solutions are i d e n t i f i e d through the t e c h n i c a l a s s i s t a n c e of the AIP
s t a f f and through negotiations between owners, tenants and mortgagees of
properties s e l e c t e d for treatment ( b u i l d i n g p a r t n e r s h i p ) . The building
partnership, through c o l l e c t i v e bargaining, develops a building
improvment plan which t y p i c a l l y would include:
—

needed r e h a b i l i t a t i o n to, at l e a s t , housing code

standards;

—

tenant involvement i n the management process to the end of
s t a b i l i z i n g the post r e h a b i l i t a t i o n condition of the property by
giving tenants some p r o p r i e t a r y i n t e r e s t ;

—

maintenance

—

rent schedule, f r e e l y negotiated by the p a r t i e s i n consequence
of the i n t e r i m exemption which the Housing Act of 1980 provides
AIP properties from i t s T i t l e I I (Rent Control P r o v i s i o n s ) ;

—

financing.

schedule;

The goals of the AIP are to:
—

prevent displacement;

—

find ways to e f f e c t r e h a b i l i t a t i o n and p o s i t i v e changes i n
management and maintenance;

—

show landlords that i t can make economic sense for them to keep
t h e i r property as r e n t a l housing f o r e x i s t i n g tenants;

—

stimulate a return of p r i v a t e c a p i t a l to multifamily r e n t a l
housing;

«~ —

—

provide tenants with some control over t h e i r housing costs and
l i v i n g conditions;
improve neighborhoods by improving housing i n those
neighborhoods.

The AIP i s operated by an independent Board of D i r e c t o r s which includes
c i t y o f f i c i a l s , lenders, r e a l estate/property management i n d u s t r y

�41
r e p r e s e n t a t i v e s and community organizations, and s t a f f e d by the
Department of Housing and Community Development.
S t a f f provides for t e c h n i c a l a s s i s t a n c e i n :
—

f i n a n c i a l a n a l y s i s of apartment operations using a computerized
r e a l estate investment a n a l y s i s model;

—

i d e n t i f i c a t i o n of construction and/or permanent financing or
refinancing (packaging);

—

construction cost estimating, work write-ups, s p e c i f i c a t i o n s
development, bid packaging and general contracting;

—

tenant

—

other areas, as needed, to s t a b l i z e apartment operation.

organizing;

�42

TENANT PURCHASE ASSISTANCE - PROGRAM OF FINANCIAL ASSISTANCE

1.

COOP SEED MONEY LOAN PROGRAM - Covers " s o f t c o s t s " of conversion of
multifamily b u i l d i n g s from r e n t a l to cooperative ownership by the
tenants. Provides loans to tenant a s s o c i a t i o n s where more than 50
percent of the member households are lower-income (defined by
current S e c t i o n 8 r e n t a l income l i m i t a t i o n s ) . There a r e two types
of loans: I n i t i a l Retainer Seed Money Loans - not to exceed $5,000
for reimbursement of a c t u a l expenses f o r lawyers, a r c h i t e c t s ,
organizers, a p p r a i s e r s , engineers, or a general development
consultant; and Comprehensive Seed Money Loans - not to exceed 8
percent of the t o t a l development c o s t s of the p r o j e c t , to cover 50
percent of e l i g i b l e " s o f t c o s t " expenses. Seed money loans are made
a t no i n t e r e s t , but become due a t the time the p r o j e c t r e c e i v e s
permanent f i n a n c i n g . These loans a r e a v a i l a b l e only f o r l i m i t e d e q u i t y or low-yield cooperatives.

2.

FIRST RIGHT PURCHASE PROGRAM - Provides loans to tenant a s s o c i a t i o n s
converting to low-yield cooperative ownership, where 50 percent of
the member households a r e lower income (as defined by the current
Section 8 r e n t a l income l i m i t a t i o n s ) . There a r e s e v e r a l d i f f e r e n t
types of loans, i n c l u d i n g : Prepurchase loans - short-term, noni n t e r e s t loans to a s s i s t the payment of earnest money deposits f o r
purchase c o n t r a c t s . These loans are made on a matching b a s i s . Gap
Financing Loans - short-term mortgage loans provided to make up the
d i f f e r e n c e between the borrowing c a p a c i t y of the tenant a s s o c i a t i o n
and the amount needed to finance a c q u i s i t i o n , rehab and marketing of
the coop.

3.

HOME PURCHASE ASSISTANCE PROGRAM (HPAP) - A v a i l a b l e to i n d i v i d u a l s
or i n the name of a cooperative f o r i n d i v i d u a l members; provides a
deferred payment loan not to exceed $16,000 to write down the money
housing cost of an i n d i v i d u a l household to not more than 28 percent
of the monthly household income. HPAP i s a v a i l a b l e to lower-income
household, meeting the S e c t i o n 8 r e n t a l income l i m i t a t i o n s and on a
p r i o r i t y b a s i s to d i s p l a c e e s . The household must commit a t l e a t
$500 of personal a s s e t s to q u a l i f y for an HPAP loan.

4.

REHABILITATION LOANS - Loans, both short-term and long-term, a r e
a v a i l a b l e for the r e h a b i l i t a t i o n of tenant-purchased buildings i n
community development areas and neighborhood s t r a t e g y areas, ON A
VERY LIMITED BASIS.

�43

Appendix V I I I
MAPS
. . .
DHCD A c t i v i t i e s
C a p i t a l Improvements Program
V a c a n t B u i l d i n g s i n Ward 8
Section 8 Rehabilitation
E x i s t i n g P u b l i c and S u b s i d i z e d

!

Housing

������49

Appendix I X
PHOTOGRAPHS

�����D.C. DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
O f f i c e o f P o l i c y , Planning and E v a l u a t i o n
Kenneth S. C o l b u r n , A d m i n i s t r a t o r
Muhammad A. S a b u r , Deputy A d m i n i s t r a t o r
P h i l i p R. M i l l e r , Program P o l i c y A n a l y s t
Lawrence S. P r e s s , C h i e f , P l a n n i n g and R e s e a r c h
S t a n l e y S. Sherman, Urban P l a n n e r / A r c h i t e c t
Nancy Z i v i t z , Urban P l a n n e r
Dorothy C h e r r y , Urban P l a n n e r
B a r b a r a S i l v e r m a n , Urban P l a n n e r

Division

Jeannette Johnson, A d m i n i s t r a t i v e and C l e r i c a l Support
Graphics:

Ron E l b e r t and S t a f f ; C h i e f , G r a p h i c s D i v i s i o n ,
O f f i c e o f A d m i n i s t r a t i o n a n d Management

535-1260

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