• By Sarah Ridgely
• October 12, 2017

Pennsylvania Avenue Market Analysis and Urban Design Analysis Released

The Pennsylvania Avenue Initiative’s Executive Committee released two studies for Pennsylvania Avenue between the U.S. Capitol and White House. The studies, the Pennsylvania Avenue Market Analysis and the Pennsylvania Avenue Urban Design Analysis, will inform near- and long-term improvements for the Avenue.

Why Study the Avenue?
Pennsylvania Avenue and the surrounding neighborhood, together referred to as “the Avenue,” have experienced a dramatic transformation since the 1970s. The Pennsylvania Avenue Development Corporation (PADC), established in 1972, leveraged public and private investment to shape the Avenue’s current design and character and spurred the redevelopment of downtown Washington, DC. By the early 1990s most of the Avenue had redeveloped and in 1996 Congress dissolved the PADC, distributing its responsibilities to NCPC, the National Park Service (NPS), and the General Services Administration (GSA), with the District Department of Transportation (DDOT) continuing maintenance of the roadway.

Today, while the Avenue plays a significant cultural role in the city, it suffers from economic competition with emerging neighborhoods, does not offer an inspiring pedestrian experience, and suffers from operational and maintenance challenges. Realizing that the 40 year-old Pennsylvania Avenue Plan does not address these needs and challenges, NCPC, in partnership with NPS, GSA, and the DC Government, formed the Executive Committee and launched the Pennsylvania Avenue Initiative. The Executive Committee undertook two new studies, described below, to assess the area’s existing conditions and plot a course on how to improve the Avenue.

Pennsylvania Avenue Market Analysis
The Pennsylvania Avenue Market Analysis analyzes current and future urban development and economic conditions on the Avenue. HR&A Advisors developed the study for the Executive Committee. Below are the study’s key findings:

• The Avenue is in a centrally accessible location, with a concentration of cultural and entertainment destinations to draw residents and visitors.
• Office use, driven by government and the supporting private sector, remains the key driver of economic activity on the Avenue.
• Real estate is expensive, with limited opportunities to build new space.
• The area lacks a strong identity as a local/regional destination relative to other District neighborhoods.

Pennsylvania Avenue Urban Design Analysis
The Pennsylvania Avenue Urban Design Analysis summarizes the Avenue’s development history and analyzes its current physical conditions to better understand land use, mobility, and design issues. NCPC, with support from principal consultant Sasaki Associates, led the Urban Design Analysis. The study’s key findings are below.

• The Avenue has a strong civic identity and character.
• It does not provide a consistently engaging experience for daily users.
• The Avenue is well- served by multiple modes of transportation.
• It suffers from a lack of connectivity to surrounding areas.

Next Steps
The Executive Committee used information from these two studies to develop four overarching goals and general objectives for a near- and long-term action plan. We will post more information on these goals, as well as additional details on the Market and Urban Design studies over the coming weeks. In the meantime, we encourage you to look at the full studies, which are available online at the links below!

Market Analysis Urban Design Analysis Pennsylvania Avenue Initiative