Fall 2021 Studio Report

Poplar Point

A Resilient District

Studio Fall 2021

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Poplar Point Studio Elizabeth Dobbins Jenna Epstein Jonah Garnick Isabel Harner Scott Harris Leah Jones Heather MacDougall Maria Machin Vicky Plestis Saiya Sheth Julia Verbrugge Hannah Wagner Jing Zhang Instructors: Nando Micale & Danielle Lake University of Pennsylvania, Weitzman School of Design, Fall 2021

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Contents 4

Introduction

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Existing Conditions

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Process & Approach

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Proposals

166 Implementation

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Chapter 1 /

INTRODUCTION

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Urban resilience is the capacity of individuals, communities, institutions, businesses, and systems within a city to survive, adapt, and thrive no matter what kinds of chronic stresses and acute shocks they experience. Students from the University of Pennsylvania Master of City Planning program centered ecological and cultural resiliency in the development of proposals for Poplar Point, a vast area located within the District of Columbia and along the Anacostia River. The goal of the studio was to envision the redevelopment of approximately 110 acres of public land within the context of the Resilient DC initiative and other planning goals District-wide, as well as the site’s history, culture, and challenges. For this Fall 2021 University of Pennsylvania studio course, the project team sought to rethink systems that create resiliency, including, but not limited to, transportation systems (trails, streets, transit and highways), open space and natural systems (parks, plazas, and stormwater infrastructure), and community systems that promote physical, behavioral and social health.

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POPLAR POINT // INTRODUCTION

Introduction Project Area

Project Team

With the support of the Rockefeller Foundation’s 100 Resilient Cities program, the nation’s capital, the District of Columbia (DC), has developed Resilient DC, a strategy to thrive in the face of change. This is a tactical implementation strategy which aligns other major planning efforts into one coordinated approach to confront the complex challenges of the 21st century. The Office of Planning has assembled a working group tasked with exploring those strategies. Some of the working group’s recent efforts have focused on Poplar Point in the Anacostia area of DC. Poplar Point encompasses the Anacostia riverfront properties from the US Military Joint Base Anacostia-Bolling to the southwest, Anacostia Park to the northeast, and areas southeast of the Anacostia Freeway.

The individual strengths and interests of the planning and design team informed the collaborative approach to this project. The project team comprised of 13 Master of City Planning students (Figure 1) enrolled at the University of Pennsylvania. This group worked with studio instructors Nando Micale and Danielle Lake over the fall 2021 semester. Throughout this process, the team leveraged existing skills and sought to build new ones while developing a plan for Poplar Point.

Students came from a variety of backgrounds— including land use and environmental planning, housing and development, and transit and connectivity—and with a range of skills, such as graphic design and environmental modeling.

The goal of the studio was to envision the redevelopment of this vast area of approximately 110 acres of public land. This includes the reconstruction of major transportation infrastructures with a specific focus on the systems and improvements that support resilience and sustainability and a land use plan that is based on climate science and living-with-water concepts— all within the context of the Resilient DC initiative and other planning efforts related to the District.

The team would like to acknowledge the support and contributions of the client, DC Office of Planning (DCOP). The team would also like to thank the following partners for their input and expertise: DC Department of Energy & Environment (DOEE), DC Housing Authority (DCHA), and the DC Office of the Deputy Mayor for Planning and Economic Development (DMPED).

Many thanks as well to the professors, community leaders, and other subject matter experts who provided guidance.

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Elizabeth Dobbins

Jenna Epstein

Jonah Garnick

Isabel Harner

Scott Harris

Leah Jones

Heather MacDougall

Maria Machin

Vicky Plestis

Saiya Sheth

Julia Verbrugge

Hannah Wagner

Jing Zhang

Danielle Lake

Nando Micale

Instructor

Instructor

Planning Concentrations Housing, Community and Economic Development

Land Use and Environmental Planning

Public-Private Development

Sustainable Transportation and Infrastructure Planning

Smart Cities

Figure 1: Project team

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Chapter 2 /

EXISTING CONDITIONS

Image source: Politico

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Poplar Point is an approximately 110-acre site situated on the Anacostia River in Southeast DC. The site is bordered by I-295 to the south and the river to the north. Originally tidal mudflats, Poplar Point and the surrounding neighborhoods have undergone many iterations. Currently, a National Park Police facility is located on the site. However, the land is set to be transferred to city government and redeveloped.

Beyond the interstate is the vibrant neighborhood of Historic Anacostia. Anacostia is a historically Black community, made up mostly of working-class residents. It boasts many active and established community organizations but currently lacks a few basic amenities, such as easy grocery store and hospital access, though both are expected to open in the area soon. Gentrification is a major challenge facing the neighborhood. Anacostia is bracing for gentrification and all that comes with it—namely the loss that existing residents will face due to displacement and cultural erasure. This section will paint a picture of Historic Anacostia and Poplar Point today, and frame the proposed redevelopment described in later sections.

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POPLAR POINT // EXISTING CONDITIONS

Site Context Poplar Point is located in southeast Washington, District of Columbia (DC), adjacent to the Historic Anacostia neighborhood. The site, which is in Ward 8, is bounded to the north by the Anacostia River, and has connections to two bridges at its east and west edges: the new Frederick Douglass Memorial Bridge and the 11th Street Bridge. The site will include a portion of the future 11th Street Bridge Park.

Poplar Point is approximately 110 acres. It is currently owned and operated by the National Park Service. Facilities on the site include US Park Police offices and a frequently used helipad. The entire site is to be transferred to the District of Columbia with a number of conditions tied to the transfer. The eastern half of the site is largely fields and the previously mentioned park police facilities, while the western half is largely forested wetlands.

The study area considered in this report expands beyond Poplar Point, with the site boundaries illustrated in Figure 2. Much of the study area is separated from the Poplar Point site by Interstate 295 (I-295). Residents of the area must traverse one of two underpasses to reach Poplar Point from the existing commercial areas. The following analysis evaluates the demographics of the site and study area, as well as access issues between the two.

Figure 1: Poplar Point site and the study area in the context of Washington, DC

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Study Area Census Tracts Poplar Point boundary

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History Pre-1600s

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Nacotchtank village and trade Southeast DC sits on the ancestral land of the Nacotchtank, or Anacostan, people.1 The area was believed to once be a trade hub for many indigenous groups. European colonists arrived in the region in the early 1600s, bringing disease and warfare. Within 40 years only a quarter of the original occupants of the land remained.2

1867 U.S. government purchases a site for the settlement of African Americans after the Civil War In 1867, the federal government purchased a 375-acre site in Anacostia, known as Hillsdale or Barry Farm, for the settlement of African Americans after the Civil War.3 Formerly enslaved African Americans could purchase one-acre lots here from the Freedmen’s Bureau.4 Early residents lost their jobs and were attacked on their way home by whites opposed to the creation of a community of Black landowners.5 As Barry Farm/Hillsdale was further developed, the area became the home base of an emergent and influential Black political class.

Developers purchase current day Anacostia The area now called Anacostia was purchased in 1854 by developers to create the District’s first suburb—a working-class subdivision named Uniontown. Only whites were permitted to purchase homes in this development.

Figure 3: View of a pontoon bridge over the Anacostia River near the Washington Navy Yard, 1863 (Image source: Library of Congress)

1854

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1877

1887 Racially segregated communities in Southeast DC develop side-by-side

Frederick Douglass purchases home in Anacostia In 1877, Frederick Douglass purchased the home of Uniontown’s original developer, defying racial covenants. However, the two communities —Uniontown and Hillsdale/ Barry Farm— largely grew side-by-side, operating racially segregated schools and civic organizations.6

Figure 5: 1887 map of D.C. (Image source: D.C. Public Library Washingtoniana Map Collection)

Filling of tidal mudflats by Army Corps of Engineers begins Much of what is today Poplar Point was tidal mudflats during this time. By the late 1800s, some DC residents were pushing for changes to the shoreline. The mudflats were seen as a breeding ground for mosquitoes and a potential area for a park that could rival open space west of the river.7 In 1911, the Army Corps of Engineers began dredging the Anacostia River to fill in this area, and by about 1915 Poplar Point was transformed.8 Figure 4: Former home of Frederick Douglass (Image Source: NPS)

1911

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1932

1953 Transfer of Poplar Point to the National Park Service

POPLAR POINT // EXISTING CONDITIONS

Bonus March in DC Over the years, Anacostia Park was the site of activism, including the 1932 Bonus March and during a 1949 push for pool desegregation.11 Other uses of the park land included nurseries and greenhouses at Poplar Point from the mid1920s to 1993. The Naval Receiving Station also used the land from the 1940s through the 1960s.12

Demolitions for urban renewal begin in Southwest DC displacing many

Figure 6: The Bonus Army, a racially integrated movement, set up its main camp at Anacostia Park, which was still segregated at the time. (Image source: Everett Collection Inc/Alamy Stock Photo)

Simultaneously, the Black population in Anacostia increased as many people who were displaced by urban renewal in Southwest D.C. moved to Anacostia.15

Construction of Barry Farm Dwellings In 1941, the government expropriated a 34-acre section of Barry Farm for the construction of Barry Farm Dwellings, a segregated public housing development for African Americans. Simultaneously, the Black population in Anacostia increased as many people who were displaced by urban renewal in Southwest D.C. moved to Anacostia.15 In 1958, Anacostia Freeway was constructed which, alongside later road construction, separated Poplar Point from the nearby neighborhoods.16

Creation of Anacostia Park Anacostia Park, which contains Poplar Point, was formally established in 1919 and construction began several years later.9 During the 1923 dedication, it was described as a whites-only park.10

1919

1941

Figure 7: Barry Farms Housing Development, 1944. (Image source: Library of Congress)

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1964

1954 Landmark case desegregates schools Several families who lived in Barry Farm Dwellings were plaintiffs in Bolling v. Sharpe, a case which overturned school segregation in DC in 1954.13 The schools briefly desegregated, but within the decade quickly resegregated.14 Many white families moved to the suburbs.

Park as historic site

Figure 9: Integrated classroom at Anacostia High School, 1957. (Image source: Library of Congress)

Anacostia Freeway constructed separating Poplar Point from nearby neighborhoods

1958

Historic features at Poplar Point include a historic seawall, prehistoric and historic campsites, a small structure near the river called the Engineer’s House and a pump station.20 The park was listed in the D.C. Inventory of Historic Sites in 1964.

In 1958, Anacostia Freeway was constructed which, alongside later road construction, separated Poplar Point from the nearby neighborhoods.16 With the support of the Southeast Neighborhood House—an influential local organization founded in 1929—neighborhood leadership grew in the latter half of the 20th century, including “Rebels With a Cause,” a youthled organization.17 The “Band of Angels,” a tenants organization formed in response to the municipal neglect of Barry Farm Dwellings. The organization collaborated with other DC groups, and was a leading advocate for welfare funding, food stamps and childcare.18 Figure 8: Anacostia Freeway under construction (Image source: DDOT Historic Collections)

2006 Congress orders transfer of Poplar Point ownership to DC In 2006, the U.S. Congress ordered the transfer of Poplar Point to DC from the National Park Service, which has owned the land since 1953.19 The transfer is still in progress.

Poplar Point proposed as site for FBI Headquarters and Amazon HQ2

2010s

Figure 10: Poplar Point was one of 4 sites DC pitched for Amazon HQ2 (Image source: DMPED)

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POPLAR POINT // EXISTING CONDITIONS

Past Plans

Figure 11: Aerial view of Anacostia River and Park (Image Source: NPS)

Over the years, the District and other stakeholders have created numerous plans regarding Poplar Point, the Anacostia River Waterfront, and the Anacostia neighborhood.

The Anacostia Waterfront Plan, created in 2003, is a foundational plan for the area.23 It sets an ambitious agenda for developing the waterfront while also revitalizing the area and preserving historic features. Goals of the plan include promoting sustainable and low-impact development in waterfront neighborhoods, restoring the Anacostia River’s water quality, enhancing the waterway’s natural beauty and connecting neighborhoods to both the river and each other. The Resurgence of the Anacostia Waterfront report revisited this plan in 2018.

Released 15 years after the original plan, this document reflects the changes in the Anacostia River and waterfront neighborhoods.24

Primary District-wide Plans Several District-wide plans inform the planning process in Poplar Point and help connect the site to larger District goals:

Climate Ready DC (2013) focuses on the District’s future climate and its preparation for climate change. This plan prepares for a future with much warmer average temperatures; up to two or three times as many dangerously hot days; longer, hotter and more frequent heat waves; more frequent and intense heavy rain events; and higher tides as a result of rising sea level.25 Resilient DC (2016) focuses on two areas, resilient rivers and equity in governance. The plan includes four overarching goals: Inclusive Growth, Climate Action, Smarter DC and Safe and Healthy Washingtonians.26 Move DC (2014, 2021 Update) contains many goals related to transportation. These include prioritizing equity in District Department of Transportation (DDOT) projects, engaging the community in project definition and creation, considering infrastructure lifecycle costs, implementing road diets, increasing intersection safety, improving walkability, adding car-free zones and expanding pedestrian and bicycle

networks. The District also set a 2032 goal for 75 percent of all commute trips to be by a mode other than car.27

Supporting Plans Housing Preservation Strike Force (2016) is an action plan with recommendations for the preservation of the District’s affordable housing.28 Five Year Consolidated Plan (2016) is an assessment of the market conditions, affordable housing and community development needs.

The objectives include providing decent housing, establishing and maintaining a suitable living environment and creating economic opportunities.29 Anacostia Waterfront Initiative Transportation Masterplan (2014) is an action plan to reshape the area’s transportation network, as set by the AWI transportation goals.30

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Figure 12: Relevant past plans

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People & Place

POPLAR POINT // EXISTING CONDITIONS

People The study area for this analysis includes census tracts 74.01, 74.06, 74.07, 75.03, and 75.04 and uses data from the 2019 5-year American Community Survey to understand the demographics of the area, including Poplar Point.31 Residents in the study area face challenges with educational attainment and economic distress.

The study area includes 14,382 residents, the majority (60 percent) of whom are working ages, 18 to 64. Many residents are of childbearing age (18-34) and a majority (60 percent) are women, higher than the District’s population of women (53 percent). Residents of the study area are predominantly Black (90 percent) and Englishspeaking.

In the tract that contains Poplar Point, the average age skews even younger. A quarter (25 percent) of the residents are under 18 years of age, another 14 percent are 18 to 24, and 27 percent are 25 to 44. Almost a third (30 percent) of households have a child under 18 years of age, more common than the District as a whole, where 18 percent of households have a child under 18 years of age.

Educational attainment in the study area reflects a gap between the area around Poplar Point and the District as a whole. A large majority (71 percent) of people who live in the tract that contains Poplar Point are high school educated, but only 11 percent have a bachelor’s degree or

higher. In the study area, 16 percent of residents have a bachelor’s degree or beyond. These are below district-wide rates where almost one quarter of the population has a bachelor’s degree or higher. Disparities also exist within the study area. Only 70 percent of Black residents are high school graduates or higher compared to 97 percent of white residents and 100 percent of Asian residents.

Public schools in the area are rated relatively poorly, according to metrics used by GreatSchools. The average rating of the four neighborhood elementary schools is 4.3/10, the two middle schools have an average rating of 3.5/10 and the high school has a rating of 2/10. Three of the nine charter schools in the area were scored on GreatSchools and received higher ratings. All three are rated 7/10.32 Parents making choices about where to send their children to school can access data and information provided by LearnDC, a District initiative.33

Table 1: Summary demographics data (Source: 2019 5-Year ACS)

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of residents are between the ages of 18-64

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of residents are Black or African American

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of residents have a bachelor’s degree or higher

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Figure 14: Downtown Anacostia (Image source: DC Preservation League)

Figure 13: Kids fishing during the Anacostia River Festival (Image source: BBARDC)

Figure 15: Students at Thurgood Marshall Academy, a public charter high school (Image source: The 74)

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Housing However, population in the study area is increasing, as are housing starts. In the past 5 years, housing supply has outpaced housing demand two to one. The average household size in the study area is 2.7 people, which shrunk by 0.1 from an average household size of 2.8 five years earlier.

In the study area, housing affordability is a

growing issue. Median gross rent in the study area is $1,080 per month. Between 2010 and 2019, the median rent burden in the study area increased from 31 percent to greater than 50 percent. Similarly, home values in the study area have increased over 10 percent between 2011 and 2019. A total of 768 homeless individuals live in Ward 8, according to a 2021 point in time count.34

Figure 16: Median rent burden over time

Median Gross Rent as a % of Household Income

POPLAR POINT // EXISTING CONDITIONS

Housing in the study area is characterized by low homeownership rates alongside growing demand and cost. The rate of homeownership in the study area (26 percent) is lower than the District-wide rate (42 percent). Vacancy is also a greater issue in the study area than in the District as a whole. The study area has a 16 percent vacancy rate, compared to 10 percent District-wide.

(Source: 2019 5-Year ACS)

Figure 17: Rowhouses in Historic Anacostia

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Economics A significant portion of residents in the study area show signs of financial and economic distress at much higher rates than DC. Almost half (46 percent) of residents live in poverty, while the DC poverty rate is 16 percent. Almost a third (27 percent) of residents in the study area make less than $10,000 per year, and the census tract that includes Poplar Point has an even greater share of residents (35 percent) making less than $10,000 a year. Earners who took home less than $10,000 a year, for comparison, made up only 9% of DC earners.

Labor force participation reflects a similar dearth of economic circumstance for residents in the study area: 16 percent of the labor force in the study area is unemployed, which is almost triple that of DC (7 percent). For those who are employed, 60 percent of jobs are considered low paying. Altogether, 22 percent of workers in the study area work in public administration, another 21 percent in professional, scientific, management, and administrative and waste management services and another 16 percent in arts, entertainment, and recreation, and accommodation and food services. Most residents in the study area do not work in the study area, but travel across the river for employment. The most popular workplace is downtown.

MLK Jr. Ave SE and Good Hope Road SE are the main commercial corridors and are home to the majority of businesses in the area. There are a number of food and drink establishments, the majority of which are locally owned. However, in all of Wards 7 and 8, there are fewer than a

Figure 18: Median household income in the study area is far below the citywide median (Source: 2019 5-Year ACS)

$14,414 $90,868 (average) $250,000

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Figure 19: Job locations of study area residents

POPLAR POINT // EXISTING CONDITIONS

(Source: LEHD)

dozen sit-down restaurants.35 The opening of a Busboys and Poets location in Anacostia in 2019 was notable as the business was the first current-day sit-down restaurant in the area. The study area also contains a variety of retail stores, including clothing stores, liquor shops, cell phone stores, convenience stores, book stores and, more recently, a marijuana dispensary.

Residents can also find a range of services locally. Services include four banks, a number of construction and auto-related service providers, an animal clinic, and a funeral home.

The corridors are supported by the Anacostia Business Improvement District (BID), which was established in 2012. The Anacostia BID is comprised of thirty square blocks—including Poplar Point—and strengthens the local commercial district by supplementing existing DC government services, sponsoring special events, and enhancing street cleaning.

Crime Although the number of reported crimes has decreased in DC in recent years, violent crime is still a challenge threatening the health and wellbeing of local residents, including in the study area. District-wide, the number of total reported incidents dropped 18 percent from 2019 to 2020, but increased 11 percent in the study area.36 Gun-related incidents in the study area accounted for 17 percent of total incidents in 2020, which is more than twice the District rate. In 2020, 17 people in the study area were killed in incidents labeled as homicides, seven more people than the previous year. Violent crime is a health and community risk. However, overall crime rates should also be understood

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Figure 20: Commercial assets (Source: Anacostia BID)

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in context: the study area is a majority Black neighborhood and the crime data may reflect discriminatory and disproportionate patrolling in Black communities.

Connectivity The study area faces significant challenges with connectivity, both physical and digital. The site and study area are well connected to downtown

DC via Metro but lack infrastructure to aid in other modes of connection. Almost the entire Poplar Point site is within walking distance of the metro station. Over a third (35 percent) of local area residents commute via transit, a similar rate to DC overall. Martin Luther King Jr. Avenue, the primary neighborhood commercial street, is well served by buses, but difficult to access from Poplar Point due to the presence of I-295. While existing high-frequency transit makes it easy for

Metro Station Green Line Bus Route

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Figure 21: Study area transit network map (Source: Open Data DC)

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residents to reach downtown, residents must wait for infrequent buses or transfer multiple times to reach other areas of the District.

Pedestrian access to the river trail and Anacostia Park is limited to the two underpasses that cross beneath I-295. There are no lights along Anacostia Park upstream from Poplar Point, or along the Anacostia River Trail. This lack of lighting makes the area difficult to traverse at night for cyclists and pedestrians. Additionally, the broader study area sees a high number of crashes involving pedestrians every year, some involving significant injuries or fatalities. These are especially pronounced on MLK Jr. Avenue and Good Hope Road, which leads to one of the two I-295 underpasses connected to the site.

There is limited bike infrastructure around the Poplar Point site (see Figure 22). Only 2 percent of local residents walk or bike to work, compared to 14 percent of residents District-wide. The area has a few Capital Bikeshare stations, which are only $5 annually for those receiving government assistance. Despite this, bike infrastructure is very limited, with almost no bike lanes in the local area.

Residents in the study area lack connections to important resources and amenities. The area contains no full-service grocery store and only one farmer’s market. Plans for a new development in the area include a grocery store, however, many details about the store, including affordability, are currently unknown.

The study area is not linked to nearby hospitals via public transit, an important metric of healthcare access. However, many Federally Qualified Health Centers are operating within

Capital Bike Share Station Bike Trail or Sidepath On-Street Bike Lane

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the study area. These are community-based health care providers that receive federal funds to provide primary care services in underserved areas.

The study area has low broadband connectivity when compared to the wider District. About half (52 percent) of households in the study area have a high-speed internet connection, compared to 74 percent of households District-wide.37 Connect.DC is a District-wide digital inclusion initiative, which works to bridge the digital divide by increasing access to technology and improving digital literacy. The initiative supports Digital Inclusion Sites—locations around the city providing public computer access, high-speed broadband internet service, comprehensive training, and dedicated staff. One site is located within the study area.38

Health Health outcomes in the study area are often below the District-wide average. Life expectancy at birth for those born in the study area ranges from 63 years to 68 years, far below the Districtwide life expectancy of 78.5 years, and lower than the Ward 8 life expectancy of 70.5 years.39 Infant mortality in Ward 8 is the highest in DC. For every 1,000 live births in Ward 8, nearly 13 infants die before their first birthday, compared to the DC median of 6.7.40 A high percentage of babies in the study area have low birth weights, under 5.5 pounds, or are born to teen mothers.

Health insurance coverage is over 95 percent in the study area.

Like communities across the nation, neighborhoods in Ward 8 have lost residents

Figure 23: Dr. Fauci visited Anacostia to encourage residents to get vaccinated (Image source: Washington Post)

to COVID-19. As of September 7, 2021, 1,229 people in Ward 8 had died of COVID-19 with 8,846 positive tests.4142 The leading causes of morbidity in the study area – asthma, diabetes and stroke – are all risk factors for increased hospitalization and death from COVID-19.

Mortality rates for all three risk factors in the study area are higher than the DC average.43 A large portion of the neighborhood population was not vaccinated as of September 2021. A tour guide and resident of the neighborhood suggested there was vaccine hesitancy, but also a push to get the community vaccinated through information dissemination.

The study area has enough health assets to serve the population with six federally qualified health centers and additional primary care clinics. However, no hospitals are located within a 1.5 mile radius of the study area. As previously mentioned, transit is another challenge in accessing health services. No metro station is within a mile of the nearest hospitals. However, area health service options are expanding.

Currently, a 136-bed hospital and a trauma center are being planned at St. Elizabeths Hospital, along with two new urgent care facilities in Ward 7 and 8.44 45

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Figure 24: Health Assets

(Sources: Open Data DC; HRSA)

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Community Assets & Initiatives Community Assets

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The study area contains a large number of neighborhood assets (Figure 27). The majority of assets are concentrated in the western portion of the study area along MLK Jr. Avenue.

Many of these assets are run by and for the community but also include government services and facilities. The study area contains many schools including nine charter and four public schools. Other government service facilities in the area include a fire station, two large public housing complexes, and seven homeless service facilities. One of the public housing complexes, the 444-unit Barry Farm, is

currently undergoing redevelopment as part of the District’s New Communities Initiative (NCI), “designed to revitalize severely distressed public and subsidized communities plagued with concentrated poverty, high crime, and economic segregation.”46 Within the area are two community gardens as well as ample green space. Both the National Park Service and the DC Department of Parks and Recreation own and operate these properties.

However, not all green space is accessible as highways and dense vegetation restrict the public’s access to some of these areas. Public

Figure 25: A new mural by local artist Luis Peralta Del Valle celebrates Anacostia’s past and future (Image source: Anacostia BID)

art in the area includes two murals within the study area and three additional murals nearby.

The area is also home to a variety of cultural sites.

This includes three museums: the Frederick Douglas National Historic Site, America’s Islamic Heritage Museum and the Anacostia Community Museum. The Big Chair is a wellknown and valued local landmark. Additionally, the study area has a robust church presence with twenty-six churches of various Christian denominations.

Figure 26: St. Teresa of Avila, a historic Catholic church

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Community Groups & Local Initiatives Organization

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Advisory Neighborhood Commission (ANC) 8A & AC Anacostia Business Improvement District (BID) Anacostia Coordinating Council (ACC) Anacostia Park and Community Collaborative (APACC)

Description Study area residents are represented by ANC 8A and 8C. An ANC is a nonpartisan, neighborhood body made up of locally elected representatives known as Advisory Neighborhood Commissioners. ANCs were established to bring government closer to the people, and to bring the people closer to government.

The Anacostia BID is a merchant-led association working to increase—and manage—public and private investment in Anacostia. The BID supplements existing DC government services and programs, enhances street cleaning, sponsors special events and advocates on behalf of stakeholders.

The ACC was established in 1983 as a volunteer membership consortium of organizations and individuals involved with the revitalization of Anacostia and its adjacent neighborhoods. Founded to organize community support for the construction of the Anacostia Metro Station, the ACC has expanded to address many of the issues that face the community. ACC is involved in information sharing, networking, advocacy and community organizing.

APACC is a network of community leaders and organizations working together to make the Anacostia River and its park system the best possible resource for residents of Ward 7 and 8.

AWS is a nonprofit organization with a mission to protect and restore the Anacostia Anacostia River by bringing partners and communities together to achieve Watershed Society a clean and safe Anacostia River, benefitting all who live in its watershed as (AWS) well as future generations.

Far Southeast FSFSC is a community-led organization supporting and empowering Ward Family Support 8. The mission of the FSFSC is to act as a catalyst to develop, nurture and Collaborative sustain partnerships of residents, agencies and institutions in the Southeast (FSFSC) community.

ARCH is a small, nonprofit neighborhood-based community development corporation (CDC). It focuses on the economic regeneration of the Historic Community of Anacostia, using arts, culture, and the creative economy.

HABA, established in 2006, aims to keep neighbors informed and involved Historic Anacostia in the happenings of the community. HABA centers the neighborhood’s Block Association history in its work and is dedicated to preserving and revitalizing the historic (HABA) integrity of Anacostia while also improving the quality of life for residents.

ARCH

There are many active and established community organizations in the study area (Table 2).

In addition to a robust network of community organizations, there are also many active initiatives being led by community members.

This includes the development of a Ward 8 Community Economic Development (CED) Plan. The planning process aims to give Ward 8 residents and stakeholders a “greater collective voice in what happens in their ward.”47 The steering committee for the initiative formed in 2019 and has since formed 11 subcommittees (e.g., housing, cooperatives and family support), each of which is being led by resident and steering committee co-facilitators. Collectively, these aim to “promote Ward 8’s social and economic assets and build the capacity to ensure that existing residents and businesses substantially participate in economic development activities and opportunities in Ward 8 that will create community wealth and economic self-sufficiency.”48 The four core values of the plan include community ownership, cultural enrichment, flexibility and sustainability, and innovation.

Beyond the CED Plan, community organizations are leading a number of community and economic development initiatives spanning arts and culture, small business development, commercial revitalization and workforce development.

Table 2: Local community organizations

31

Figure 28: Anacostia Arts Center, a home for arts, culture, and small business (Image source: ARCH)

Arts and Culture: The study area has a strong arts and culture scene, cultivated by local organizations. ARCH, a local non-profit focused exclusively on the economic regeneration of the Anacostia neighborhood, opened the Anacostia Arts Center in 2013. The Center features an exhibition gallery, a café, space for five galleries/ boutiques and a theater. ARCH also opened the Honfleur Gallery in 2007. The community is home to multiple festivals, including Anacostia River Festival, Anacostia Jazz Hop and Flower Power.

Small Business Development: ARCH has also implemented initiatives to support local entrepreneurs and small business owners. In 2012, ARCH opened The Hive 2.0, which is the only small business incubator in Ward 8. The

Figure 29: The HIVE 2.0 is a local small business incubator (Image source: ARCH)

facility provides affordable office and meeting space and free programming. To date, “The HIVE 2.0 has supported ‘the creation, development and expansion of hundreds of small businesses (mostly minority and/or women-owned).’” 49 Even more have participated in the organization’s free workshops and conferences. Currently, the facility is home to more than 55 entrepreneurs.

Commercial Revitalization: The Anacostia Business Improvement District (BID), in close partnership with ARCH, has led several programs to strengthen the commercial heart of the community. In 2016, they launched Go Anacostia, a website that features the commercial establishments in the area and encourages people to support the neighborhood’s small businesses and organizations. The BID also

oversees a Small Business NGO Group, which completes small business needs assessments and provides support for the businesses in the district. Led by ARCH, the Storefront Improvement Program provides up to 80 percent of the cost for eligible exterior improvements to local storefronts.

Workforce Development: Many workforce development programs are active in the study area. For example, the BID runs a Pathways to Careers Alliance, an initiative aimed at creating jobs opportunities for the under- and unemployed in the neighborhood. To run the program, THE BID partners with Pathways Consortium Partners AEDC, CC Prep and Skyland Workforce Center.

32

POPLAR POINT // EXISTING CONDITIONS

Growth & Development Between 2010 and 2020, decades of previous population decline in DC reversed. The population of the study area increased 4.6 percent. Drivers of growth in the study area include the ripple effects of development initiatives around the Navy Yard catalyzed by the opening of Nationals Park in 2008.

The Navy Yard is across the Anacostia River from Poplar Point.50 Growth is also linked to a 2019 Mayoral Order prioritizing the leasing of District government space in neighborhoods experiencing underinvestment. Wards 7 and 8 have been beneficiaries of this new policy.51 For example, Mayor Bowser announced that the Department of Housing and Community Development (DHCD) will lease 55,000 square feet of space for its headquarters at the MLK Gateway development, located at the intersection of MLK Jr. Avenue and Good Hope Road (Figure 30).52 These trends highlight the role of in-migration to the communities surrounding Poplar Point and are illustrated through the following signs of neighborhood change.

Growth Impacts Declining median household income (-9 percent) in the study area contrasted with rising average household income (+35 percent), suggests widening bifurcation between lowerand higher-income households. Analysis also

Figure 30: Rendering of the MLK Gateway development (Image source: The Mentiki Group)

reveals a significant shift in occupation, trending towards management, business and finance (a +4.7 percentage point change), and office and administrative support (+4.2). At the same time there has been a shift away from transportation

and material moving (-4.3) and construction, extraction, and maintenance (-4.0).53 In the next five years, annual demand for housing units is anticipated to grow 160 percent

33

in the communities surrounding Poplar Point, outstripping the number of units produced (Figure 31).54 This may put pressure on home values and rents in the neighborhood, which have already grown consistently in the past decade. Median home values, for example, surpassed 10 percent growth rates pre-pandemic, reaching $323,000, whereas median gross rents surpassed 5 percent growth, reaching $1,080 per month.55 If gross rents follow submarket growth rates in the next five years, rents will reach $1,390 by 2025.56

Units

This raises affordability and displacement concerns. In the past 10 years, the median gross rent as a percent of household income has grown steeply: from approximately 30 percent in 2010 to over 50 percent in 2019.57 The vulnerability of residents to the effects of displacement and gentrification is further evidenced through the study area’s Housing Precarity Risk score, a measure calculated by the University of California Berkeley’s Urban Displacement Project. The Project calculates the score based on an area’s eviction risk, displacement vulnerability, and pandemic unemployment. As shown in Figure 32, Poplar Point has the highest possible Housing Precarity Risk score.

Units built each year

Units absorbed each year

Figure 31: Average Annual Housing Supply (Source: 5-Year ACS; REIS – Anacostia / Northeast DC Submarket)

34

POPLAR POINT // EXISTING CONDITIONS

Figure 33: Rendering of the Bridge District (Image Source: Urban Turf)

Figure 32: Housing Precarity Risk score (Source: UC Berkeley Urban Displacement Project)

Growth Management The public sector has made efforts to guide and influence growth both in and around Poplar Point and through District-wide policies and initiatives. In May of 2021, Mayor Bowser announced a major commitment to increase affordable housing in DC, allocating an additional $400 million over the next two years.58 In the same month, DC City Council voted to approve updates to the city’s Comprehensive Plan, which contains land use and zoning standards

to guide the District’s future growth.59 The amendments will allow for a 15 percent increase in housing stock and include stronger language around equity and anti-displacement. These recent policy developments paint a picture of the context that development and growth are taking place in, and the public’s priorities in shaping that growth.

The District has also partnered with the private

Figure 34: Rendering of the 11th Street Bridge Park (Image Source: Dezeen)

sector to spur new development in the study area. Figure 35 shows that development is concentrated on the main commercial corridor adjacent to Poplar Point. The District is actively influencing the type and character of these projects through “boutique” zoning on the Bridge District site along North Howard Road, which aligns with neighborhood planning and sustainability goals.60

35

Figure 35: New developments

36

Environment Topography relatively consistent (Figure 36). Elevations range from one to four feet above mean sea level near the river’s edge and in the wetlands. Elevation increases to between seven and 13 feet in the eastern and western portions and to between 16 2 2 26

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Poplar Point was formerly an area of tidal mudflats, but its natural topography was altered by the dredging and filling of the Anacostia and Potomac Rivers in the early 20th century.

Ground surface elevations in the area today are

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Figure 36: Elevation across the site (Source: Open Data DC)

Figure 37: View of changing elevation on the site, left of the river

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Flood Risk Poplar Point, which is along the tidal Anacostia River and situated in a low-lying area, is particularly vulnerable to flooding and its damaging impacts.

There are three major flooding types that pose threats to the District: riverine flooding, coastal (or tidal) flooding and interior flooding. Riverine flooding occurs when rivers and their streams and tributaries overflow their banks. Coastal flooding is inundation from high tides and coastal storms. Interior flooding is flash flooding

from intense precipitation. Climate change and urbanization have exacerbated coastal flood risk across DC. Water levels for the both the Anacostia and Potomac Rivers have risen 11 inches in the past 90 years.61 Increases in average sea level, tidal variability and storm surge can cause extreme water levels in the Anacostia River and impact Poplar Point. Coastal flooding is the primary flood hazard facing the site and nearby community. Additionally, flatter elevation and

Figure 38: 100-year and 500-year FEMA floodplains (Source: FEMA)

slower stream flow of the Anacostia River compared to the Potomac means that sediment remains in the Anacostia streambed instead of washing downstream into the Potomac.62 This phenomenon poses additional flood risks to the surrounding coastal areas during coastal storms and other precipitation events.

As the climate changes, interior flooding— or flash flooding caused by heavy rainfall, impervious surfaces, and insufficient drainage capacity—is also an increasing threat to the area.

Figure 39: Projected sea level rise (Source: NOAA)

POPLAR POINT // EXISTING CONDITIONS

38

Over the coming decades, heavy precipitation events are expected to increase in frequency and severity. A present-day 100-year flood event could become a one-in-25-year flood event by 2050, and even a one-in-15-year event by the 2080s.63 Furthermore, as sea level rises, soil loses its capacity to absorb as much runoff from stormwater.

account for base flood elevation plus an additional height informed by National Oceanic and Atmospheric Administration (NOAA) sea level rise predictions.64 A portion of the Poplar Point site sits within a tidal shoreline buffer zone outlined by DOEE, which is similar to the six-foot inundation sea level rise projection from NOAA (see Figure 39).65

Riverine and coastal flooding are captured by the Federal Emergency Management Agency (FEMA) 100-year and 500-year floodplain designations (see Figure 38). The 100-year floodplain indicates an annual 1 percent chance of flooding; the 500-year floodplain reflects an annual 0.2 percent chance. Much of the Poplar Point site is within a 100-year or 500-year floodplain.

Wards 7 and 8 in the District contain 99 percent of single-family homes and 97 percent of multifamily homes that fall within the city’s 100year floodplain, but risk extends beyond that boundary.66 The First Street Foundation’s Flood Model of property-level risk helps to understand risks facing the area (Figure 41). The First Street model shows that more structures across DC are at risk of flooding than are reflected by the FEMA 100-year floodplain (SFHA) map. As a result, of those living outside of the SFHA, many do not know they face high risk.67 Many of these at-risk properties are residential.

While these floodplains are useful in considering future trends, the maps are based on historical analysis, and flood risk is likely to worsen due to climate change. Additionally, interior flooding is not captured on FEMA maps, so areas only at risk of stormwater-related flooding are not reflected. The nature of interior flooding makes it difficult to model and capture consistent data, but there are ongoing efforts to incorporate interior flood risk into flood risk tools.

In response to federal and district priorities and preparation for climate change impacts across the District, The DC Department of Energy and the Environment (DOEE) is shepherding a revision process for proposed updates to floodplain regulations. One specific update involves a proposed tidal shoreline buffer to protect areas at risk for sea level rise inundation.

The buffer requires new development to

One element of broader flood resiliency is flood insurance. However, participation rates in the National Flood Insurance Program (NFIP), which provides the vast majority of flood insurance policies in District, have been declining.

While flood insurance coverage is mandatory for property owners within the 100-year floodplain—also referred to as the Special Flood Hazard Area (SFHA)—insurance is voluntary for property owners outside of this designation. As previously stated, many properties outside of the SFHA face substantial risk of flooding.

As of January 2021, only 46 NFIP policies were in place in zip code 20020, which encompasses the majority of the Anacostia community.68 Flood insurance may be financially out of reach for some residents. However, NFIP is replacing the FEMA zone-based rating system with a pricing methodology that generates premiums based on an individual property’s flood risk and accounts for the value of that individual property.69

Figure 40: Refined tidal shoreline buffer calculation process presented by DOEE as part of the District-wide proposed floodplain regulations updates in April, 2021

39

Figure 41: A holistic view of flood risk

(Sources: NOAA, FEMA, First Street Foundation Flood Model)

Please note that the red dots for the First Street Foundation (FSF) data are approximate clusters based on author observation of FSF’s open FloodFactor.com map. Larger dots are indicative of areas with several properties at more severe flood risk levels, compared to the smaller dots representing areas with properties at a moderate risk level.

40

Sewage Infrastructure

POPLAR POINT // EXISTING CONDITIONS

Flood risk is also interrelated with sewage infrastructure and stormwater management.

Figure 42: CSO discharge point at Poplar Point

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A portion of Poplar Point and Historic Anacostia sit within the District’s combined sewer system.

A combined sewer system conveys both sanitary sewage and stormwater in one piping system. This differs from the municipal separate sewer system (MS4), a system comprised of two distinct piping networks, that spans other portions of the site. The sewer sheds—or drainage areas—for both systems are illustrated in Figure 43.

When the capacity of a combined sewer is exceeded during rain events, regulators are designed to allow the excess flow—a mixture of both stormwater and sanitary waste—to discharge into DC waterways. This excess flow is called combined sewer overflow (CSO).

Release of the CSO is necessary to prevent the flooding of nearby buildings, roadways, and other spaces.

While the discharge is crucial for mitigating potential flooding, CSOs present concerns, especially in an area with poorer health outcomes. If heavy rainfall events are coupled with already higher water levels in receiving waterbodies, more water may overwhelm the drainage systems and overflow from the designated discharge area. Additionally, this discharge may contain harmful pollutants that pose health risks for anyone who comes into contact.

Figure 43: Storm sewer shed system in Poplar Point (Source: Open Data DC)

41

Heat Risk Across the District, average annual temperatures have increased by 2°F over the last 50 years.

Average temperatures are projected to continue rising in the District, increasing from a historical summer average temperature of 87°F to between 93°F and 97°F by 2080.70 Heat emergency days, when the heat index reaches 95°F, are projected to increase to 40 to 75 days per year by 2080, significantly higher than the historical average of 30 days per year.71 Beyond average values across the District,

some locations are more exposed to high heat conditions than others, largely due to differences in land use. Heat islands can result in temperatures about 1 to 7°F higher than in neighboring areas, and these differences are greatest in humid cities like DC.72 Since land use characteristics have such a strong effect on localized temperature, tree canopy and large areas with vegetation coverage can help keep air temperatures cooler in heavily urbanized areas. The current state

of the Poplar Point site, with a significant area of heavily vegetated land, provides a localized cooling effect and associated benefits to the area. Figure 45 shows the satellite imagery of the large, vegetated area of Poplar Point alongside the Normalized Difference Vegetation Index (NDVI) derived from National Agriculture Imagery Program (NAIP) satellite imagery.73 74

Figure 44: The heavily vegetated area within the Poplar Point site provides significant cooling benefits (Sources: Google Earth; NAIP)

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POPLAR POINT // EXISTING CONDITIONS

Despite the cooling effects from the heavily vegetated area within Poplar Point, temperatures in the study area are higher than some other parts of DC. Temperatures in many locations of the study area reach the mid-90s (°F) on typical summer days (see Figure 46). Figure 46 also shows the localized cooling impact of the vegetated areas within the study area.

The impacts of extreme high temperatures and urban heat islands are influenced by the socioeconomic characteristics of a community.

Extreme heat can create life-threatening conditions in which residents who don’t have access to cooling resources are at greatest risk.

Figure 46: Land surface temperature (Sources: Open Data DC; Landsat 8 Satellite Imagery)

43

Populations that are likely to be at risk during extreme heat events include the elderly and children, those with underlying health conditions, those living below the poverty line, those without health insurance and those with lower levels of education.75 The study area is characterized by several factors that, combined with temperature conditions, make extreme heat vulnerability a serious concern in the study area (see Figure 47). The area has very low access to District-designated cooling centers and high travel distances to grocery stores and health care services, which means residents likely spend more time walking or waiting outside to meet basic needs.76

Figure 47: Heat vulnerability index (Source: DC Policy Center)

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Environmental Assets Despite these challenges, Poplar Point has a range of environmental assets. A large number of urban street trees grow in Poplar Point and surrounding neighborhoods (Figure 48).

As previously mentioned, about half of the study area is in a combined sewershed. Some infrastructure is already in place to manage or mitigate the impacts, such as green roofs and

POPLAR POINT // EXISTING CONDITIONS

However, the impact of these trees may be limited. Many are young and have relatively small canopies and cannot provide the

maximum environmental benefits of shade, air purification, urban heat mitigation, and storm water management.

downspout disconnections. While there are a number of examples of best management practices in the area, many of these interventions are small and site specific (Figure 49).

The vegetation in Poplar Point is diverse and contains some assets that can be protected, expanded or improved upon, as well as hazards that need to be mitigated. While the site has dense clusters of trees growing in some areas, other areas are less vegetated fields. In these areas, storm water retention and heat mitigation are less effective. The site also contains contaminated soil from prior industrial uses.

Marshlands at Poplar Point contribute to stormwater management and provide important habitats for animals and plants. The site contains many species of plants and animals, including77: • • • • • • • • • • • • • •

Figure 48: Street tree canopy (Sources: Open Data DC; DDOT Urban Forestry Division)

Cherry trees; Northern wild rice; Cattail; Nuphar; Milkweed; Joe Pye and button bush; Osprey; Bald eagles; Songbirds; Waterfowl; Foxes; Beavers; Muskrats; and Turtles.

Invasive species are also a problem that the National Park Service continues to try to control.78

45

Figure 49: DOEE best management practices

(Sources: Open Data DC; DOEE)

46

Chapter 3 /

PROCESS & APPROACH

47

Creating a plan for Poplar Point was a multi-step, iterative process, guided by thorough research on the site and surrounding study area, community needs and concerns, and District priorities. At every step and iteration, collaborators, experts, and community insights were relied on to craft and refine the ultimate proposals. The project team analyzed the existing conditions in the study area to identify strengths and challenges and made recommendations guided by the Resilient DC plan. Additional flood and development models were used to inform proposals.

48

From Research to Planning Initial Stakeholder Meetings

POPLAR POINT // PROCESS & APPROACH

On top of readily available quantitative data, the team relied on local community members and experts to understand perceived community needs and challenges. Those stakeholder meetings included: •

Duane Gautier, CEO and President of ARCH

•

Brenda Richardson of Anacostia Park and Community Collaborative (APACC)

•

Hallie Boyce and Eve Ding of OLIN

•

The Ward 8 Community Economic Development Plan Townhall, joined virtually

Site Visit In addition, the project team visited the site and study area on September 10, 2021. The project team met with members of the Anacostia Waterfront Working Group for a tour of the site and points of interest such as the historic seawall, WMATA station, and Historic Anacostia commercial corridor led by Andrea Limauro, Valecia Wilson and Stephen Gyor of the DC Office of Planning (DCOP).

Figure 1: Site visit with DCOP

The project team also participated in a walking tour of the neighborhood led by longtime resident Craig which included points of interest such as the Frederick Douglass National Historic Site and provided a critical local perspective.

Additionally, the team joined a boat tour of the Anacostia River led by the Anacostia Riverkeeper.

Figure 2: Walking tour with DCOP

Figure 3: Walking tour of Historic Anacostia

49

Identifying Strengths and Challenges Through the project team’s analysis of the existing conditions, major themes emerged related to the study area’s unique strengths and challenges.

Strengths 1 Poplar Point is located in a highly strategic location. The site has plentiful access to the Anacostia River, close proximity to downtown DC, and a strong legacy of historic preservation in the adjacent Historic Anacostia neighborhood.

2 The study area is characterized by strong community cohesion and a network of dedicated institutions. For example, the area is home to ample community assets and institutions, highly valued cultural heritage and legacy, and an active small business community.

Challenges 1 Access to key services and information is limited. This challenge spans physical connectivity issues across public transit access, poor walkability, and underdeveloped digital connectivity.

The immediate area faces limited economic opportunities and is lacking anchor institutions. Residents of the study area experience comparatively poor health outcomes along with higher poverty and unemployment rates compared to the District as a whole.

2 The study area faces a series of pressing and emerging environmental hazards. The area, and especially Poplar Point, is vulnerable to both coastal and stormwater-related flooding and extreme heat hazards. Pollutants in the river and the wetlands pose additional physical and environmental health concerns.

3 There are favorable conditions for development and city support for achieving equity goals. The District has policies in place to encourage equitable development and strongly supports resilience and environmental initiatives through design guidelines and plans. The location provides prime conditions for affordable and mixed-use development. In recent years, community groups and developers have invested in the area’s commercial corridors, indicating the potential for further economic development.

3 Finally, the study area faces competing goals and pressures.

The site has many stakeholders with differing priorities. Any proposals at Poplar Point must account for two interconnected goals: (1) addressing the district’s and community’s urgent housing needs; while (2) respecting and including Ward 8 residents in the benefits of development—rather than repeating historic injustices of displacement.

50

October

December

Met with Todd Lieberman, Brinshore Development

First DC site visit

Met with Thor Nelson, DC Housing Authority

POPLAR POINT // PROCESS & APPROACH

Presented to Nick Bonard, DOEE

Figure 4

OLIN presented on 11th Street Bridge Park

Met with Brenda Richardson of the APACC

Attended Ward 8 CED Plan Town Hall

Met with Matthijs Bouw and Erick Guerra, Professors at Weitzman School of Design, UPenn

Final presentation to DCOP and jurors

Presented to Daniel Lyons and Jonathan Kayne, DMPED

Met with Aleksandr Suurna, DC Housing Authority

Figure 5 Figure 6

Met with Duane Gautier of ARCH CDC

September

2nd site visit: studio presented alternatives to AWWG and DCOP

3/4 Review to DCOP and panel

November

51

Guiding Framework: Resilient DC Throughout the project, all alternatives and proposals were designed to align with the goals identified in Resilient DC, the District’s roadmap to resilience. These goals guide long-term strategies to manage expected change, and are informed by past efforts and input from stakeholders across the District. The goals are:

Inclusive Growth

Climate Action

Smarter DC

Safe & Healthy Washingtonians

Inclusive Growth, which envisions a DC where all residents benefit from continued economic and population growth, whether they have been here for five minutes or five generations. This goal includes initiatives to leverage growth and counter growing inequality.

Climate Action, which envisions a DC that is prepared for the impacts of climate change and a District where residents and businesses take bold action to combat its causes. This goal includes initiatives to uphold the commitments of the Paris Climate Accords and lead the nation in climate change response.

Smarter DC, which envisions a DC that embraces advancements in technology, while minimizing the negative consequences of change.

This goal includes initiatives that will make DC a technology-enabled city with strong support and safeguards for its residents.

Safe & Healthy Washingtonians, which envisions a DC where every neighborhood is safe, our residents are strong and healthy, and all Washingtonians can thrive.

This goal includes initiatives that build individual resilience for every resident by addressing disparities in health and reducing crime in all neighborhoods.

Systems Approach The project team used a systems approach to analyze information and produce proposals. This method emphasizes treating site conditions and proposed interventions not as individual components, but as gears in an inter-dependent network where each part influences, and is integral to, the success of the whole. Key systems identified during this project include water management, open space, circulation, and development.

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POPLAR POINT // PROCESS & APPROACH

Initial Alternatives for Poplar Point The project team drafted and presented the following four proposals based on existing conditions research, stakeholder meetings, site visits, identified study area strengths and challenges, and Resilient DC goals. Several baseline elements are common across all four initially proposed alternatives. These elements are designed to respond to climate change through water management, connect the site with nearby neighborhoods, and provide enjoyable spaces for residents and visitors.

Proposed interventions included public Wi-Fi, playgrounds and splashpads, memorials, oyster reefs and activated underpasses. The four alternatives focused primarily on physical, place-based strategies to enhance the resilience of Poplar Point. The project team also incorporated high-level policy considerations related to transit access, intentional development, community services, and resilience programming.

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1. Existing Concept

2. Celebrating Culture & Ecology

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3. Strategic Development

4. High Density Eco-District Figure 7: Land use overviews of all four alternatives

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Alternative 1: Existing Concept

Alternative 2: Celebrating Ecological & Cultural Assets

POPLAR POINT // PROCESS & APPROACH

The first alternative for the site proposed concentrating development on higher ground and keeping park space contiguous, in line with the Anacostia Waterfront Working Group (AWWG) land use map produced during the summer workshops. The objective of the summer workshops was to create a shared Poplar Point land use map that balanced ecological benefits, recreation, new housing and other development potential.

In addition, the workshops sought to create land use configurations that accommodated areas of special environmental concern while maximizing development potential. An overarching objective was to create a roadmap for District agencies to pursue next steps for the site.

The second alternative proposed preserving, expanding, and investing in existing environmental assets through the creation of a new community park that celebrates the heritage of Historic Anacostia.

This alternative included some development, but only in areas outside of the 100-year FEMA floodplain. This approach was intended to ensure the long-term viability of site uses and protect from future climate-related displacement and costs. Together, these recommendations reflected the adjacent neighborhood’s strong community and cultural heritage, while preserving the site’s ecology.

The proposal from the project team, using the summer workshop land use map, included protective measures to ensure the future flood resiliency of all development. This alternative included a large amount of open space for recreation and programming, as well as a focus on maintaining important historical site elements.

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Figure 8: Alternative 1 vision map

Figure 9: Alternative 2 vision map

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Alternative 3: Strategic Development

Alternative 4: High Density Eco-District

The third proposed alternative focused on meeting DC Housing goals while minimizing impacts from climate change through strategically siting development and implementing resilient construction methods.

This alternative included the creation of many new housing units and commercial spaces, while requiring climate resiliency infrastructure that was less extensive than other options.

Compared to the Existing Concept alternative, this alternative pushed further on climate resiliency through the creation of a natural shoreline, eliminating development in the sea level rise inundation zone, and concentrating new construction in areas outside the current 100-year floodplain.

The fourth alternative envisioned a phased approach to development that allowed for the creation of new water management systems that could expand the contiguous developable area of Poplar Point.

This proposal responded to population growth projections for Anacostia and allowed the District, as the future owner of Poplar Point, to shape the course of development in a resilient and inclusive way.

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Figure 10: Alternative 3 vision map

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Figure 11: Alternative 4 vision map

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Workshopping and Refining

POPLAR POINT // PROCESS & APPROACH

These four alternative proposals for the site were presented to the Anacostia Waterfront Working Group (AWWG) on October 13, 2021. After the presentation, AWWG members were invited to participate in a charette to provide feedback on each alternative.

From this feedback, the project team refined the alternatives into two main proposals as well as a set of baseline interventions, both physical and policy, that are critical for the site’s resiliency, regardless of the level of site development. Over the remainder of the semester, the project team met with various subject matter experts and Penn faculty to ensure the proposals included the latest resiliency strategies and were vetted by experts.

Through this process, the project team arrived at two final proposals for Poplar Point, as well as a suite of baseline physical and policy interventions to enhance resilience into the future.

Figure 12: October 13th charrette session

The project team thanks the following people for their input and expertise: • • • • • • •

Matthijs Bouw—Professor of Practice, Weitzman School of Design; Rockefeller Urban Resilience Fellow; McHarg Center Fellow for Risk and Resilience Erick Guerra – Associate Professor, Weitzman School of Design; Director, Cm2 University Transportation Center Thor Nelson—Chief of Planning, Design and Construction, DC Housing Authority Aleksandr Suurna—Office of Capital Programs, DC Housing Authority Todd Lieberman—Executive Vice President and Development Manager, Brinshore Development Nicholas Bonard– DC Department of Energy & Environment Daniel Lyons and Jonathan Kayne – Office of the Deputy Mayor for Planning and Economic Development

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Technical Analyses The project team conducted housing development and flooding analyses to inform proposals.

Housing The project team developed a “pencil out” model to evaluate the economic feasibility of housing development on the site and the effect of different financing strategies on depth and breadth of potential affordability. The output of this model was a projected yield on cost—or annual Net Operating Income (NOI) divided by project cost (the cost of the land plus the cost of development).

We defined “feasible” as a development project that generated a 20 percent return above market cap rates (that is, a 20 percent return above what one could earn buying an existing, comparable property listed on the market. For example, given that the market cap rate of new, Class A residential development in Washington DC is 5.25 percent, any proposed residential uses would need to achieve a yield on cost of 6.30 percent.

Baseline assumptions driving the housing affordability model are shown in Table X. Under these baseline assumptions, the model indicated the feasibility of residential development at Poplar Point with a residential unit mix of 70 percent market and 30 percent affordable , where affordable units allocated 15 percent toward households earning 50 percent of DC’s AMI and 15 percent toward households earning 30 percent.

The model was able to achieve office development with a similar mix—70 percent market rate and 30 percent affordable—between market-rate space and subsidized space available at 50 percent below market rents.

• Building Configuration

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• • NOI

• •

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Project Costs

Cap Rates

•

• •

A loss factor of 15 percent (non-rentable space for common areas, elevators, staircases, hallways, etc.)

An average unit size of 915 square feet, assuming 50 percent 1 bedroom units at 750 square feet, 30 percent 2 bedroom units at 1,000 square feet and 20 percent 3 bedroom units at 1,200 square feet Average market residential rents of $3,200 benchmarked against an analysis of comparable 1-, 2- and 3-bedroom units Affordable rents benchmarked to 80 percent,50 percent and30 percent Area Median Income (AMI), as defined in the DC Housing Equity Report1 Market retail rents of $40 per square foot per year and market office rents of $70 per square foot per year benchmarked against an analysis of comparable properties Assumed vacancy of 95 percent and operating expenses of 30 percent of gross rent per square foot A 75-year ground lease for each property, paid upfront for a value of $1.5 million, in line with case studies from the Center for Housing Policy’s report, “Public Land & Affordable Housing in the Washington DC Region”2 Development costs in line with Cumming Group’s 2021 cost estimates specific to Washington DC3 o $250 per gross square foot for mid-rise multi-family residential o $300 per gross square foot for high-rise multi-family residential o $500 per gross square foot for high-rise office A residential cap rate of 5.25 percent An office cap rate of 5.50 percent Table 1: Baseline housing assumptions

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For the Building Equity proposal, the project team developed further permutations of this model to explore a broader range of uses and layer in additional financing strategies.

Rental housing layering in 4 percent Low Income Housing Tax Credits (LIHTC) and Project Based Vouchers (PBV)

POPLAR POINT // PROCESS & APPROACH

1.

LIHTC Assumptions • An eligible basis excluding any associated land costs • A 130 percent high-cost adjustment to the project’s eligible basis given the site’s location in a Difficult to Develop Area or Qualified Census Tract • An applicable fraction that excluded any market rate units or square feet allocated towards retail use • A tax credit rate of 3.15 percent as published by the IRS4 • A tax credit factor (or market price) of $0.90 for every $1.00 of tax credit

LIHTC: a tax credit subsidy for the construction of affordable rental housing 2. PBV: a voucher linked to a specific unit, PBV Assumptions contributing the difference between • Fair Market Rents for 1-, 2- and 3-bedroom units as set by the DC Housing Authority5 what a low-income tenant can afford • Applicability to units targeted towards residents earning 0-7.5 percent of DC AMI (30 percent of monthly income) and a determine Fair Market Rent Outcome: fully mixed-income development split equally between households earning 100 percent, 50 percent, 30 percent, 15 percent, 7.5 percent and 0 percent AMI

• For-sale housing based on cross-subsidized market rate and affordable units

•

Monthly mortgage payments based on a 20 percent down-payment, 3.69 percent interest rate and 30-year amortizationAffordability benchmarking monthly mortgage payments and an assumed $120 monthly maintenance cost against DC AMI A target return over project cost of 20 percent

Outcome: 75 percent market-rate home sales with 25 percent targeted towards 15 percent AMI; alternatively, 65 percent market-rate home sales with 35 percent targeted towards 50 percent AMI

• Commercial development layering in New Market Tax Credits (NMTC)

An assumed tax credit value of $20 million, benchmarked against comparable NMTC projects in Washington DC

Outcome: 75 percent market rate space with 25 percent offered at an 85 percent rent subsidy; alternatively, 60 percent market rate space with 40 percent offered at a 50 percent rent subsidy Table 2: Additional modeling for Building Equity proposal

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Flood Modeling For each proposal, the project team ran flood modeling scenarios to determine the impacts of flooding in the event of a 100-year storm. The team explored simulations in HEC-RAS—a modeling tool developed by the US Army Corps of Engineers (USACE) Hydrologic Engineering Center—and ESRI’s ArcGIS Pro to best model the impacts flooding on the site. Before conducting the flood modeling, the team altered the terrain for each alternative to reflect ideal conditions at the site. The team used HEC-RAS Mapper—an interface within the main HEC-RAS program allowing users to manipulate geospatial data to be used in modeling— to perform the terrain alterations.1 A Digital Elevation Model (DEM) cropped to Southeast DC was used as the terrain input upon which modifications were made. The DEM input to HEC-RAS came from the US Geological Service’s 3D Elevation Program.

Terrain Modifications: Building Equity District The following terrain modifications were made for the Building Equity District: •

Creating a channel winding through the wetlands park and into the Anacostia River to simulate the daylighting of Stickfoot Creek

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Raising the elevation of the entire proposed development area to 16 feet, thereby creating a berm to protect future development from 100-year floods (see Figure 13)

•

Raising the elevation of land to create a secondary berm of 13 and a half feet

Figure 13: Terrain modification in a portion of the Building Equity District near The Point. All developable land is raised to 16 feet above ground to ensure that new construction is out of the 100-year floodplain.

Terrain Modifications: Eco-Cultural District The following terrain modifications were made for the Eco-Cultural District (Figure 14): •

Creating a channel winding through the wetlands park and into the Anacostia River to simulate the daylighting of Stickfoot Creek

•

Filling in the existing earthen berm running mostly parallel to the underground WMATA tunnel

•

Creating a three-pronged protective berm system to protect the NPS facility from 100year floods and periodic extreme precipitation events Figure 14: Terrain modifications in the Eco-Cultural District showing the daylighting of Stickfoot Creek, the construction of a three-pronged earthen berm system, and the filling in of the existing berm.

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While the Building Equity District Proposal enables a larger scale and density of development at the site, the earthworks and terrain modifications needed to secure the site from future storms and sea level rise will likely result in larger costs than the smaller footprint terrain modification found in the Eco-Cultural District Proposal.

Figure 15: Screen capture of example inputs in the geoprocessing window for the Arc Hydro floodplain dilineation simulation in ArcGIS Pro.

POPLAR POINT // PROCESS & APPROACH

ArcGIS Pro Simulation

The Arc Hydro toolbox within ArcGIS Pro contains a floodplain delineation from cross sections geoprocessing workflow.2 The team used this workflow to simulate a new 100-year floodplain based on terrain modifications made to the DEM of the Poplar Point site.

Data inputs included a raster image of the modified DEM for the terrain, Anacostia River cross section data, and projected water surface elevation levels at each cross section for a future 100-year storm.

Note that the cross section and water surface elevation data were provided by FEMA and made available through Open Data DC. The simulation produced a number of outputs: •

New floodplain polygon

•

New flood depth raster with the modeled depth at each pixel

•

New water surface elevation raster

For the purposes of the project’s analysis, the floodplain polygon was sufficient for identifying where the new 100-year floodplain boundaries are situated compared to the existing boundaries.

The polygons for each proposal confirmed that the terrain modifications are sufficient for protecting desired land—the developable land in the Building Equity District and the NPS asset in the Eco-Cultural District—from 100-year storm flooding impacts.

Figure 16: This image shows one iteration of the HEC-RAS steady flow simulation for the Eco-Cultural District that overestimates the inundation present on the eastern portion of the site. In this simulation, the berm does not provide any protection of the NPS asset, and the flood extent is larger than the FEMA 100-year floodplain. The team opined that discharge rates used from up upstream gauge did not reflect the actual flow rates around Poplar Point, thus leading to overinundation.

HEC-RAS Simulation

While the team elected to use the simulation outputs from the ArcGIS Pro process, steady flow simulations for floodplain delineation were also run in HEC-RAS for comparison.

Data inputs in HEC-RAS included the raster image

of the modified DEM as the terrain, the Anacostia River cross section data (the same data used in ArcGIS Pro), roughness values (a coefficient called “Manning’s n”) commonly associated with land types in the National Land Cover Database, and Anacostia River discharge volume and flow

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The team recognized this as an overestimation because it was also run using the unaltered digital elevation model, and the resulting floodplains did not align with FEMA’s current 100-year projections. Also, the simulation shows that the berm does not provide any protection of the NPS asset; this would not be the case since the berm specifications exceed the climate-adjusted design elevation standards for protecting development amidst sea level rise.

Building Equity District S t t h 11

However, given that the Anacostia River is tidal and the lack of historical data available at the relatively new tidal gauge at Buzzard Point, upstream discharge rates were taken from a stream flow gauge much further upstream, and downstream rates were taken from the gauge at the confluence of the Anacostia and Potomac Rivers. The HEC-RAS steady flow simulation continuously overestimated the amount of flooding that the Poplar Point site would experience at the different intervals.

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rates for different recurrence intervals (100- and 500-year storms) from the FEMA Flood Insurance Study (FIS) for Washington, DC.3

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Consequently, the team elected to use the floodplain simulation tools made available through the Arc Hydro toolbox in ArcGIS Pro to better simulate flooding along a tidal river.

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Figure 17 and 18: Floodplain polygon outputs from the simulations mapped for each proposal.

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Chapter 4 /

PROPOSALS

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This studio presents two visions of a resilient Poplar Point. Proposal 1, the Building Equity District, contemplates the importance of cultural resilience in a city and in a neighborhood at the frontlines of displacement. It recognizes the stakes at Poplar Point: a once-in-a-lifetime opportunity for the District to shape development in Anacostia in a way that prioritizes affordability, community inclusion, and Black cultural preservation. Proposal 2, the Eco-Cultural District, is rooted in a deep understanding of ecological resilience. It recognizes the imminent threats of flooding and sea level rise in Anacostia and presents a vision for Poplar Point as a robust community asset that will adapt to a changing climate future.

Each proposal starts from a different vantage point of what “resilience” might mean for Poplar Point and follows those threads to develop a distinct set of resilience-building proposals. Taken in dialogue, these proposals show the many facets of resiliency planning. They also reveal a need for planners to embrace and deeply explore these multitudes in order to design holistically, with and for both nature and community.

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Two Visions for Poplar Point 1. Building Equity District

POPLAR POINT // PROPOSALS

Focus:

Housing affordability and inclusive development th

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2. Eco-Cultural District

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Figure 2: Overview of Eco-Cultural District proposal

2,798 housing units

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Proposals //

Baseline Elements Baseline recommendations are interventions that are included in both the Building Equity and EcoCultural proposals. While these elements apply to both, many are implemented at different scales and capacities depending on the proposal.

These recommendations are critical interventions to ensure the site is environmentally resilient, welcoming, and accessible, at any level and type of development.

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Figure 3: Overview of baseline recommendations ­

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Wayfinding and Signage Partners

POPLAR POINT // PROPOSALS

• Anacostia BID • DPR

Each proposal includes wayfinding and increased signage throughout Poplar Point with branding specific to the area. Branding should reflect the area’s unique history and culture, create cohesion, and increase connection to Poplar Point.

For example, the nearby Anacostia neighborhood has signs with historical information. Similarly, a wayfinding system throughout DC guides residents and visitors using pedestrian-related directional, identification, and map signs. Signs in both Anacostia and throughout DC have unique and distinguishable branding.1

Timeline Short

Goals Met Medium

Long

CASE STUDY

Historic Anacostia Wayfinding Washington, DC Signs throughout Anacostia contain information on the historical significance of the area.

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Underpass Connections Partners • DC Artists East • Anacostia BID • ARCH

Timeline Short

Goals Met Medium

Long

Poplar Point is disconnected from the Anacostia neighborhood by I-295. Two underpasses on Good Hope Road SE and Howard Road SE are important connection points between Historic Anacostia and Poplar Point, yet the underpasses are currently dark and unwelcoming. Lighting and wayfinding for both underpasses should be improved through collaboration with local arts organizations. Widening sidewalks and adding planters near the entrance are other possible interventions to make these entryways more inviting.

Figure 4: Project team walking through underpass at Good Hope Road SE.

Beyond physical improvements, community organizations could consider programming a temporary space on the Poplar Point side of I-295 near the Good Hope Road SE underpass. If organized during the planning and design process for Poplar Point, this could serve as a way to further connect Anacostia residents to the project site as well as provide a space for engaging existing residents in imagining and shaping its future. A similar programmed space in Manhattan, Paths to Pier 42, was created prior to a waterfront park development project.2

CASE STUDY

Light Rails Birmingham, AL This programmable light and art installation brings color to an underpass.

Image source: My Modern Met

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Baseline Hydrological Practices Partners • • • •

DOEE DC Water Anacostia Watershed Alliance Anacostia Riverkeepers

Goals Met

Timeline Short

Medium

Long

POPLAR POINT // PROPOSALS

Enhanced water management is a core part of both proposals, as the site will be underwater in the future if water management systems are not thoughtfully implemented. To help protect Poplar Point and nearby areas, as well as assist in pollution control, the following three interventions are critical:

1. Daylighting Stickfoot Creek: Many waterways have been forced underground and channeled through pipes. “Daylighting” these creeks refers to the process of bringing these channels back to the surface, which helps to prevent flooding.

2. Bioremediation of the wetlands: Bioremediation uses natural elements, such as plants and microorganisms, to clean wetland pollution from both the water and soil.

This process creates a healthy and thriving environment that increases the value of an area and creates a space for water retention to prevent flooding.

3. Adding a living shoreline: A living shoreline is a nature-based solution that uses different types of plants and organic material at the water’s edge to help combat erosion, break energy from waves, and reduce water pollution.

The wetlands on the site need remediation due to pollutants in the water and soil. Additionally, the wetlands could be designed to become tidal marshes as sea level rises. This planning for future sea level rise is an integral part of the adaptive pathways thinking integrated into both proposals. These naturebased solutions could work together across the site to create adaptable and long-term sea level rise and flood mitigation, keeping the neighborhood safe and healthy.

Figures 5-7: Examples of the interventions from other cities (Image sources: WHYY, Landezine)

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Green Stormwater Infrastructure Best Management Practices Partners

Timeline

• DOEE • DC Water

Short

Goals Met Medium

Long

Poplar Point is at risk for both river and stormwater flooding, and a portion of the site is in a combined sewer shed. To help manage flooding and prevent combined sewer overflow (CSO), baseline recommendations include the implementation of green stormwater infrastructure (GSI) best practices throughout the site, within adjacent development, and across Historic Anacostia. GSI carries many co-benefits including reducing pollution, beautifying the neighborhood, protecting community health, and improving local ecosystems.9 These interventions include, but are not limited to: •

•

Bioswales: Bioswales are vegetated, shallow, landscaped depressions engineered with gravelly soil or mulch to capture, treat, and infiltrate stormwater runoff as it moves downstream. Bioswales are flexible and vary from site to site, but are often found along curbs and in parking lots.

Rain gardens: Rain gardens are strategicallyplaced landscaped areas that contain native plants, and are connected to a downspout for collecting and absorbing stormwater runoff.

The gardens achieve filtration by collecting the stormwater, slowing the flow, and allowing the water to infiltrate into a porous surface, as opposed to concrete or asphalt. Rain gardens are designed to be site-specific.3, 4, 5

•

Street trees: Street trees reduce flooding from stormwater runoff by absorbing water through their roots. They also improve air quality, provide cooling and shade for neighborhoods to mitigate the urban heat island effect, and create a more diverse ecosystem for wildlife.6

•

Green roofs: Green roofs are roofs covered in an engineered layer of vegetation that enable rainwater infiltration and storage. Green roofs also help provide building insulation and offset the urban heat island effect.7

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Blue roofs: Blue roofs are designed to retain and absorb water to assist with stormwater management. Unlike green roofs, blue roofs do not contain vegetation.

•

Permeable pavers: Permeable pavers are a self-draining system, allowing for rainwater to seep around individual pavers and soak naturally into the ground. Compared to typical concrete, permeable pavers can create a longer-lasting surface and can reduce flooding and erosion caused by stormwater runoff.8 DC at-large is already promoting the replacement of impervious surfaces with permeable pavers.

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Heat and Humidity Best Practices Partners

Goals Met

Timeline

• DOEE • DPR • Private Developers

Short

Medium

Long

POPLAR POINT // PROPOSALS

Both proposals incorporate tactics to reduce extreme heat burden, which is projected to worsen under climate change. Design interventions for extreme heat and high humidity conditions will be distributed across the site to maximize impact, lower building energy burdens, and work towards pedestrian comfort and safety during summer months.

Design Guidelines

Managing Extreme Heat and Humidity

The District’s Climate Ready DC Resilient Design Guidelines provide design parameters for extreme heat. Heat index combines relative humidity with air temperature to describe what temperature feels like to the human body. For Poplar Point, which is located in an urban heat island area, the Design Guidelines recommend designing to a high emission scenario. For 2080, the guidelines suggest designing to a heat index of 82 to 130 days per year with the maximum heat index above 95°F.i

The Design Guidelines recommend strategies to lessen the intensity and impact of extreme heat at the building, site, and landscape scales.

Both proposals incorporate a variety of these strategies to ensure that the project area remains resilient to extreme heat over time. Strategies include: •

Design building form and envelope for future climate conditions: Building designers should use predictive weather

•

•

data for building envelope parameters and passive strategies to minimize reliance on mechanical systems.

Provide a continuous air barrier in the building envelope: Designers should employ an air barrier separating indoor, conditioned air (e.g., heated or cooled) from the outdoor, unconditioned air to control moisture flow and ensure good energy performance. This becomes more important as temperature and humidity become more intense.

Protect against entry of disease-carrying

CASE STUDY

Finch Cambridge Passive House, Cambridge, MA Finch Cambridge, a newly opened six story residential building in Cambridge, Massachusetts, was designed and constructed using a passive house approach. The passive house approach uses advanced energy efficiency technology to ensure high air quality and comfortable indoor temperature while reducing energy used in heating and cooling.ii Finch Cambridge includes an airtight building envelope, blown-in fiberglass insulation, rooftop solar panels, and advanced heat exchange systems.iii

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•

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insects: Climate change will bring more mosquitoes and other disease-carrying insects. Building designs should incorporate simple measures like insect screens on HVAC air intakes to protect occupants.

Design mechanical systems for future climate conditions: Building designers should optimize flexible heating and cooling systems to accommodate future conditions, employ strategies to keep buildings cool without significant energy use, and design for the electrification of all equipment.

Install reflective or cool roofs: Reflective roof surfaces can minimize urban heat island effects and reduce building heat loads. Pairing reflective roofs with blue roofs can provide both flooding and cooling benefits.

Achieve passive survivability: Buildings should be designed to maintain indoor temperature during extended power outages and dramatically reduce operating energy use and greenhouse gas emissions.

Provide vegetative shading: Buildings in the study area should have shade trees and other plants on the south side of buildings to maximize cooling benefits. The site should incorporate native and drought-tolerant plantings.

Use reflective materials: The site should incorporate light colored and reflective materials for paved areas, like parking lots, sidewalks, and other hard surfaces. Where possible, trees and constructed canopies should be used to shade sidewalks.

Build to Passive Survivability Standard

Install Reflective / Cool Roof

Include Vegetative Shading

Employ Reflective Materials

Figure 8: Example interventions (Image source: Rehau)

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Marina: New Home for Seafarers Yacht Club Partners

POPLAR POINT // PROPOSALS

• Seafarers Yacht Club • DOEE

Both proposals include the development of a new marina located at the Point next to the Frederick Douglass Memorial Bridge. The Marina could serve as a strong cultural anchor for this area and provide a hub for recreational and communityservice oriented activities in the neighborhood and beyond. This proposed marina could be a new home for the Seafarers Yacht Club, the oldest African American Yacht Club in the country. The Seafarers Yacht Club has expressed interest in moving or expanding to a new location, and the development of a new marina at Poplar Point provides an opportunity for the historic club to strengthen and continue their legacy.

Goals Met

Timeline Short

Medium

Long

where Seafarers Yacht Club is currently located has become shallower due to the build-up of silt deposits.ii The club seeks to maintain affordable boating, especially for minorities, and attract new, including younger, members. However, club leaders have expressed concerns that the condition of the river is a barrier to growing membership. Some members believe moving downriver or expanding to a new location would help draw new members and allow boaters to easily take out boats under more conditions.iii Figure 9: Current Seafarers Clubhouse (Image source: Harlan 2017)

Seafarers Yacht Club

Seafarers Yacht Club, organized in 1945, is currently located on the Anacostia River north of the John Philip Sousa Bridge (Figure 10). The club’s mission is to foster educational, recreational, charitable, cultural, historical, and environmental knowledge and activities related to boating.i For many years the club has existed without significant nearby development pressure, however recent real estate development and rising property values in the area are threatening the club’s ability to remain in its current location. Additionally, the river

Current location Proposed new location

Figure 10: Proposed new location for the Seafarers

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New Bus Line Partners

Goals Met

Timeline

• DDOT • WMATA

Short

Public transit accessibility is an important step toward realizing a future less dependent on cars that is in line with DC’s goal of carbon neutrality by 2050. A new bus route, in addition to the existing Metro station, could support convenient transit access to and from Poplar Point. Instead of detouring one of the existing bus routes through Anacostia, this proposal recommends that the District add a completely new route. The proposed route (Figure 11) could run through St. Elizabeth’s Hospital, which is currently under construction and will soon become a prominent job center.

From there it could continue north, stopping alongside the new Bridge Quarter and Poplar Point developments before crossing the Frederick Douglass Memorial Bridge into the Navy Yard and beyond.

A new bus line would integrate the developments on the site into the existing transit network and into the greater Anacostia area as well as downtown DC, creating faster and more direct routes to places of employment. WMATA could serve as an important partner for this initiative.

Figure 11: Proposed bus route

Medium

Long

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Anacostia Riverwalk Loop Partners

POPLAR POINT // PROPOSALS

• DDOT • Capitol Riverfront BID • Anacostia BID

Unifying and activating 2.3 miles of the Anacostia River Trail into a clearly defined and branded experience could further enhance connectivity and allow for movement around, through, and between neighborhoods on either side of the Anacostia River. This path could encourage residents to experience the river and increase a sense of place and ownership of the area’s ecological assets.

Goals Met

Timeline Short

Medium

Long

2.3 mile loop

Currently, limited pathways exist in disparate forms and lack directional signs at major junctures—specifically at the bridges. Creating a complete loop trail could increase connectivity and encourage deeper engagement with the waterfront. This proposal could also be integrated into the ongoing 11th Street Bridge Park project, which seeks to improve the pedestrian experience for those crossing over the river via the 11th Street Bridge.

Figure 12: Proposed riverwalk loop and visuals of branding and recreation elements (Image sources: Capitol Riverfront)

Wayfinding & branding

Recreation & access

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Anti-Displacement Policies and Programs Partners • • • •

Goals Met

Timeline

Anacostia BID Ward 8 CED Plan BBARDC DHCD & DMPED

Short

Medium

Long

Any amount of development at Poplar Point will result in more people living east of the river. In order to prevent displacement, the District should consider the following suite of policies to combat the potential negative impacts of increased development and housing at Poplar Point, such as displacement and gentrification. Both proposals aim to center inclusion and equity in development. These overarching anti-displacement policies and programs form the foundation of all interventions to protect existing residents across both proposals. The 11th Street Bridge Park, Ward 8 CED Plan, Anacostia BID and others have been working to address many of these items. The District should collaborate with those groups for implementation. The following policy interventions are recommended for the study area and, potentially, Ward 8 as a whole. These interventions span four categories:

1. Sharing in Wealth and Value Creation As development at Poplar Point takes shape, ensuring local residents are able to share in the wealth generated from this new investment is essential.

The following policies and programs should be considered to offer Anacostia residents and businesses ways to invest in, and see the benefits of, new development.

1.1 Equity Requests For Proposals: Replicating DC’s RFP approach for the Frank D. Reeves

Center site, x the District can award development opportunities to teams that maximize the percent of partnering organizations that are locally owned and submit proposals acknowledging the historical significance of Poplar Point and the adjacent Anacostia neighborhood.

1.2 Crowdfunding: As part of community benefits negotiations, the District can require developers to offer local residents opportunities for equity investment in any proposed projects at Poplar Point.

For example, DC required the nearby Bridge District project to offer an investment opportunity of this kind through an online platform, Small Change. Alternatively, the District could partner with the Douglass CLT to establish a Community Investment Trust (CIT) similar to one in Portland.

Under a similar model, the CIT would serve as a locally-based investment vehicle for residents to invest as little as $10 to $100 per month and earn an annual dividend no less than 2 percent. xi

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Anti-Displacement Policies and Programs (Continued) 2. Residential Anti-Displacement Policies It is crucial to protect longtime homeowners and renters so that they can help shape the development at Poplar Point and realize the benefits of new development and increased environmental resources. The following anti-displacement measures should be considered to protect longtime residents.

POPLAR POINT // PROPOSALS

2.1 Property tax exemptions and freezes: Rising property taxes can cause or contribute to the displacement of low-income homeowners. A proposed law in Texas, HB 1577, targets seven census tracts in gentrifying areas and allows homeowners within them to have the assessed value of their property frozen until the 2037 tax year.”i In 2014, Philadelphia adopted two anti-displacement programs designed to “mitigate tax increases on owner-occupied properties and for long-term homeowners, who were likely to face sharp increases in property tax bills after the reassessments.”ii Image source: Planetizen

2.2 Preservation of Naturally Occurring Affordable Units: Naturally Occurring Affordable Housing (NOAH) refers to residential rental properties that

maintain low rents without federal subsidy. NOAH is the most common affordable housing in the U.S. and is crucial for protecting housing affordability into the future.iii The City of Charlotte recently instituted a program to partner with developers of high-quality NOAH units by funding an annual property tax reimbursement for the property owner over the duration of a deed restriction, with a minimum of 20 years. Existing residents can continue to rent these units. Income qualifications only apply to new residents who move in as units become available over time.iv

3. Programs to Protect Local Small Businesses Similar to protecting renters and homeowners, policies to safeguard and encourage small businesses to grow as the area develops will help to preserve social capital and culture in Anacostia. DC should consider the following measures to protect small businesses.

3.1 Retail legal assistance programs: These programs are similar to residential right to counsel programs and would equip small business tenants to manage an array of processes such as lease renewal negotiation, tenant-landlord dispute negotiations, and initial lease reviews. New York City launched one such program in 2018, the Commercial Lease Assistance Program.”vii

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3.2 Inclusionary retail programs: New York City passed a law in early 2021 requiring developers to

“set aside affordable retail space for non-chain retailers within large City-funded affordable housing developments.”viii The law aims to protect local retailers from displacement, which is crucial, given that occupancy cost ratios for local retailers in the city are as high as 20 percent. As part of the program, the Department of Housing Preservation and Development will assess community needs to determine which types of retailers can apply for the affordable space. While limited to cityfunded projects and certain types of developments, the law marks a significant step toward more robust commercial inclusionary policies.

Image source: New York YIMBY

4. Inclusion and Placekeeping Creating avenues for placekeeping is critical. Shaping the new development with the lived experience of longtime residents in mind will help to promote inclusion and play an important role in the site’s social resilience. The following strategies would work toward inclusion and placekeeping.

4.1 Rethinking monuments: Replicating MonumentLab’s programming when considering the two

monuments slated for the site could foster community inclusion in the development. This program could help ensure the two monuments on the site are rooted in the living history of Anacostia.

Monument Lab’s Re:Generation elevates the next generation of monuments that reckons with and reimagines public memory. This is achieved through collaborative processes where teams of artists, educators, and organizers work on commemorative campaigns that speak to an area’s history and experience.

Image source: MonumentLab

4.2 Public realm as a canvas: Incentivize public art around the site and extend the Art to Go-Go program into Poplar Point.

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Proposal 1 //

Building Equity District This proposal is based off of the land use map developed by the Anacostia Waterfront Working Group summer workshop. This map concentrates development on higher-elevated ground, integrates green space both in and out of the development area and preserves views across the river. Additionally, this proposal contemplates a future scenario where I-295 could be converted a boulevard, unlocking even greater development potential and physically linking the fabric of today’s neighborhood and the Poplar Point site.

Overall, the proposal seeks to create an active space that complements the existing street grid, scale and character of the community in a way that emphasizes connection—both between today’s residents and the community amenities at Poplar Point, as well as between future residents and all that Historic Anacostia has to offer.

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Figure 1: Overview of Building Equity District

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Introduction

POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

For decades, Washington, DC, has been called “Chocolate City” for its large Black population, and, along with it, rich culture. Locals lament, however, that Chocolate City is no more due to a significant shift in demographics.

Anacostia residents, who are predominantly Black, are bracing for gentrification and all that comes with it, namely the loss that existing residents will face from displacement, cultural erasure and exclusion from the wealth creation of development.

Poplar Point represents a once-in-a-lifetime opportunity for DC to shape the character of development in Anacostia in a way that prioritizes affordability, community inclusion and Black cultural preservation. The Building Equity Proposal envisions a mixed-income and mixeduse development that emphasizes a human connection to nature and the existing Anacostia community. The overarching goal is to create not just housing, but quality neighborhoods that together will be a place where Ward 8 residents can both afford to and want to live.

Figure 2: DC, long called ‘Chocolate City,’ experiences changing demographics (Image source: DC Policy Center)

This proposal acknowledges the housing needs of the District and Anacostia are urgent and a matter of justice. It aims to support the 2019 mayoral order to create 36,000 units of housing by 2025 with at least a third affordable in an economically integrated community. The Building Equity Proposal balances social, economic, and ecological resilience that can persist under various climate futures.

Figure 3: Residents gather for concert protest “Moechella” (Image source: AP News)

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Figure 4: Posters in Anacostia provide commentary on the neighborhood becoming a “gentrification zone”

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POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

Development System The development system of this proposal prioritizes active ground-floors to create a vibrant, walkable urban fabric and sightlines across the Anacostia River. Informed by Climate Ready DC Resilient Design Guidelines, the project team has calculated the necessary climate-adjusted design elevation needed to raise the land slated for development out of the 100-year floodplain while also accounting for sea level rise inundation.

These development guidelines and policy approaches inform a phased approach to housing and commercial development in Poplar Point. One of the core tenants of this proposal was that while proposals for the site were thoughtful, considering where interventions would take place physically was of the utmost importance. The driving principle behind the proposed phased approach is that to truly achieve equity, the community in Historic Anacostia must be the first to see the benefits of planning. The three phases include: Live, Learn, Grow; Community Gateway District; and the Point.

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Figure 5: Overview of development system

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Mix of Uses The overarching focus of this proposal is to equitably further the District’s housing goals and provide quality housing and amenities to the Anacostia community.

POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

Thus, 70 percent of development would be oriented toward residential use. Given the District’s ability to subsidize land costs, about 30 percent of units would affordable at 30 percent of District AMI. Beyond residential development, the remaining Total housing units: 5,080

third of development would be allocated to complementary uses that create an active streetscape experience and points of connection.

This includes small and flexible office space, community spaces such as makerspaces and civic spaces such as a university anchor site and a children’s museum. Much of the development in this proposal would be subsidized for community uses.

Approach to Residential Affordability There is a current an extraordinary opportunity to create a truly equitable and mixed income community at Poplar Point. Doing so will require a creative suite of policy tools and financing mechanisms to both expand the number of affordable units and deepen the definition of affordability beyond 30 percent of District AMI. The Building Equity Proposal is inspired by development techniques such as those used

in Regent Park in Toronto.6 There, permanent affordability was underwritten by the market rate mixed uses in the redevelopment, including condominium sales.

Development Priorities: People-First Design The Building Equity proposal uses a people-first design lens to prioritize the needs of pedestrians and bikers rather than cars. The proposal suggests alternative mobility options to improve health outcomes and reduce car-dependence while also increasing the quality of residents and visitors experience exploring the site.

People-first design promotes economic inclusion through accessible community services, retail and affordable housing and integrates pedestrian streets; micromobility options; water management through floodable parks, green and blue roofs, bioswales, and berms; and recreational offerings as illustrated in Figure 7.

CASE STUDY Workspace: 1,500,000 sq ft

Ground Floor: 750,000 sq ft Civic Space: 200,000 sq ft Figure 6: Mix of uses in the Housing Equity District proposal

Via Verde New York City The Via Verde project in the Bronx leverages multiple traditional affordability sources including LIHTC to achieve similar integration goals. Resources from DC’s Housing Production Trust Fund, green building incentives and creative financing partnerships could support more affordable units.

Image source: Dattner

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Figure 7: Integrated green spaces and amenities through people-first design

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Phase 1: Live, Learn, Grow

POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

It would prioritize financing for deep affordability, placekeeping and appropriate building scale in the context of Historic Anacostia. This phase should be an extension of Historic Anacostia and an investment in current residents.

Anchored around a university satellite, this phase

Central Policies and Priorities Promoting deep housing affordability that addresses the growing rent burdens in the Anacostia neighborhood are critical in the first phase of development. Partnering with DCHA and DHCD, deep affordability can be realized using LIHTC and project-based vouchers.

The expansion of affordable housing is critical to the long-term equity and accessibility of

Figure 8: Proposed density level of buildings in Phase 1 (Image source: Urban Turf, Skyland Town Center)

the development as market rents grow with the introduction of the Bridge District and the remaining Poplar Point phases. The first phase should respect and reflect Historic Anacostia’s main commercial corridors, which could be achieved by building lower density to match the neighborhood fabric and also accomplish affordability goals by lowering construction costs.

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of development is proposed as a place not only for Anacostia residents to live, but also to access educational, workforce and business development opportunities.

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It is critical that the Anacostia community see the immediate benefits of development on the Poplar Point site and have a hand in shaping the future of Poplar Point. Thus, the first phase of the development would start in the area closest to the existing community and focuses on housing and development that directly addresses community needs.

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Overview

In this phase, the project team envisions the public realm as a canvas to celebrate local culture, with a focus on initiatives and partnerships to this end, such as a partnership with the Anacostia BID to express local art and culture visually throughout the site.

Figure 9: Art as part of the berm terrace (Image source: Kick Start Farmington)

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Figure 10: Overview of Phase 1

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University Partnership Partners

POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

• Howard University • UDC • DOEE

Partnering with an area university, particularly a historically Black college or university like Howard University or University of DC, could provide opportunities for workforce development. This partnership could include a physical university location in the area, as well as programmatic opportunities for wetland research and management, much like the Ohio State University Mansfield Campus and their Milliron Wetland Research classroom.7

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CASE STUDY

Mansfield Research Center Mansfield, Ohio The Ohio State University Mansfield Campus recently opened the Milliron Wetland Research classroom, featuring a boardwalk that is the site for water quality testing and research.

The location of a university anchor at Poplar Point could open up educational opportunities and, through intentional partnerships, create an even greater network of people invested in the community’s future.

Image source: Richland Source

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Business Incubator and Community Makerspace Partners • ARCH • Fab Lab DC

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Business Incubator and Expanded Co-working Space This proposal includes expanded coworking space in partnership with ARCH and their existing programming at Hive 2.0 as well as the establishment of an incubator for startups and small businesses. Speaking directly to the need for more small business support and technical assistance referenced in the Ward 8 CED planning process, incubator programming could target local and minority-owned businesses with a social mission and include mentorship support, assistance with applying to grants and events that connect the local business community to the neighborhood and new development to build social capital.

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CASE STUDY

The Hive 2.0 Washington, DC Impactful coworking space aimed at furthering the development and expansion of small minority and womenowned businesses.

Image Source: Washington Business Journal

Community Makerspace Locating community makerspace in this area of the development creates another avenue for local residents to experiment with and grow their small manufacturing businesses, as well as provide programming and learning for younger populations.

OpenWorks in Baltimore, Maryland offers affordable fabrication classes for adults, children and senior populations and provides community work and office space for growing businesses. Inspired by OpenWorks Baltimore’s partnership with Coppin State University8, the makerspace and incubator could partner with the university located within the development and others in the area to create a strong network of creators and entrepreneurs that are invested in the neighborhood and working towards social change. This strategically located makerspace could also serve the cluster of creative art galleries on Good Hope Road by increasing the availability of technology-based arts tools and collaborative creative environments.

CASE STUDY

OpenWorks Baltimore, MD Maker space nurturing the next generation of small manufacturers in partnership with Coppin State University (HBCU).

Image Source: Devon Banks

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Phase 2: Community Gateway District

POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

Overview Expanding affordability and community amenities in the area between the Bridge District and the first phase of development could create cohesion between the two and further reinforce communitycentric development. The connections to both Metro and to the Frederick Douglass Bridge positions this phase of development as a critical gateway, connecting foot traffic into MLK Jr. Avenue and Historic Anacostia. As with all of Poplar Point, this phase would facilitate strong connections to nature, as it abuts the wetland and boardwalks, and could serve as an entry point to the park space.

Central Policies and Priorities Development in the second phase would be guided by the principle of equitable sharing of resources

and increased community wealth-building within Ward 8. The central policies are wealth capture, community access and job placement.

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Sharing in Wealth Creation: As a condition of approval, developers for the adjacent Bridge District agreed to allow local residents to invest in the project using an online platform called Small Change. The high-value development in Phase 2 could be a natural extension of these pilots that returns annual dividends to community investors.

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Serving Local Organizations: Community groups and local entrepreneurs must be fully integrated into any commercial development.

In Phase 2, the development could prioritize

Figure 11: THEARC, financed with NMTC, shows a model for community-oriented development in Ward 8 (Image source: WC Smith)

CDFI partnerships with institutions, such as City First, in order to allocate New Market Tax Credits towards 50 percent to 100 percent subsidized community workspaces.

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Connecting Residents to Jobs: Given the concentration of employment opportunities, one of these subsidized community spaces should include a workforce center, connecting Anacostia residents and UDC workforce graduates to job placements. This can include partnering with existing organizations in Anacostia, such as the Adell C. White Workforce Center, to expand current services into Poplar Point.

Figure 12: Anticipated Bridge District development will inform use and scale of Phase 2 interventions (Image source: Urban Turf)

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Figure 13: Overview of Phase 2

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Retail Corridor Trust Partners

Goals Met

Timeline

• Anacostia BID

POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

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With a focus on supporting and retaining local businesses, a new commercial corridor running through the Howard Road underpass could serve as a welcoming entrance to the park for Anacostia neighbors and families.

The corridor could start at the intersection of MLK Jr. Avenue and Howard Road and continue to the end of the pedestrian entrance plaza that eventually connects with the pedestrian and bike pathway along the berm. It could serve as a point of connection, drawing residents from the new development into the vibrant Anacostia neighborhood and existing commercial corridor along MLK Jr. Avenue. These corridors could together address the commercial needs of the Anacostia neighborhood, such as a lack of shopping and restaurant options referenced in the Ward 8 CED plan.

Measures to ensure the corridor serves local residents include: •

The inclusion of dedicated pop-up space for both food and retail businesses that provide low-barrier, low-cost opportunities for burgeoning small businesses to reach customers, while also saving small business

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technical assistance grants for neighborhood businesses to grow and expand as Poplar Point develops.

owners money and decreasing risk.

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The establishment of a commercial corridor trust where DC owned properties can be entered that has with an embedded mission to support and retain local business and prevent commercial gentrification that might detract from the existing commercial vitality of MLK Jr. Avenue.

The creation of new funding for local business support, such as alternative financing methods for community-centric developers— particularly those with tenants who are small business owners with strong, long-term ties to neighborhoods. This could also include

Additionally, there are opportunities that could enhance the retail corridor beyond establishing the trust. A playground associated with a nearby elementary school is currently separated by grade and a fence from Howard Road. Partnering with the school and students on art projects targeting this wall could make this section of the sidewalk more inviting and celebrate the student’s creativity.

Allowing food trucks could further enliven this area. The new plaza north of the freeway is also a prime area for food trucks or kiosks.

CASE STUDY

Kensington Corridor Trust Philadelphia, PA Pioneering model of neighborhood ownership takes innovative approach to moving real estate assets out of the speculative private market.

Image source: Kensington Corridor Trust

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Figure 14: Corridor trust

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Flexible Community Office Partners

POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

• • • •

City First Bank District CDFIs ARCH DHCD

Creative and flexible office spaces play an important role in building a critical mass of foot traffic throughout the day and supporting a sustainable live and work community. Analysis shows that, with land subsidized, an opportunity exists to provide up to 30 percent of the space to local nonprofits and businesses at 50 percent below market rents.

Necessary to achieve this are strong partnerships with Community Development Financial Institutions (CDFIs) and New Markets Tax Credit (NMTC) providers like City First, an organization committed to inclusive development in Southeast DC.

Timeline Short

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CASE STUDY

Oxford Mills Philadelphia, PA $38 million mixed-used development with 40,000 square feet of non-profit office space and 114 apartments for teachers. The project was financed with $33 million in NMTCs.

Image source: Seawall

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Pedestrian Bridge Partners

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A pedestrian bridge over I-295 could create a much-needed connection between Poplar Point and Anacostia. The proposed location is currently a vacant lot near the Big Chair, making it a prime gathering point and area for neighborhoodappropriate development.

These factors could work together to make the pedestrian bridge a popular corridor between Poplar Point and Anacostia. If the highway is brought down to a boulevard in the future, this bridge could continue to serve as a pedestrian and bicyclist pathway.

Figure 15: A pedestrian bridge creates a new connection between Anacostia and the waterfront. (Image source: City of Chicago)

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Phase 3: The Point

POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

Overview Phase three of the development could leverage waterfront real estate to continue to subsidize affordable housing and prioritize family-oriented entertainment uses that draw residents of Anacostia through Poplar Point. The Point could be a live and play destination for Anacostia families and also serve as Poplar Point’s active waterfront, featuring connections to the new marina, walking trails and stunning views.

Central Policies and Priorities The priorities for Phase 3 are homeownership, financial assistance and lasting affordability.

Delivering a diversity of housing types and models beyond rentals for smaller households would make Poplar Point truly accessible. At the Point, a central priority would be incentivizing homeownership as an avenue for multi-generational wealth building.

Similar to Regent Park in Toronto9, underwriting home-ownership affordability down to 15 percent of District AMI is possible through market rate sales. However, affordability is not only about monthly mortgage payments and initial downpayment are also an influential factor and potential barrier to homeownership. In Phase 3,

Figure 16: Regent Park in Toronto provides a framework for cross-subsidizing mixed-income communities through market-rate condo sales (Image source: Spacing)

partnerships with community foundations and nonprofits like MANNA could fund and launch a down payment assistance program.

To underscore the District’s commitment to long-term affordability and economic inclusion, development in this phase could be bolstered if DC were to transfer one to two land parcels at the Point to the Douglass Community Land Trust.

This could ensure that Anacostia families have a place at one of DC’s most prominent waterfronts in perpetuity.

Figure 17: Ward 8’s Douglass CLT will be a critical partner for permanent affordability at the Point (Image source: The Washington Post)

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Figure 18: Overview of Phase 3

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Children’s Museum Partners

POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

• National Children’s Museum • Anacostia Community Museum • Smithsonian Institute

During the pandemic, museums across the country took on increased roles within and beyond their communities—facilitating food pantries, providing online education for children and more. The Poplar Point development provides an opportunity to rethink how museums can be community anchors in Anacostia. In partnership with existing museums and partners such as National Children’s Museum and the Anacostia Community Museum, locating a children’s

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museum in the new Poplar Point development could address a neighborhood need for family friendly activities and support education and play for the large youth population.

The children’s museum could highlight DC and Anacostia history in a fun and engaging way and encourage greater appreciation for the neighborhood’s rich history and culture. In addition, the museum could include programming

CASE STUDY

Sankofa Children’s Museum of African Cultures Baltimore, MD Educating and inspiring African American children and families, and the public, to reconnect with history and their pasts.

Image source: Baltimore Magazine

that addresses neighborhood challenges. For example, the Children’s Community of Atlanta has the Connected Learning Connected Communities program, an in-depth, community-based outreach program that works with the influential entities in a child’s life—parents, schools, and neighborhoods—to support literacy, nutrition and science workshops for students.10

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Play Streets Partners • • • •

Goals Met

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Anacostia BID KABOOM! Playful Learning Landscapes Children of Mine Youth Center

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Streets and open spaces in this area should be designed with children’s play in mind.

These could include long street surfaces for skating, cycling and chalking; play objects for climbing and relaxing; and lightweight investments in the public realm that open up space for Anacostia children and families to enjoy the area around the Point.

CASE STUDY

Play Everywhere Philly Philadelphia, PA City-wide competition to create playful learning spaces supporting child development in everyday locations across Philadelphia.

Image source: WHYY Figure 19: Example of a play street (Image source: Developers Journal)

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POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

Open Space System In alignment with Resilient DC’s Healthy Washingtonians goal, the Building Equity District proposal seeks to create a network of open spaces for recreation, socializing, play and mobility that are cohesive with development and social goals.

The open space system in this proposal seeks to create strong points of connection and gathering between the new development and the site’s natural resources, encouraging synergy between the two. Open space was envisioned through the people-first design lens with special attention to critical viewsheds and the relationship to the waterfront.

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Wetland Boardwalk Partners

Goals Met

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• DPR

POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

Short

A boardwalk over the wetland areas of the park could improve accessibility to and across the vast wetland. This could encourage both pedestrians and cyclists to explore the area, and offers visitors the opportunity for up-close interactions with wetland wildlife.

The proposed boardwalk would be 15-feet wide, allowing visitors to rest and enjoy the views along the boardwalk without blocking the path. Multiple routes will be designed to provide “desire lines” between future key hotspots in the development, such as the two plazas, the university site, waterfront and recreational areas.

The boardwalk could also include several open areas with seating for rest and shelter structures to protect against hot summer sun or rain, both known challenges in the area.

Figure 21: A boardwalk system in the UK makes the Wakehurst wetlands newly accessible to all visitors (Image source: Wild Deck Company Ltd)

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Metro Central Plaza Partners • WMATA • DCOP • DPR

The Metro Central Plaza could operate as a pedestrian focused gateway into Poplar Point.

An improved Metro entrance surrounded by new residential and retail development, the Metro Plaza could provide a direct pedestrian-oriented

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connection to residences and the improved wetlands in the park. In conjunction with proposed underpass improvements, the plaza could create a welcoming entrance to Poplar Point and a visual connection through the underpass into Anacostia.

Elements such as ample seating and a splash pad for children could facilitate connection and play in the space, making it a lively area for families and visitors.

Figure 22: Rendering of the Metro Central Plaza

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Point Plaza Partners

POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

• DPR • DCOP • DMPED

The Point Plaza could be a programmable popup event space serving residents of Poplar Point, broader Anacostia and visitors from across DC. With unobstructed views of the Frederick Douglass Bridge, the Anacostia River and Washington Monument, the plaza could be a place for leisure and relaxation.

It could also feature ample space for pop-up night and weekend markets full of neighborhood vendors, another avenue connecting local retailers to customers.

Figure 23: Like Maua Square, Rio de Janeiro, Point Plaza will be a flexibly programmed destination with direct views of the water (Image source: Julius Baer)

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Elevated Park Partners

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• KABOOM! • DPR

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A slightly elevated area with recreational opportunities could be built with the intention to protect recreation areas from early sea level rise and major flood events. Though elevated, this park would be lower than the developed residential and commercial areas. Beyond protecting the facilities, this change in elevation would slow water draining into the river from higher land.

Land in this park would meet Good Hope Road at-grade, then moving to the west, would gently slope upward. This area could feature a terraced splash pad and playground, which could create an active and welcoming space for residents of Historic Anacostia and the new Poplar Point development to play and cool down.

Public amenities could include an area for gatherings and cookouts as well as sunken fields and courts that could serve as on-site water retention areas in case of a major flooding event.

Added vegetation and trees could provide shade and a natural feel to the area.

Figure 24: Elevated park overview

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Water System Climate change is a dire challenge for Poplar Point, and the baseline recommendations include many strategies for addressing increased environmental pressures. A robust water system specific to the Building Equity proposal would move water from the site—and nearby areas— away from development and into the river, protecting the Poplar Point and Anacostia from water inundation.

Further interventions, informed by the Climate Ready DC Resilient Design Guidelines, ensure the development is raised out of the 100-year floodplain, water is managed effectively, and residents are protected from the threats of sea level rise.

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Figure 25: Water system

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Berm System Partners

POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

• DOEE • DPR

To protect buildings and infrastructure from rising tides and flood events, the site plan includes raising the land with a series of filledberms. Most of the existing terrain is at about a four feet elevation.

The berm under the developments would raise the land to 16 feet. Another berm located in the northwest section of the site, where the elevated park would be located, would raise the land to 12 feet. In the long term, as sea level rises, this lower, undeveloped berm would remain dry land except during intense flood events.

To ensure the proposed development is resilient to different climate futures, the project team ran a simulation to test the site’s 100-year floodplain and sea level rise simulation with the interventions proposed for the site, such as the two berms, daylit creek and elevated land development sites.

The simulation indicated that the land would be well protected by the proposed water and development system.

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Proposed berm system Short term

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Figure 26: Section view of the proposed berm system

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Waterfront Berm Terrace Partners

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Along the Point Plaza a berm terrace could provide a communal gathering space and a focal point for the site, showcasing stunning views of the Capitol and other sites across the river.

The terrace could both highlight sight lines and serve as critical infrastructure for flood mitigation.

This terracing system could incorporate the historic engineer’s house that is located on the site today and connect with the historic sea wall and sunken walkway.

Figure 27: The Chicago Riverwalk shows how green infrastructure can double as active recreation space connected to water (Image source: Sasaki)

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Sunken Walkway Partners

POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

• DC Historic Preservation Office • DOEE • USACE

The northern edge of the water around Poplar Point is a prime location for a signature recreational feature, a sunken walkway. The walkway could snake along the edge of the Anacostia River, but below the water level, giving the impression of walking through water. The outside edge could

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be a durable, transparent material while the inside edge could abut the historic seawall and serve as an immersive display of water level change and human responses, both past and present.

Occasional wider areas along the walkway could provide places for visitors to pause and reflect.

CASE STUDY

Cycling Through Water Genk, Belgium A sunken bike path gives the impression the cyclist is traveling through water.

Image source: Travel Tomorrow Figure 28: Section view of the proposed sunken walkway

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Water Recreation Partners

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• DOEE Short

Though the Anacostia River is not currently considered safely swimmable or fishable, it supports a small community of subsistence fishers. This is important when considering equity and access for all Anacostia neighbors.

The Building Equity District proposal includes areas for these fishers along the riverfront and plans for a future where the river becomes fishable and swimmable. If the Anacostia River meets its clean water goals and the river becomes fishable, this proposal envisions a fishing pier over the river.

Figure 29: A fishing pier would be a new community asset in Poplar Point (Image source: Chesapeake Conservation Partnership)

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POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

Circulation System Poplar Point, as envisioned, would be a people-first, walkable neighborhood. In this proposal, streets are designed to support walking and biking with auto-oriented streets kept to a necessary minimum.

A multitude of pedestrian lanes could connect directly into the park’s berm trail providing easy, convenient access to the park and transit stops for residents.

The proposed development should leverage existing transit connections, micromobility options and work with WMATA to build out additional lines to serve current and future residents and visitors to and from the site. The circulation system prioritizes connections between Poplar Point and Historic Anacostia and foot traffic connections to the metro stop.

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POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

The Future Long term, the Building Equity District proposal recommends that DC consider rejoining the development at Poplar Point to the urban fabric of Historic Anacostia by converting I-295 to a boulevard and extending Anacostia’s street grid into the Poplar Point development area.

Transforming the highway to a boulevard could create an opportunity for more community-based development along the new boulevard. In this scenario, an estimated additional 4,000 residential units and over three million square feet of total development could be possible. These rough calculations assume the development would consist mostly of four to six floor buildings that would complement the lower density character of the Anacostia neighborhood.

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Figure 31: Long term proposals

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Highway to Boulevard Conversion Partners

POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

• WMATA • DDOT

Several existing studies contemplate removing adjacent sections of the I-295 system. Conversion of the interstate to an at-grade boulevard would remove the physical and psychological barrier between Historic Anacostia, Poplar Point and the Anacostia River, and encourage increased synergy and interaction between the two areas.

Transforming I-295 into a boulevard would both remediate this historic injustice and open up additional space for development, further improving social, economic and ecological resilience. In San Francisco, for example, the city was rejoined to its waterfront after the removal of the elevated urban expressway. The conversion would dramatically redefine Anacostia and Poplar Point, and should be further studied at the regional level to ensure feasibility.

In order to create an accessible and walkable environment, more pedestrian, biker and public transportation space should be included. This infrastructure could encourage existing and new residents to enjoy the natural elements of Poplar Point and also invite waterfront visitors to explore the Anacostia neighborhood.

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Figure 32: Section view of the proposed boulevard

CASE STUDY

Embarcadero Freeway San Francisco, CA City was rejoined to its waterfront after removal of elevated urban expressway.

Image source: Hearst Bay Area

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Anacostia Streetcar Partners • DDOT • WMATA • Federal Transit Administration

The potential conversion of I-295 to a boulevard would also offer an opportunity to build a streetcar line. The Anacostia Line was a planned streetcar route which was intended to run from the U.S. Air Force base north through Ward 8. This was DC’s first modern streetcar line proposal and parts of the track have been built.

However, plans were abandoned in 2010 after the railroad dropped its support for the project. This proposal offers an opportunity to reintroduce the project in a new form with dedicated lanes on the boulevard. This new transit line could provide a speedier and more cost-effective way to link the Anacostia neighborhood and Poplar Point with the rest of the city.

Figure 33: Revival of the Anacostia Streetcar project would improve future transit connections. (Image source: WMATA)

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POPLAR POINT // BUILDING EQUITY DISTRICT PROPOSAL

Summary The Building Equity District envisions a mixed-income and mixed-use development, emphasizing the management of water to mitigate future flood risk and the strengthening of connections between the existing Anacostia community and Poplar Point. Long term, those connections can be further bolstered by converting the I-295 highway into a boulevard, rejoining Anacostia to the waterfront and creating opportunities to push further on housing goals.

The Building Equity District proposal considers conditions of the site holistically in order to realize social, economic and ecological resilience for Poplar Point and the Anacostia community.

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Figure 34: Overview of the Building Equity District

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Proposal 2 //

Eco-Cultural District The Eco-Cultural District proposes a vision for Poplar Point that unlocks the potential of a robust community asset that can adapt to a changing climate. This proposal is rooted in the understanding that about 60 percent of Poplar Point is located within the historical 100-year floodplain and about 80 percent of the site lies within the 500-year floodplain. The proposal also acknowledges that the present-day floodplains likely do not reflect holistic flood risks, and that future changes in climate will bring expanded floodplains, permanent inundation from sea level rise, and more severe extreme heat conditions. The Eco-Cultural District celebrates the community’s culture and centers local residents, prioritizes access to waterfront amenities for Southeast DC residents, amplifies the local arts culture, and provides significant parks and recreation space.

In executing this vision, Poplar Point could serve as a model for holistically integrating resilience into planning. This vision aligns with the Climate Ready DC Resilient Design Guidelines by concentrating housing development in low-risk locations on the site, designing recreation spaces that can weather periodic flooding events, and enabling community-driven uses of the site that respond to changes as they come.

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Figure 1: Overview of the Eco-Cultural District

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Considering Climate Change

POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

Flood Threats: Real, Growing, and Costly The threat of flooding in Washington, DC is real, growing, and costly. Long time DC residents remember Hurricane Isabel in 2003, when massive flooding caused the Potomac and Anacostia River basins to flood leading to mass interstate closures along I-395, and causing over $5 billion in property damages across the region, with $125 million in DC alone.1, 2 Climate change has also exacerbated flood risk across DC. It is only projected to worsen as sea level rises and precipitation patterns shift. Figure 2, from 2019, shows the dramatic impact of a flash flood on the city core of DC.3 Poplar Point—which sits along the tidal Anacostia River and is situated in a low-lying area—is particularly vulnerable to the damaging impacts of flooding.

Poplar Point Floodplains

Sea Level Rise

Increases in the average sea level, tidal variability, and storm surge can cause extreme water levels in the Anacostia River, leading to coastal flooding. FEMA identifies 100-year and 500-year floodplains, but these are based on historical flood data and do not account for the increasing risks associated with climate change, including sea level rise and precipitation events.

The new DC construction codes, effective as of May 2020, require buildings in FEMA floodplains to be elevated or flood proofed to a specified high flood elevation.4 However, this standard does not fully account for predicted sea level rise across various scenarios.

Portions of the Poplar Point site will be inundated when sea level rises. According to projections from the National Oceanic and Atmospheric Administration (NOAA), areas in dark blue on Figure 3 will be inundated when sea level rises six feet above the median higher high water.5 Even more areas—shown in purple—will be submerged at nine feet above the mark. Nearly half the site will be underwater in these scenarios, and even more will be flooded during periodic storm events.

Stormwater Flooding Areas at risk of stormwater-related flooding are often not reflected on NOAA or FEMA maps, as the agencies only examine river-based (fluvial) and tidal flood scenarios, and not rain-related (pluvial) flooding. This is relevant given the shifting weather patterns in the DC area due to climate change that result in increasingly large storm events and flash flooding, which threatens property, infrastructure, and human life.6 The area of Anacostia southeast of the site and across I-295 is at risk for storm-related flooding.

This area is in a combined sewershed, where storm water and sanitary waste disposal rely on the same infrastructure. During even moderate wet weather, the sewer system diverts untreated sewage to the Anacostia, causing ecological and health hazards.

Figure 2: Cars during flash flooding in DC in 2019 (Image source: Alex Brandon/ Associated Press)

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Figure 3: A holistic view of flood risk

(Sources: NOAA, FEMA, First Street Foundation Flood Model)

Please note that the red dots for the First Street Foundation (FSF) data are approximate clusters based on author observation of FSF’s open FloodFactor.com map. Larger dots are indicative of areas with several properties at more severe flood risk levels, compared to the smaller dots representing areas with properties at a moderate risk level.

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POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

Climate Ready DC Resilient Design Guidelines To fully account for sea level rise, DC established design guidelines for future resilient development.

The guidelines recommend that future development should avoid building in the 100-year and 500-year FEMA floodplains or flood zones. If building in the floodplain cannot be avoided, the developer should use a climate adjusted design elevation, the height to which development should be built to account for projected climate impacts.7 However, climate adjusted design elevations are costly, and measures to fortify new structures and existing assets are only as good as the climate projections that inform them. These projections are subject to change.

Given the associated risks observed at the site and the guidance and goals presented in the Resilient DC documentation, the project team concluded that an environmentally responsive proposal is needed.

Potential costs to human life, infrastructure, and the environment do not outweigh the benefits associated with new development.

Figure 4: Guidance for avoiding development in flood hazard areas from Climate Ready DC Resilient Design Guidelines

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Driving Principles In light of the existing and projected future risks, this proposal presents a series of elements that adhere to three driving principles:

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Do not build in floodplains.

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Holistically integrate resilience into planning.

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Celebrate the community’s culture and center local residents.

In line with the Climate Ready DC Resilient Design Guidelines, this proposal locates all new development outside of the 100-year floodplain. To avoid unnecessary risk, this alternative is designed to target high-density building forms in strategic locations. The goal is maximum use with minimum risk. Additionally, it proposes some interventions that alter the location of the floodplain, such as berms, to protect existing assets in the short term.

This proposal weaves resilience throughout every element of planning, from the way existing conditions are conceptualized, to the built environment design, to policies and programs. Because of the imminent environmental constraints inherent at the site, Poplar Point cannot persist without resilience driving every decision. The Poplar Point planning process lays the groundwork to further the site’s resilience, even as challenges emerge.

This proposal fosters cohesion between Historic Anacostia and Poplar Point. Residents of the surrounding communities currently access the Anacostia waterfront for recreation and community activities.

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POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

Water System The water system is core to this proposal, as water is both a major asset and threat to Poplar Point.

This system allows development of the site in a way that enables the community to fully benefit from the elements of this proposal despite the site’s significant flood risks. Each intervention is connected to the goal of making Poplar Point resilient to rising water levels and increasingly intense and frequent storms. Water storage and infiltration infrastructure in Anacostia would ensure the surrounding community also benefits from this water management system.

This proposal’s water system approach builds on DC’s existing Green Stormwater Infrastructure (GSI) practices to more comprehensively and cost effectively manage environmental pressures as the climate changes.

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Figure 5: Overview of water system

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District Based Stormwater Management Partners

POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

• • • •

DOEE & DPR DC WASA DC OCTO EPA

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The centerpiece of this district based stormwater management system is a network of bioswales between the new developments—including both the proposed new buildings and the Bridge District’s buildings—and the wetlands park. There would be a five-foot wide bioswale next to the buildings to capture runoff. Immediately adjacent to the bioswales would be a permeable path, underneath which is a robust stormwater retention system. Water would pass through a substrate layer and semi-porous layer of pebbles for filtration and into a rectangular storage basin running the length of the path.

To periodically move water out of the storage system, this proposal envisions a series of solar-powered embedded sensors to detect when barometric pressure hits a threshold, indicating an incoming storm. This threshold would trigger the valves in the pipe to open and release the water into the wetlands park in advance of a storm event, freeing retention capacity and preventing street flooding.

Figure 6: Section view of the proposed GSI system between new developments and the wetlands park.

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Figure 7: Illustration of the district based stormwater management system and green infrastructure in context

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Floodplain Simulation Overview of the NPS facility

POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

The NPS facility currently serves as the headquarters for the National Parks Service Capital Parks East division, U.S. Park Police Anacostia Operations Facility (AOF), and the U.S. Park Police Aviation Unit. The campus contains a heliport, administration buildings, garage, and gun range among other facilities.

The main administration building is by far the largest and is ideal for adaptive reuse. Its connection to water, sewage, and energy utilities, former administrative purpose, and large footprint make it ideal for community use. The other buildings on the campus would be demolished to limit the footprint of protected area and increase the acreage of the park. 8,9

Figure 8: Impacts of the 100-year storm event on the proposed Eco-Cultural District.

The team explored floodplain simulations to determine the details and effectiveness of terrain interventions. The team modeled flooding from a 100-year storm event using modified terrain that reflected two interventions – a three-pronged earthen berm system and a daylighted Stickfoot Creek. More information about the terrain

modifications and floodplain simulation processes is included in the Process section.

The National Park Service (NPS) facility is an existing asset on the site, which this proposal recommends retaining and adapting to recreational use, as described later in this section. The building currently sits at the nexus of flood hazard areas.

Figure 9: NPS facility

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Sewage and Water Monitoring Sensors Partners

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• DOEE • DCWASA

DOEE currently has a smart water and sewage monitoring program with sensor sites at the 11th street bridge on the Anacostia River and the Roosevelt Bridge on the Potomac River.

This proposal adds another site to this existing program near the proposed marina at the Frederick Douglas Bridge. This area of the river is near the intersection of the municipal separate storm sewer system and the combined sewage outflow, making it an important area to monitor water quality. This connects to the Resilient DC goal of Smarter DC. In tandem with an additional monitoring site, this proposal envisions a workforce development training program focused on modifying smart sewage and water monitoring systems.28

Figure 10: Water sensor (Image source: YSI)

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Existing Sensor

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Figure 11: Map of proposed and existing sensors, and the area of the combined sewer outfall. The area not shaded is the MS4 system.

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Earthen Berm System Partners

POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

• • • •

DOEE & DPR USACE Anacostia Watershed Society Anacostia Riverkeeper

To activate the NPS facility for future use and community benefit, this proposal would construct a berm to protect the main building from a 100-year storm. The existing berm that runs almost parallel to the underground WMATA tunnel to the west of the NPS facility could be filled in to provide more space for the wetlands to expand outward during storm events before meeting the new berm.

Based on calculations informed by the Climate Ready DC guidelines, the 20-foot wide plateau atop the new earthen berm system would be constructed at 16 feet above ground level. This space can be used for recreation and could provide flexibility in the long term as sea level rises. In the short term, the side of the berm closest to the Anacostia River’s edge will serve as a space for gathering and resting.

Four by one-foot terraces will span the length of the berm, providing ample seating space.

Underneath the terracing will be a series of basins for stormwater runoff capture and storage before eventual release back out into the Anacostia River. Drains at the base of the

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terraced steps will collect runoff, directing the the time when sea level rises to this consistent water through a semi-porous layer to filter out level of inundation, DC will have to make a choice to determine the facility’s future— debris before landing in the storage basin. deconstruct and disband the facility, build a The flood simulation confirmed that the new elevated waterfront park at the site, or proposed berm would protect the NPS facility further fortify and reinforce the berm. In all in the event of a 100-year storm. Water may cases, a waterfront park will serve as an asset still rise up over the berm, but the berm slows for Poplar Point site and the surrounding its flow and assists with absorption, stopping community. See the Implementation section the flow short of inundating the building. At for more details on this decision.

Figure 12: Section view of berm dimensions

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SHORT TERM (~2030)

LONG TERM (~2080)

Figure 13: Renderings of the berm and its interaction with terracing, recreational spaces, and the living shoreline over time.

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Living Shorelines Partners

POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

• DPR • Anacostia Watershed Society • Anacostia Riverkeeper This proposal envisions a living shoreline across the Poplar Point coastline, with a break for Marina infrastructure. The proposal would convert the current seawall edge to a 150-feet wide riparian buffer (approximately the distance between Anacostia Drive and the current coastline).

Living shorelines are stabilized coastal edges comprised of natural materials like sand or rock, and living materials like native plants. They are able to expand and adapt through time and provide

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a variety of benefits such as supporting natural resilience, generating robust wildlife habitat, and capturing sediment and increasing water quality.10 Living shorelines range from $1,000 to $5,000 per linear foot with annual maintenance around $100 per linear foot, costs that are often lower than hard engineered shorelines. 11,12 For Poplar Point, the living shoreline would consist of vegetation, edging, and groupings of heavy rocks called sills.13

Figure 14: This graphic illustrates elements of the living shoreline concept envisioned in this proposal.

Plants would include Zizania aquatica (wild rice), Peltandra virginica (Arrow Anum), and Pontedaria cordata (Pickerelweed), an emergent aquatic plant that provides robust habitat for native species.14 The shoreline will be designed to adapt to sea level rise via the adjacent tidal marsh. Living shorelines with tidal marshes trap sediment through a process called accretion, which can increase the elevation of the shoreline.15

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Figures 15, 16, and 17: Pictures of plants that could be used to design the living shoreline. Left: Arrow Anum, Right Top: Wild Rice, Right Bottom: Pickerelweed.

(Image source: Lady Bird Johnson Wildflower Center. Plant Database.)

CASE STUDY Colmar Manor Living Shoreline Washington, DC A living shoreline is currently in the planning and permitting phase for Colmar Manor, a site upriver on the Anacostia, in Prince George’s County, Maryland. The project will address tidal erosion that is contributing to pollution.16

Image source: MWCOG

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Wetland Hydrology and Bioremediation Partners

POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

• DOEE • DPR • EPA This proposal would remediate the wetlands into a floodable park space that will provide a multitude of ecosystem benefits. The park will consist of the wetlands, daylighted creek, living shoreline, and recreation spaces.

Preserving and remediating the wetland is an issue of environmental justice. Investing in the wetlands would create an anchor for the neighborhood and revitalization of an asset.

Further, the wetlands would help fulfill part of the site’s transfer agreement requiring 70 acres of park space.

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to the Anacostia River has caused a backup of sediment. Changing the engineering and flow of the wetlands and integrating them with the daylighted Stickfoot Creek and living shoreline would alleviate this issue.

amount of sediment capture required. Upland areas can be kept as is, with vegetation and adequate soil for plant growth and drainage.

Together these elements propose a hybrid natural and constructed wetland17.

The wetlands closest to the NPS facility Earthen islands of varying heights will be would be moved closer to the daylighted built within the wetlands to support water creek. Two wetlands on the western side of conveyance, filtration, sediment capture, the site would be moved if needed to make and the creation of diverse aquatic habitat. way for the berm surrounding the NPS The islands would work together with the facility. The wetlands would be connected to daylighted creek and living shorelines to each other through re-engineering into cells. allow diverse species to live, adapt, and The wetland park space would remediate The internal design geometry and cell thrive within the park, creating an interesting stormwater runoff and create capacity material would need to be considered based and biodiverse space for the community to for overflow of water from sea level rise. on the site’s needs, water flow rates, and enjoy. In addition, the presence of fish, birds, Wetlands are important for improving water Plants can help with erosion control, phytoremediation, salt tolerance, and adding color and diversity quality, flood storage and water retainment, to create a mosaic of vegetation. Plants that could be used in the wetlands, should match the water desynchronization of storm rainfall and inundation levels and be based on the DC DOEE Stormwater Management Guidebook that encourages surface runoff, cycling nutrients, habitat native species. Examples include: creation, and recreation. Currently, parts of • Emergent: Marsh Hibiscus, Pickerelweed, Smartweed, Spatterdock, Wild Rice the wetlands are fenced off and have unsafe • Submergent: Pond weed, Waterweed, Wild Celery environmental conditions, such as pollution, • Trees: Poplars, Black Willow, Green Ash, Red Maple, Atlantic White Cedar, Oak, Winterberry sharp objects, and trash. There are five distinct • Shrubs: Indigo Bush, Swamp Azalea, Smooth Alder, Silky Dogwood, Dwarf Azalea wetlands, only two of which are believed to be • Flowering: Beebalm, Aster, Black-eyed Susan naturally occurring. The outflow from the site

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and other native wetland species will help to control mosquito and other disease-bearing insect populations that are projected to worsen under climate change, threatening public health. Already, much wildlife lives on the site, including the Willow Flycatcher (Empidonax traillii), a bird given the designation as a species of “Greatest Concern” by the U.S. Fish and Wildlife Service.18 The wetlands will provide water management for the area by capturing and remediating stormwater runoff before it flows into the river. The curves of the creek and the earthen mounds will help filter runoff and pollutants before they enter the Anacostia River, further helping to reduce the buildup of sediment in the river.

The area where the wetlands are located was previously used as a tree nursery, and related pollution remains. To remediate existing soil pollutants, such as petroleum byproducts, pesticides, and arsenic, native species with phytoremediation properties (the ability to remove pollutants from water or soil) will be planted accordingly, like Poplars.

The edge of the wetlands would be designed to evolve into tidal marshland as the area becomes inundated with water from sea level rise. This process should include the planting of both saline and freshwater plants, and considering water depths for diverse habitats19.

Figure 18: This visual illustrates the different layers of the wetland, from the existing shape to the water flow and placement of earthen mounds to promote water conveyance.

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Daylight Stickfoot Creek Partners

POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

• • • •

DOEE & DCWASA Anacostia Riverkeeper Anacostia Watershed Alliance EPA

This proposal would daylight the Stickfoot Creek sewer to bring the currently belowground creek back to the surface level.

During the 1960s, the U.S. Department of Transportation (DOT) contained the Stickfoot Creek in an underground culvert, contributing to significant degradation and disruption of the environment.20 Today, the culvert carries stormwater from Historic Anacostia to an outfall in the Anacostia River, roughly following the path of the WMATA Metro green line. The culvert is in poor condition.21 Daylighting bodies of water involves removing obstructions that cover the river, creek, or drainage way in order to restore the flow to the previous condition or within a new flow channel.22 Benefits of daylighting include water quality improvements, ecological benefits, flood mitigation, reduced maintenance costs of culverts or other underground infrastructure, and community and economic revitalization.23, 24

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Daylighting may cost $1,000 per linear foot, though expenses may be lower at Poplar Point where costly movement of existing infrastructure is limited. 25

Daylighting may be eligible for funding from state and federal sources like FEMA Hazard Mitigation Assistance or state clean water/ drinking water revolving funds.26

Figure 19: The mouth of the concrete pipe that carries Fort Dupont Creek into the Anacostia River, upstream of Poplar Point.

(Image source: Fenston, 2021)

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Figure 20: This rendering illustrates how the daylighted creek will be situated within the wetlands and will flow into the Anacostia River. Note that further upstream, the creek will be situated in a more urban setting, as its above-ground origin point is near proposed new development above the WMATA station.

CASE STUDY Saw Mill River Yonkers, New York In 2011, the Saw Mill River daylighting project was completed, returning the Saw Mill River to its previous aboveground state in Yonkers, New York after almost 100 years underground. The project, part of a wider revitalization effort, created 14,000-square-feet of aquatic habitat with plantings along the floodplain to provide native species habitat.27 Image source: American Rivers, 2016

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POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

Open Space System This proposal contemplates a series of connected open spaces throughout the site for community uses that are resilient to flooding and extreme heat conditions. The open spaces are designed to be welcoming and accessible for current and future members of the Anacostia community, and are flexible and adaptable for managing future changes. The elements included in the open space system are distributed across Poplar Point and on the edge of Historic Anacostia adjacent to the site itself.

The elements facilitate movement and recreation and serve as spaces for residents to gather. A key location within the open space system is the current National Parks Service facility. This facility will be retrofitted and re-imagined as a robust community hub with a variety of offerings, from a community kitchen to a workforce development center.

Providing an extensive system of safe, resilient, and smart public spaces will help residents and visitors enjoy the site without a need to spend money at a restaurant or other private space. The open space system provides an element of community and social resilience – helping to integrate Poplar Point into the existing neighborhood and provide local residents with a range of resources and benefits to help the community thrive.

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Figure 21: Overview of open space systems

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Floating Boardwalk Partners

POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

• DOEE • DPR • Anacostia Riverkeeper The proposed floating boardwalk will meander along the river from the NPS facility to the open-air amphitheater. Providing flood resilient views and recreational space, the boardwalk can draw in visitors and serve existing residents.

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CASE STUDY

One case study referenced is a boardwalk within the Yanweizhou Park in Jinhua City, China that is adaptable to extreme fluctuations in water levels from the monsoons. Given the fluctuations in water levels at Poplar Point, this case study serves as a viable precedent.

Additionally, the Yanweizhou Park boardwalk was built over wetlands that are polluted from stormwater runoff, but allows for viewers to still experience this natural asset.29 Similarly, the Poplar Point floating boardwalk would allow people experience the wetlands as they become inundated with water from sea level rise.

Image source: Landezine

A pedestrian bridge meanders through Yanweizhou Park bridge was designed for resiliency: it is elevated above the intended to withstand monsoon waters and river currents.30 over a riparian wetland, further connecting the pedestrians

in Jinhua City, China. The 200-year flood level, and is Additionally, the bridge sits with the park’s biodiversity.

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Wetland Boardwalk Trail Network Partners

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• DOEE • DPR

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A trail system could enable access to the wetlands and increase movement throughout the site. The trails would be equipped with wayfinding and educational signage and connect the different parts of the site.

Other placekeeping initiatives could be integrated into these trails, such as walkways designed by local artists. Initiatives like smart lighting, and interactive experiences could also be added along the trails. The wetland trails draw upon a successful precedent in Sweden that promotes mobility within parks and access to nature.31

Figure 22: Rendering of wetlands boardwalk at Poplar Point, showing various uses.

CASE STUDY Arninge-Ullna Forest Park Stockholm, Sweden The Arninge-Ullna Forest Park is a riparian park that includes wooden walkways of varying width for accessibility, and several smaller raised paths as offshoots for exploring. There are also benches along the path network to provide places for pedestrians to rest.

Image source: Landezine

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Food Foraging Education Community Garden and Farm Partners

POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

• Local schools • Fresh Food Factory • Anacostia Watershed Society

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The team proposes converting the current grassland adjacent to the NPS facility into a food foraging educational community garden and farm. Modeled after the highly successful Bronx River Foodway, run by the Bronx River Alliance in New York City, the garden would offer a variety of edible and medicinal plants and herbs free for the public to engage with and forage. A non-profit partner, such as the Fresh Food Factory or Anacostia Watershed Society, would work with local schools and other area organizations to develop nutritional and environmental programming to engage local residents through nature and fresh food.

Figure 23: Rendering of Poplar Point Food Foraging Educational Community Garden and Farm

CASE STUDY Bronx River Foodway New York City, New York The Bronx River Foodway integrates a sustainable food landscape into a public park.

Located along the western edge of the Bronx River, the Foodway provides free access to many edible plants and herbs with nutritional and medicinal uses, and is programmed with stewardship activities and educational workshops by the Bronx River Alliance.32

Image source: Bronx River Alliance

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Flood Resilient Placemaking and Park Programming Partners • DPR & NPS • Local schools • Anacostia BID Various upgrades and amenities would be incorporated throughout to provide a wellprogrammed and resilient space that is highly used and valued by the community. Key • upgrades and amenities include: •

•

•

•

All-weather running track and soccer field complex: Located along the northeastern edge of the site would be facilities for organized and informal recreation. The complex would be complemented by • spectator seating terraced into the berm that surrounds the adjacent retrofitted NPS facility.

Goals Met

Timeline Short

Medium

Long

several basketball courts and a playground with built in bioswales and other green infrastructure to withstand flood events.

Shade structures and trees throughout the park: In line with the extreme heat and humidity best practices, the park will include robust plantings of shade trees and structures to provide relief during hot summer months.

Lighting and public art installations: As part of the placemaking initiatives, local artists will be invited to design and install public art like murals or other works.

Covered picnic pavilion: A large pavilion All improvements and amenities would could be home to various uses throughout be floodable and eventually planned to be the seasons, including a farmers’ market. moved or disbanded based on sea level rise and eventual inundation.

Food truck park: Located near the current heliport could be parking and picnic tables for food trucks. The location could provide easy access for the trucks to enter the site, and offer food and beverages to visitors.

Basketball courts and playground equipment: The site would also include

Figure 25: Rotterdam’s Benthemplein Square featuring a Floodable Basketball Court.

(Image source: Sustainable Technologies Wiki)

Figure 24: Example of berm seating at a sports complex.

(Image source: Invisible Structures)

148

Reimagining the National Parks Police Facility Partners

POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

• • • •

DOEE & DPR Fresh Food Factory DC OCTO Southeast Welding Academy

Embracing the concept of adaptive reuse, the full scale conversion and resilient retrofitting of the current main building of the NPS campus would create a hub for various community uses, while maintaining a small ecological footprint. The facility could be retrofitted to include a flood-proof ground floor space, in which all critical equipment is safeguarded from flooding. Additionally, temporary flood barriers could be deployed in the event of a large flood.

The campus would be converted to include an environmental monitoring hub, classroom and community meeting rooms, public restrooms for park goers, non-profit and/or park staff office space, a workforce development center, a community kitchen, and parks department maintenance and operation storage. The facility would be operated by multiple nonprofit and government partners.

Two specific community partnerships that would be impactful within the repurposed NPS facility include a food incubator and

Goals Met

Timeline Short

Medium

Long

commercial kitchen and Welding Academy.

More subsidized incubator space and mentorship for entrepreneurs in Ward 8 is needed, especially as many home-based food businesses are priced out of brick-and-mortar locations.33

Relatedly, Ward 8 lacks of healthy food options.

Given these factors, this proposal recommends the establishment of a locally-run food incubator and shared commercial kitchen space within the re-purposed NPS facility.

Environmental Classroom & Community Meeting Rooms Non-Profit / Park Staff Office Space

Environmental Monitoring Hub

Workforce Development Center

Community Kitchen

Flood-proof Ground Floor

Figure 26: The rendering above depicts the transformation of the main NPS campus building to a multi-purpose community center.

149

Figure 27: Annotated satellite image above of the current NPS campus provides a site map of potential community uses of the site.

Soccer field and track Basketball court Berm

Community Center

Ber

m

Art installations and shade structures

Food truck & picnic pavilion

Food foraging educational community garden and farm WMATA Station

150

Food Incubator and Commercial Kitchen Partners

POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

• Fresh Food Factory • DC Food Policy Council

The Fresh Food Factory Farm and Food Hub is a social enterprise based in Ward 8 that seeks to engage low- and moderate-income residents of the DC metro area in culinary arts and entrepreneurial training.

They run a small healthy foods-centered grocery store within the Anacostia Arts Center, and have been looking for a larger kitchen space for their programs.34 This proposal recommends that the Fresh Food Factory Farm and Food Hub run the incubator.

CASE STUDY Mi Cocina by the Hour McAllen, Texas Shared-use commercial kitchen that focuses on supporting women and LatinX owned food businesses.

Goals Met

Timeline Short

Medium

Long

Figure 28: The Fresh Food Factory provides support to local food entrepreneurs.

(Image source: The Fresh Food Factory)

Partners • Southeast Welding Academy • UDC

Welding Academy

151

Goals Met

Timeline Short

Medium

Long

The Southeast Welding Academy could also have

a new home within this building. The Academy

is Ward 8-based, and runs welding training

programs and provide support to returning citizens. This relocation would be necessary given the Eco-Cultural District proposal calls for the demolition of the building where they currently run programming.35 The re-purposed NPS facility would provide more space for the organization to expand their programming, potentially through new partnerships with other workforce development initiatives.

Proposed new location

Current location

Figure 29: Welding Academy graduates (Image source: Southeast Welding Academy Facebook)

Figure 30: The proposed community center is just a couple blocks from the Academy’s current location.

152

POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

Development System The proposed development scheme would become a model for green urban planning. Based on the recommendation not to develop in the floodplains, the Eco-Cultural District’s developable area would be a total of 433,000 square feet, which does not include the proposed entertainment pavilion or refurbishment of the NPS facility. The two driving ideas for this proposal’s development system are: 1. Targeted high-density development that avoids flood risk and works with nature 2. Community-oriented public spaces To create a vibrant mixed-use district, the development in Poplar Point would consist of residential uses, with commercial and service uses on the ground floor. The ground floor would be active and transparent, to encourage activity in this area. The majority of the proposed development faces public streets and all the ground-floor commerce faces public spaces. Given the importance of robust public spaces, the developments will have internal pedestrian promenades, inviting residents to spend time in these spaces and thereby increasing public life in Poplar Point. This people-centered urban design would increase livability, walkability, and transport efficiency. An important aspect of the proposed design would be establishing equitable open areas that serve residents of the district as well as residents of the neighboring communities. The goal would be to unify and connect Poplar Point with the rest of Ward 8.

153

Figure 31: Overview of development system

­

154

Development Guidelines Given this proposal’s emphasis on ecological resilience, the development system would follow the Resilient DC development guidelines. Each proposed building would incorporate resilient design elements, including reflective roofs and highly energy-efficient building envelopes.

POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

The streetscapes would also provide cooling through tree plantings and shade structures.

Furthermore, paths from developments would

Figure 32: Development overview

lead to a wide variety of nearby green spaces that offer recreation, education, and respite.

Buildings would have a maximum height of 12 stories, making the most of the footprint and increasing density to generate a livable, walkable neighborhood. However, the buildings closer to and in Anacostia would have reduced heights of six to seven stories to provide a transition to the neighborhood-level density. Additionally, all

building entries would be accessible from the sidewalk. Since the development would not be located within the Sea Level Rise Flood Elevation, there would be no need to elevate the ground floor or add stairs or ramps.

Still, developments would use resilient materials on the ground floor in case of extreme weather or storm water pooling.

155

Mix of Uses The proposed development system totals 3.7 million square feet. For reference, this is about half of the gross square footage of the development in the Building Equity District.

As shown in Figure 33, about 80 percent of the proposed development would be dedicated to housing, given the need for increased housing supply. The remaining 20 percent includes active ground floor uses, community uses, and a hotel.

The Eco-Cultural District proposal would create

2,798 new residential units. Following the affordable housing strategies outlined in the baseline section, 70 percent of housing would be market rate, and 30 percent of units will be affordable (15 percent serving households earning 50 percent of DC’s AMI and 15 percent serving households earning 30 percent of DC’s AMI).

The ground floor of all residential buildings would contain commercial uses, with a mix of neighborhood services, stores, food and beverage, and other amenities. Locally-owned businesses

Hotel: 159,600 sq ft

would receive a rent discount.

Given the presence of the Bridge District—a mixed-use project currently underway in the middle of the Eco-Cultural District’s proposed developments —strategies should be employed to ensure cohesion between the developments architecturally, commercially, and socially. For instance, the proposal’s circulation paths take advantage of the Bridge District’s planned pedestrian promenades.

Community space: 255,000 sq ft Active ground floor: 433,007 sq ft

Total housing units: 2,798

­

Figure 33: Mix of uses in the Eco-Cultural District proposal

Figure 34: Development uses throughout the site

156

The Point

POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

The cultural heart of the Eco-Cultural District would be the Point, a new waterfront destination accessible to Ward 8 residents and visitors alike.

Adjacent to the Frederick Douglass Memorial

Bridge and featuring views of the Washington monument, the Point would be home to two cultural anchors: the new marina and an entertainment pavilion.

Both are pictured in this concept rendering (Figure 35), along with a proposed new hotel.

Figure 35: A rendering of the Point, a proposed new waterfront destination in Poplar Point.

157

Entertainment Pavilion Partners

Goals Met

Timeline

• Events DC • ARCH • Anacostia BID

Short

The entertainment pavilion would be an openair multi-use event space that could host everything from community festivals, arts and cultural activities, concerts, and more. About 60,000 square feet, it would have grass-covered amphitheater-style seating and a flexible stage

Medium

Long

area, provide ample shade, and feature great views.

With lighting features inspired by a similar pavilion in Spokane, Washington the pavilion would act as a beacon, drawing visitors across the Anacostia

CASE STUDY

Riverfront Pavilion Spokane, Washington Known as the “central gathering place for the Spokane region”, the Pavilion is a flexible use event space located in a large downtown park.

Originally built in 1974 as an Expo Pavilion, it continues to draw visitors year-round. Visitors particularly enjoy the pavilion’s colorful and dynamic weekly light show.36

Image source: Lighting Controls Association

to events, and to local businesses. It would also provide a gathering space for Anacostia residents and a home base for the neighborhood’s many festivals. Financially, the pavilion would generate revenues that support the park programming.

158

Hotel Partners

POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

• UDC • Hotel partner • Anacostia BID The Point could also be home to a new hotel, which would be one of the first full-service hotels east of the Anacostia. Wards 7 and 8 are experiencing more visitors. According to Airbnb, guest arrivals in Wards 7 and 8 grew 65 percent in the last few years.37 Notably, Anacostia was the most popular neighborhoods for guests. This new 322-room hotel would provide space for the increasing visitor population, welcoming them to Ward 8 and encouraging them to learn about the area’s cultural heritage and support local businesses.

The hotel could also have an on-site job training program in partnership with UDC’s hospitality and tourism workforce development program. With its direct views across the river, the hotel would be a new asset, both financially and socially.

Figure 36: A hotel in Poplar Point could be a part of broader efforts to promote responsible tourism in Ward 8. (Image source: Hilton)

Goals Met

Timeline Short

Medium

Long

159

WMATA Station Redevelopment Partners • WMATA • DDOT • Anacostia BID Closer to Historic Anacostia would be another key feature of the Eco-Cultural District’s development system: a vibrant Anacostia Metro Plaza.

This would involve reimagining the existing WMATA parking garage structure by transforming it into a mixed-use building that contains residential units, commercial units, a refreshed Metro station, and parking.

Goals Met

Timeline Short

Medium

Long

Taking advantage of the existing infrastructure at the site, developers could retain the garage structure and develop housing on top and to the side of it. The proposed building would be 7 stories in total.

As shown in this rendering (Figure 37), the ground floor could feature a pedestrian plaza with

a welcoming Metro Station entrance and a new bikeshare station.

To activate the first level of the garage, the developer could convert the façade of the existing structure into small retail units, taking inspiration from a similar concept in San Jose, California.38

Figure 37: Rendering of the proposed new plaza

160

POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

Circulation System The site would be connected through a comprehensive network of pedestrian and bike-oriented streets in conjunction with car-oriented streets around development sites. As shown in the circulation system map (Figure 38), three primary connection points between Poplar Point and Historic Anacostia are proposed: two improved underpasses and a new pedestrian bridge.

Notably, all housing at Poplar Point would be within a half-mile from the Metro entrance at the reimagined WMATA parking garage and station. Circulation paths would be designed to provide efficient routes there while also prioritizing the pedestrian experience. Mobility of residents and workers would also be enhanced by the new bus line, as described in the Baseline section.

Although the proposal focuses on alternative methods of transportation, it still acknowledges the need for parking. With that in mind, the two buildings should include high-density wrapped parking, achieving a total of 940 new parking spots. These parking spots would be in addition to the 808 spots that currently exist—and would be retained—at the WMATA parking garage. This would generate a ratio of one new parking spot per three new residential units.

161

Figure 38: Overview of circulation system

­

162

Pedestrian Bridge Partners

Goals Met

Timeline

• DDOT

The principal urban design gesture of the EcoCultural alternative would be a pedestrian bridge connecting Poplar Point directly with Historic Anacostia. As referenced earlier, construction of the bridge would require the demolition of several small industrial buildings, including the current home of the Southeast Welding Academy.

Medium

Long

However, the other buildings appear to be vacant.

The bridge could provide a network of connections for pedestrians and cyclists, with a number of on and off ramps. As shown in this diagram (Figure 39), the bridge could provide a direct connection from Anacostia to the river and river views, where it would connect to the floating boardwalk.

CASE STUDY

It could also serve as the main corridor to get to the recreation amenities and the community center.

Figure 39: Overview of connections envisioned in the Eco-Cultural District proposal

Bridge over Segunda Circular Lisbon, Portugal

This visually striking bridge provides a network of connections for pedestrians and cyclists.

POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

Short

Image Source: Joao Morgado

­

­

163

New Plaza in Anacostia Partners • Ward 8 Farmers Market • HABA • Anacostia BID The final element of the Eco-Cultural District proposal is a new plaza in the heart of Historic Anacostia along MLK Jr Ave. This plaza would be located where the pedestrian bridge connects with the neighborhood.

Goals Met

Timeline Short

Medium

Long

Pedestrian bridge provides a direct connection to Poplar Point & community center

New home for the Big Chair

The plaza could become the new home for the locally famous Big Chair, which is currently in a parking lot a block away.

MLK

Jr. A ve S

This new Big Chair Plaza would provide a central gathering place for Anacostia residents, and could also serve as the neighborhood location of the Ward 8 Farmers Market.

Figure 40: Proposed new Big Chair Plaza in Historic Anacostia

New central gathering place in the heart of

Historic Anacostia

164

POPLAR POINT // ECO-CULTURAL DISTRICT PROPOSAL

Summary Figure 41 provides a visual summary of the key elements that would transform Poplar Point into an Eco-Cultural District. The vision centers resilience, both ecologically and socially. Furthermore, the proposal facilitates neighborhood cohesion between Historic Anacostia and Poplar Point, implements innovative practices in water management solutions, and unlocks flexible futures that would amplify and sustain the rich cultural heritage of Southeast DC no matter what the future brings.

­

165

Figure 41: Overview of Eco-Cultural District proposal

166

Chapter 5 /

IMPLEMENTATION

Wikimedia.org

167

This report presents the Building Equity and Eco-Cultural proposals as alternatives but they are not discrete options. Many important elements about the future—such as the extent of climate change, development pressures, and shifting community priorities—are unknown. Adaptation pathways are a technique for resilient decision-making. Depending on emergent pressures and opportunities, different pathways may be more feasible or beneficial. The pathways are intended to serve three purposes: 1. Envisioning a plan that can adapt to multiple possible futures 2. Exploring combinations of the Building Equity and Eco-Cultural proposals 3. Communicating site options and pressures, including to the greater public Many of the decision pathways split based on the level of site development. This is because important, but changing, factors often influence development. Will sea level rise inundate the development site?

Will the market support the construction of these units? Does the community favor this use? The decision to develop—and in what way—encapsulates many of the top considerations for the future of the Poplar Point site.

168

POPLAR POINT // IMPLEMENTATION

Adaptation Pathways Decision Points

National Park Service Facility

The adaptation pathways framework is a method for supporting robust decision making under uncertain future conditions, like those created by climate change. A plan that uses the adaptive pathways approach specifies immediate actions to prepare for the near future as well as actions that can be taken to keep options open for future adaption. Actions eventually reach the end of their effective life, and new actions are needed to achieve the objectives.

The future of the National Park Service (NPS) facility on the site offers one way to consider these adaptation pathways. Should the building be torn down or repurposed? Figure 2 illustrates the interventions needed for either approach.

Various factors could influence the type and extent of development at Poplar Point. The adaptation pathways presented in this section group these different pressures into two types of decision points:

If the building is repurposed, stakeholders will have to make additional decisions in advance of sea level rise. The facility will be protected

from the current 100-year storm by strategic flood management interventions, but will not be protected from projected sea level rise or more severe storm events.

At some point in the future, the facility will begin to be inundated by periodic storms that are more severe than what the flood protections can manage.

Figure 1: An example diagram of the decision point options, or adaptive pathways, for when sea level rise inundates the site with water for the berm proposed near the NPS facility.

DEMOLISH

Market and Demand (shown in yellow): This group includes elements that, when present, promote development including market pressure, housing needs and interest in commercial or recreational resources.

Climate Change (shown in blue): This group includes environmental pressures that, when present, limit development including sea level rise, increased flood risk, and increased heat and humidity.

When a blue or yellow dot appears on a flow chart, this means pressures from one of two categories strongly, though likely not exclusively, influence the next step.

RETAIN

169

Figure 2: A decision tree for the NPS Facility. The decision tree starts with the consideration of development needs, indicated by the yellow point.

The purple indicates an element that is included in both proposals, while the red is Building Equity and the blue is Eco-Cultural.

Should the facility be preserved for long-term recreation—a decision dependent on community need, resources and regionwide water management priorities? If the answer is yes, then the area behind the berm could be filled in to create a park. If the answer is no, then the area can be allowed to flood, or the building can be torn down and the area can be reconfigured to allow for other uses.

If the building is initially torn down, there are several options available as to how to proceed with the area. The District may choose to maintain and fortify park space using a secondary berm to create a robust recreation area that is not subject to flooding. In contrast, the area could also be outfitted with floodable recreation infrastructure that is able to withstand periodic flooding while remaining functional. In the long run, this floodable recreation infrastructure may become

permanently inundated at some point in the future, given future climate conditions.

Since some factors are unknown—like how quickly sea level rise and other changes in climate will affect the area—the adaptive pathways approach allows the alternative to remain flexible by envisioning series of futures that remain possible.

170

POPLAR POINT // IMPLEMENTATION

Metro Station Area Development The land by the WMATA Metro Station has several distinct futures depending on development pressures and the impacts of climate change as shown by Figure 3. In the short term, the key decision is whether to develop the area into residential uses (as suggested in the Eco-Cultural Proposal) or develop the area into the Metro Plaza (as suggested in the Building Equity Proposal).

If the choice is to develop the area for residential uses, the next decision regards how to protect the area from future flood risks. Options include initially elevating the site, which would enable the

Figure 3: A decision tree for the WMATA parking deck.

construction of the Live, Learn, Grow District from the Building Equity proposal, or building at-grade on the site, which would enable a decision about whether to fortify the berm in the future.

If the choice is to develop the area into the Metro Central Plaza, which is the development focused option, the following decision will be driven by presence or absence of development pressures.

A high need or interest in housing and commercial development would result in the mixed-use Live, Learn, Grow District.

The pedestrian bridge over the highway (as suggested in the Building Equity Proposal) or the more extensive pedestrian bridge that continues through the site (as suggested in the Eco-Cultural proposal) could be either a supplement or alternative to this district.

Like the previously described pathway, long-term climate change and environmental pressures would influence whether to eventually fortify the elevated recreation area or to let this area flood.

171

Figures 4-5: A look at the existing WMATA parking garage.

Oval Land Use Initial development around the oval near the Frederick Douglass Memorial Bridge could be residential or mixed use, depending on the development pressures in the area.

Either pathway still allows for two options for the land located above the Bridge District: to develop the site or further remediate the wetlands.

Figure 6: The oval beside Poplar Point is currently under construction. (Image source: DDOT)

For this area, elements from the Eco-Cultural District proposal (e.g., further remediate the wetlands) can be deferred and paired with elements from the Building Equity Proposal (e.g., develop the oval for mixed use).

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POPLAR POINT // IMPLEMENTATION

Conclusion Adaptation pathways are a method for considering and proactively addressing the many possible futures of Poplar Point. The site faces various, sometimes conflicting pressures, originating from both climate change and the need for housing or demand for development.

The Building Equity and Eco-Cultural proposals offer resilient and equitable ways to meet these challenges, but as pressures shift and change—as they inevitably will—these pathways can act as a way to communicate and adapt to the site’s needs.

173 Source: Redbrick

174

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17

D.C. History, 2021.

18

Ibid.

19

National Park Service, n.d.

2 National Park Service. (n.d.). Native Peoples of Washington, DC (U.S. National Park Service). U.S. National Park Service. Retrieved September 27, 2021, from https://www.nps.gov/ articles/native-peoples-of-washington-dc.htm

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3 D.C. History. (2020, August 21). The history and evolution of Anacostia’s Barry Farm. D.C. Policy Center. https://www. dcpolicycenter.org/publications/barry-farm-anacostia-history/ 4 Smithsonian Anacostia Community Museum.

(2021, September 11). “A Right to the City” Digital Exhibit.

ArcGIS StoryMaps. https://storymaps.arcgis.com/ collections/34d99cccb2c5454da7b4f08e482c1987?item=3 5 Smithsonian Anacostia Community Museum. (2018). “A Right to the City” Digital Exhibit.

ArcGIS StoryMaps. https://storymaps.arcgis.com/ collections/34d99cccb2c5454da7b4f08e482c1987?item=3 6

Smithsonian Anacostia History Museum, 2018.

7 District of Columbia Office of the Deputy Mayor for Planning & Economic Development and the National Park Service.

(2010, November). Poplar Point Redevelopment Draft Environmental Impact Statement.

8

Ibid.

9

Ibid.

10

Smithsonian Anacostia History Museum, 2018.

11 District of Columbia Office of the Deputy Mayor for Planning & Economic Development and the National Park Service, 2010.

12

Ibid.

13

Smithsonian Anacostia History Museum, 2018.

14

Ibid.

15

Ibid.

16 District of Columbia Office of the Deputy Mayor for Planning & Economic Development and the National Park Service,

20 The District of Columbia Office of The Deputy Mayor for Planning & Economic Development, National Park Service.

(November 2010) Poplar Point Redevelopment Draft Environmental Impact Statement.

21 The District of Columbia Office of Planning. (n.d.).

Anacostia Historic District. Accessed December 11, 2021. https:// planning.dc.gov/publication/anacostia-historic-district.

22 District of Columbia. Historic Preservation Review Board. (2021, September). Anacostia Historic District Amendment.

September 23, 2021. Accessed December 11, 2021. https:// app.box .com/s/dhn9muwq7e6fqor5v5v4 0hn1w7yanfma/ file/861320553312.

23 District of Columbia, Office of Planning. (November 2003).

The Anacostia Waterfront Framework Plan. https://planning.dc.gov/ sites/default/files/dc/sites/op/publication/attachments/The%20 Anacostia%20Waterfront%20Framework%20Plan%202003.pdf 24 District of Columbia Office of Planning. (2018). Resurgence of the Anacostia Waterfront. https://planning.dc.gov/sites/ default/files/dc/sites/op/publication/attachments/Anacostia%20 Waterfront%2015%20Year%20Progress%20Report_web.pdf District of Columbia Department of Energy & 25 Environment. (2013). Climate Ready DC. https://doee.dc.gov/sites/ default/files/dc/sites/ddoe/service_content/attachments/CRDCReport-FINAL-Web.pdf Resilient Washington DC and Rockefeller Foundation 26 100 Resilient Cities. (2019). Resilient DC: A Strategy to Thrive in the Face of Climate Change. https://app.box.com/s/ d40hk5ltvcn9fqas1viaje0xbnbsfwga District Department of Transportation and Government of 27 the District of Columbia Muriel Bowser, Mayor. (2021). movedc 2021 update. https://movedc-dcgis.hub.arcgis.com/ Strike Force. (November 2016). Housing Preservation 28 Strike Force Final Report. https://www.dchfa.org/wp-content/ uploads/2018/04/strike-force-report-final-11-9.pdf

29 District of Columbia Department of Housing and Community Development. (2016). Five Year Consolidated Plan. https://dhcd.dc.gov/sites/default/files/dc/sites/dhcd/ publication/attachments/FY2017-2021%20DHCD%20final%20 Consolidated%20Plan.pdf 30 District Department of Transportation. (2014). Anacostia Waterfront Initiative Transportation Masterplan. https://www. anacostiawaterfront.org/awitransportationmasterplan 31 5-year

U.S. Census Bureau. (2019). American Community Survey

32 org

Great Schools. Accessed September 2021. GreatSchools.

33 GovLab. (2014). Reimagining Higher Education Report.

Deloitte University Press. https://www2.deloitte.com/content/ dam/insights/us/articles/reimagining-higher-education/DUP_758_ ReimaginingHigherEducation.pdf 34 The Community Partnership for the Prevention of Homelessness. (2021). Homelessness in DC. https://communitypartnership.org/homelessness-in-dc/ We Don’t Parachute Here: Busboys And Poets Owner 35 Says New Location Will Be Part Of Anacostia Community. (2019, March 8). DCist. https://dcist.com/story/19/03/08/we-dontparachute-here-busboys-and-poets-owner-says-new-locationwill-be-part-of-anacostia-community/ 36 City of Washington, DC. Crime Incidents in 2020. Referenced in October 2021. Open Data DC. https://opendata.dc.gov/datasets/ crime-incidents-in-2020/explore?location=38.894096%2C76.960402%2C11.00 City of Washington, DC. Broadband Adoption 37 Residential. Open Data DC. Retrieved September 2021. https:// opendata.dc.gov/datasets/broadband-adoption-residential/ explore?location=38.841809%2C-77.017062%2C13.59 Office of the Chief Technology Officer. (2015). Building 38 the Bridge. https://connect.dc.gov/sites/default/files/dc/sites/ connect/page_content/attachments/State%20of%20the%20 Digital%20Divide%20Report.pdf 39 DC Health Matters. “DC Health Matters :: Demographics :: Ward :: Ward 8.” Retrieved December 12, 2021. https://www. dchealthmatters.org/demographicdata?id=131495.

40

Ibid.

175

41 DC COVID-19 Cases by Ward. (n.d.). Open Data DC. Retrieved September 28, 2021, from https://opendata.dc.gov/ datasets/dc-covid-19-cases-by-ward/explore 42 DC COVID-19 Total Positive Cases by Neighborhood. (n.d.). Open Data DC. Retrieved September 28, 2021, from https:// opendata.dc.gov/datasets/dc-covid-19-cases-by-ward/explore 43 DC Health Matters. (n.d.). DC Health Matters :: Indicators :: Indicator List by Location. Copyright (c) 2021 by DC Health Matters.

Retrieved September 28, 2021, from https://www.dchealthmatters. org/ 44 A New Hospital at St. Elizabeths East. (n.d.). Dhcf.

Retrieved September 28, 2021, from https://dhcf.dc.gov/page/newhospital-st-elizabeths-east 45 Reiff, J. (2020, May 15). Inadequate access east of the Anacostia River creates a cycle of poor health. Washington Post. https://www.washingtonpost.com/opinions/local-opinions/ inadequate-access-east-of-the-anacostia-river-creates-acycle-of-poor-health/2020/05/14/c4540258-93f3-11ea-82b4c8db161ff6e5_story.html

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Anacostia/Northeast DC Report. Moody’s Analytics.

56

68

REIS, 2021.

57 U.S. Census Bureau. (2010 and 2019). American Community Survey 5-year.

47 Perry-Brown, Nena. “The Group That Plans to Give Ward 8 Residents a Seat at the Economic Development Table.” UrbanTurf.

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59 Schweitzer, Ally. (May 2021). The D.C. Council Just Advanced An Updated Comprehensive Plan. Here’s What’s In It. NPR. https://www.npr.org/local/305/2021/05/05/993836097/ the-d-c-council-just-advanced-an-updated-comprehensive-planhere-s-what-s-in-it

W8CED. “W8CED Planning Process.” Retrieved 48 December 12, 2021. https://www.ward8cedplan.com/our-plan.

DC Office of Zoning. Northern Howard Road. District 60 of Columbia Zoning Handbook. https://handbook.dcoz.dc.gov/ zones/special-purpose-zones/northern-howard-road/nhr/

Office of the Secretary of the District of Columbia. (2019).

51 Priority for Leasing District Government Space in Neighborhoods Experiencing Underinvestment. District of Columbia Municipal

66 Kousky, Carolyn and Len Shabman. (January 2021). An Overview of the National Flood Insurance Program in Washington, DC. Wharton Risk Management and Decision Processes Center. https:// riskcenter.wharton.upenn.edu/wp-content/uploads/2021/02/DCNFIP-Brief.pdf

55 U.S. Census Bureau. (2019). American Community Survey 5-year

46 Barry Farm Redevelopment Associates. (2021, February 1). About the Redevelopment. Barry Farm Redevelopment. http:// barryfarmredevelopment.org/about_the_redevelopment-2/

50 Zafar, Nina. (February 2020). “If You Don’t like D.C.’s Navy Yard, Just Wait. It’s Changing by the Hour.” Washington Post. Retrieved December 12, 2021. https://www.washingtonpost.com/realestate/ if-you-dont-like-dcs-navy-yard-just-wait-its-changing-by-thehour/2020/02/26/7595f6a4-55a4-11ea-929a-64efa7482a77_story. html.

65 DC Flood Risk. (n.d.). DC Flood Risk DOEE. Retrieved September 27, 2021, from http://dcfloodrisk.org/main#

67 First Street Foundation. (2020). The First National Flood Risk Assessment Defining America’s Growing Risk. https://assets. firststreet.org/uploads/2020/06/first_street_foundation__first_ national_flood_risk_assessment.pdf

58 Government of the District of Columbia, Executive Office of the Mayor. (2021). Mayor Bowser Announces $400 Million Investment in Housing Production Trust Fund. https:// mayor.dc.gov/release/mayor-bowser-announces-400-millioninvestment-housing-production-trust-fund

49 “ARCH – Washington DC.” Accessed December 12, 2021. http://www.archdevelopment.org/.

29). Title 20 - Chapter 31 - Flood Hazard Rules. Retrieved September 22, 2021. https://doee.dc.gov/publication/title-20-chapter-31-floodhazard-rules.

Resilient Washington DC and Rockefeller Foundation 61 100 Resilient Cities, 2019.

62 National Capital Planning Commission. (January 2008).

Report on Flooding and Stormwater in Washington, DC. https:// www.ncpc.gov/docs/Flooding_and_Stormwater_in_Washington_ DC_Jan2008.pdf

Kousky Carolyn and Len Shabman, 2021.

69 Federal Emergency Management Agency (FEMA). Risk Rating 2.0: Equity in Action. Retrieved September 22, 2021. https:// www.fema.gov/flood-insurance/work-with-nfip/risk-rating 70 2013.

District of Columbia Department of Energy & Environment,

71

Ibid.

72 U.S. Environmental Protection Agency (U.S. EPA). (2021).

Learn About Heat Islands. https://www.epa.gov/heatislands/learnabout-heat-islands 73 U.S. Geological Society (USGS). (2021). Earth Explorer. https://earthexplorer.usgs.gov/ 74 U.S. Geological Society (USGS). (2021). NDVI, the Foundation for Remote Sensing Phenology. https://www.usgs.gov/ core-science-systems/eros/phenology/science/ndvi-foundationremote-sensing-phenology?qt-science_center_objects=0#qtscience_center_objects Smith, Randy. (2017). D.C.’s Heat Islands. D.C. Policy 75 Center. https://www.dcpolicycenter.org/publications/urban-heatislands/.

District of Columbia Department of Energy & 63 Environment, 2013.

76 D.C. Department of Human Services. (2021). Cooling Centers – District of Columbia. https://opendata.dc.gov/datasets/ DCGIS::cooling-centers-district-of-columbia/about.

64

77

D.C. Department of Energy & Environment. (2021, April

U.S. National Park Service. (2015, April 10). Nature -

176 Anacostia Park (U.S. National Park Service). National Park Service. https://www.nps.gov/anac/learn/nature/index.htm 78 U.S. National Park Service. (2017, March 17). National Park Service to Combat Invasive Plants in DC Area National Parks Anacostia Park (U.S. National Park Service).

Chapter 3: Process and Approach Housing Analysis

POPLAR POINT // IMPLEMENTATION

1 Rep. Housing Equity Report: Creating Goals for Areas of Our City. District of Columbia, October 2019. https://planning.dc.gov/ sites/default/files/dc/sites/housingdc/publication/attachments/ Housing%20Equity%20Report.pdf.

2 Hickey, Robert, and Lisa Sturtevant. Rep. Public Land & Affordable Housing in the Washington DC Region. Urban Land Institute, National Housing Conference, February 2015. https://nhc. org/wp-content/uploads/2017/10/Public-Land-Affordable-Housing. pdf.

3 “U.S. Construction Costs per Square Foot: Cumming Insights - Construction Market Analysis.” Cumming Insights, September 17, 2021. https://ccorpinsights.com/costs-per-squarefoot/.

Washington, D.C. Note: The initial FIS for this City was written in 1985; the report was revised in 2010 with additional updates. Both of these FIS reports were referenced for this analysis.

Chapter 4: Proposals Baseline Recommendations 1 “D.C. Citywide Wayfinding Program.” SEGD. https://segd. org/dc-citywide-wayfinding-program 2 “Paths to Pier 42.” Hester Street. https://hesterstreet.org/ projects/paths-pier-42/ 3 The Watershed Project. ”Rain Gardens & Bioswales.” https://thewatershedproject.org/rain-gardens-bioswales/ 4 Department of Energy & Environment. ”River Smart Homes: Rain Gardens.” https://doee.dc.gov/service/riversmarthomes-rain-gardens 5 National Association of City Transportation Officials.

“Urban Street Design Guide.” https://nacto.org/publication/ urban-street-design-guide/street-design-elements/stormwatermanagement/bioswales/ 6 Department of Energy & Environment. ”Trees In the District.” https://doee.dc.gov/trees

4 “Section 1274.--Determination of Issue Price - Rev. Rul. 2021-23.” IRS.gov. Internal Revenue Service, December 2021. https:// www.irs.gov/pub/irs-drop/rr-21-23.pdf.

7 NYC Environmental Protection. ”Types of Green Infrastructure.” https://www1.nyc.gov/site/dep/water/types-ofgreen-infrastructure.page

5 “Resolution 18-01 - HCVP FY2018 Payment Standard.”

DC Housing Authority, 2018. http://www.dchousing.org/docs/ jpbkyrdo996.pdf.

8 Department of Energy & Environment. ”Permeable Pavers and Re-Vegetation.” https://doee.dc.gov/service/permeablepavers-and-re-vegetation

Flood Modeling

9 NYC Environmental Protection. ”Types of Green Infrastructure.” https://www1.nyc.gov/site/dep/water/types-ofgreen-infrastructure.page

1 “HEC-RAS Documentation.” US Army Corps of Engineers Hydrologic Engineering Center. https://www.hec.usace.army.mil/ software/hec-ras/documentation.aspx.

Building Equity District

2 Djokic, Dean. “Arc Hydro in ArcGIS Pro: The Next Generation of Tools for Water Resources.” Presentation at the 2020 ESRI Federal GIS Conference, 2020. https://www.esri.com/ content/dam/esrisites/en-us/events/conferences/2020/federalgis/archydro-in-arcgis-pro-the-next-generation-of-tools-for-waterresources.pdf.

3 “Flood Insurance Study (FIS), District of Columbia, Washington, D.C.” Federal Emergency Management Agency:

6 Hayes, David. “Inside Regent Park: Toronto’s test case for public-private gentrification”. December 8, 2016. https://www.theguardian.com/cities/2016/dec/08/inside-regentpark-torontos-test-case-for-public-private-gentrification 7 Jones, Noah. ”OSU Mansfield celebrates new outdoor classroom”. April 18, 2016. https://www.richlandsource.com/ news/osu-mansfield-celebrates-new-outdoor-classroom/article_ c96ee386-0593-11e6-a735-a3bebf4c405c.html

8 Magdaleno, Johnny. ”Baltimore Deal Will Support Black Entrepreneurship”. December 7, 2016. https://nextcity.org/urbanistnews/baltimore-makerspace-partnership-with-hcbu 9 Hayes, David. ”Inside Regent Park: Toronto’s test case for public-private gentrification”. December 8, 2016. https://www. theguardian.com/cities/2016/dec/08/inside-regent-park-torontos-testcase-for-public-private-gentrification 10 Children’s Museum of Atlanta. ”In the Community”. https:// childrensmuseumatlanta.org/in-the-community/

Eco-Cultural District 1 Ambrose, Kevin, “Remembering Hurricane Isabel, 10 years later,” The Washington Post, September 18, 2013, https://www. washingtonpost.com/news/capital-weather-gang/wp/2013/09/18/ remembering-hurricane-isabel-10-years-later-photos/.

2 National Climatic Data Center (2003). “Event Report for Washington, D.C.” Archived from the original on 2007-05-24.

Retrieved 2006-12-27.

3 Fenston, Jacob, “D.C. Is Already Susceptible to Flooding.

Climate Change is Making it Worse,” DCist, July 11, 2019, https://dcist. com/story/19/07/11/d-c-is-already-susceptible-to-flooding-climatechange-is-making-it-worse/.

4 D.C. Department of Energy and the Environment, Climate Ready DC: Resilient Design Guidelines, 2020, https://doee.dc.gov/ sites/default/files/dc/sites/ddoe/service_content/attachments/ CRDC%20resilient%20design%20guidelines_FINALApproved.pdf.

5 National Oceanic and Atmospheric Administration – Office for Coastal Management, “NOAA Sea Level Rise Viewer 3.0”. https://coast.noaa.gov/slr/ 6 Fenston, Jacob, “D.C. Is Already Susceptible to Flooding.

Climate Change is Making it Worse,” DCist, July 11, 2019, https://dcist. com/story/19/07/11/d-c-is-already-susceptible-to-flooding-climatechange-is-making-it-worse/.

7 D.C. Department of Energy and the Environment, Climate Ready DC: Resilient Design Guidelines, 2020, https://doee.dc.gov/ sites/default/files/dc/sites/ddoe/service_content/attachments/ CRDC%20resilient%20design%20guidelines_FINALApproved.pdf.

District of Columbia Office of the Deputy Mayor for 8 Planning & Economic Development and the National Park Service.

(2010, November). Poplar Point Redevelopment Draft Environmental Impact Statement.

177 9 “Poplar Point Site,” National Parks Service (U.S. Department of the Interior), accessed September 2021, https://www. nps.gov/anac/learn/management/poplarpoint.htm.

Waterfront Corporation, http://iis.spauldslye.com/bip/ms/DC/ Fullsites/Poplar_Point_TEST/downloads/Poplar-Point-ExistingConditions-Report.pdf.

10 National Oceanic and Atmospheric Administration (NOAA). Understanding Living Shorelines. https://www.fisheries. noaa.gov/insight/understanding-living-shorelines.

22 NRC Solutions. Daylighting Rivers and Streams. Naturally Resilient Communities. http://nrcsolutions.org/daylighting-rivers/.

11 Metropolitan Washington Council of Governments. 2021.

Colmar Manor Park Living Shoreline Restoration Project. Anacostia Watershed Steering Committee Meeting https://www.anacostia. net/archive/awsc/Colmar%20Manor%20Living%20Shoreline_ MWCOG_FINAL.pdf.

23 American Rivers. 2016. Daylighting Streams: Breathing Life into Urban Streams and Communities. https://www. americanrivers.org/wp-content/uploads/2016/05/AmericanRivers_ daylighting-streams-report.pdf.

12 National Oceanic and Atmospheric Administration (NOAA). Understanding Living Shorelines. https://www.fisheries. noaa.gov/insight/understanding-living-shorelines.

13 National Oceanic and Atmospheric Administration (NOAA). Understanding Living Shorelines. https://www.fisheries. noaa.gov/insight/understanding-living-shorelines.

14 Lady Bird Johnson Wildflower Center. Plant Database. https://www.wildflower.org/plants/result.php?id_plant=ZIAQ. 15 NOAA. 2015. Guidance for Considering the Use of Living Shorelines. https://www.habitatblueprint.noaa.gov/wp-content/ uploads/2018/01/NOAA-Guidance-for-Considering-the-Use-ofLiving-Shorelines_2015.pdf.

16 Metropolitan Washington Council of Governments. 2021.

Colmar Manor Park Living Shoreline Restoration Project. Anacostia Watershed Steering Committee Meeting https://www.anacostia. net/archive/awsc/Colmar%20Manor%20Living%20Shoreline_ MWCOG_FINAL.pdf.

“Stormwater Management Guidebook - DOEE.” Accessed 17 December 1, 2021. https://doee.dc.gov/sites/default/files/dc/sites/ ddoe/page_content/attachments/FinalGuidebook_changes%20 accepted_Chapters%201-7_07_29_2013_compressed.pdf.

District of Columbia Office of the Deputy Mayor for 18 Planning & Economic Development and the National Park Service.

(2010, November). Poplar Point Redevelopment Draft Environmental Impact Statement.

EPA. Environmental Protection Agency. Accessed 19 December 1, 2021. https://www.epa.gov/wetlands/constructedwetlands. ”Poplar Point Redevelopment Draft Environmental Impact 20 Statement,” The District of Columbia Office of the Deputy Mayor for Planning & Economic Development and The National Park Service, 2010.

21

”Background Information on Poplar Point,” Anacostia

24 NRC Solutions. Daylighting Rivers and Streams. Naturally Resilient Communities. http://nrcsolutions.org/daylighting-rivers/.

25 American Rivers. 2016. Daylighting Streams: Breathing Life into Urban Streams and Communities. https://www. americanrivers.org/wp-content/uploads/2016/05/AmericanRivers_ daylighting-streams-report.pdf.

26 NRC Solutions. Daylighting Rivers and Streams. Naturally Resilient Communities. http://nrcsolutions.org/daylighting-rivers/.

27 American Rivers. 2016. Daylighting Streams: Breathing Life into Urban Streams and Communities. https://www. americanrivers.org/wp-content/uploads/2016/05/AmericanRivers_ daylighting-streams-report.pdf.

28 Hydrosphere. Accessed December 18, 2021. https://cloud. xylem.com/hydrosphere/public-sites/ OWA_4376323B1239482E940EF852F2EE5B2C#error=login_ required&state=53780452-fdb0-42c8-8213-eb1990eb75f3.

“A Resilient Landscape: Yanweizhou Park in Jinhua City 29

by Turenscape.” Landezine. Accessed December 18, 2021. https:// landezine.com/a-resilient-landscape-yanweizhou-park-in-jinhuacity-by-turenscape/.

“A Resilient Landscape: Yanweizhou Park in Jinhua City 30

by Turenscape,” Landezine, accessed November, 2021, https:// landezine.com/a-resilient-landscape-yanweizhou-park-in-jinhuacity-by-turenscape/.

“Strandskogen Arninge Ullna by Topia.” Landezine.

31 Accessed December 18, 2021. https://landezine.com/strandskogenarninge-ullna-by-topia/.

32 Bronx River Alliance. The Bronx River Foodway. https:// bronxriver.org/about/foodway.

33 Ward 8 Community Economic Development. W8 CED Town Hall Meeting (Virtual). October 20, 2021.

34

The Fresh Food Factory Farm and Food Hub. The Fresh

Food Factory Farm and Food Hub Facebook Page. https://business. facebook.com/thefreshfoodfactory/?ref=py_c 35 Southeast Welding Center. http://www.seweldingcenter. org/home.html.

36 “Pavilion,” September 10, 2019. https://my.spokanecity. org/riverfrontspokane/attractions/pavilion/.

37 Giambrone, Andrew. “Airbnb: Stays East of the Anacostia River Grew 65 Percent since Mid-2017.” Curbed DC, August 8, 2018. https://dc.curbed.com/2018/8/8/17663854/airbnb-anacostia-rivershort-term-rentals-vacation.

38 Gensler. “MOMENT at San Pedro Squared | Projects.”

Accessed December 21, 2021. https://www.gensler.com/projects/ moment-at-san-pedro-squared.