Howard University, East Campus, Washington, D.C. June 12-17, 2016

Howard University, East Campus, Washington, D.C.June 12-17, 2016

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About the Urban Land Institute• The mission of the Urban Land Institute is to provide

leadership in the responsible use of land and in creating and sustaining thriving communities worldwide.

• ULI is a membership organization with nearly 38,000 members, worldwide representing the spectrum of real estate development, land use planning and financial disciplines, working in private enterprise and public service.

• What the Urban Land Institute does:– Conducts Research – Provides a forum for sharing of best practices– Writes, edits and publishes books and magazines– Organizes and conducts meetings– Directs outreach programs– Conducts Advisory Services Panels

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• Since 1947

• 15 - 20 panels a year on a variety of land use subjects

• Provides independent, objective candid advice on important land use and real estate issues

• Process

• Review background materials

• Receive a sponsor presentation & tour

• Conduct stakeholder interviews

• Consider data, frame issues and write recommendations

• Make presentation

• Produce a final report

The Advisory Services Program

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Panelists• Dick Reynolds, The Reynolds Group – Boston, MA

• Angelo Carusi, Cooper Carry, Inc. – Atlanta, GA

• Chris Geddes, Design Workshop – Denver, CO

• John Goff, Da Vinci Development Collaborative – Atlanta, GA

• Tyrone Rachal, Principal, Red Rock Global – Atlanta, GA

• Jon Trementozzi, Landwise – Watertown, MA

• Pamela Wideman, City of Charlotte Neighborhood & Business Services – Charlotte, NC

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Introduction and OverviewContextMarket ConditionsValue CreationImplementation ApproachDevelopment StrategiesSite DesignCommunity EngagementConclusion

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Assignment

• Reflect the educational and social missions of the University

• Be consistent with the community and market interests

• Preservation of Mays Hall

• Balance retention of open space with financial value

Consider the future uses and development of the East Campus

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Panel Process• Monday – Briefing by sponsor and tour of

site and surroundings

• Tuesday – All day interviews with over 80 stakeholders

• Wednesday/Thursday – Panel discussions and analysis resulting in our findings, recommendations, and draft report

• Friday – Presentation to sponsor and stakeholders

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Key Issues

• Planning process must be fully transparent

• Future uses should include active Howard academic programs

• Renovation of Mays Hall for Howard programmatic uses

• Other uses should be consistent with Howard’s institutional objectives

• Additional uses to be complementary to neighborhood character

• Must include significant retention of existing landscape elements

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Site Context• The East Campus consists of 23.3 acres located

east of Catholic University in NE Washington

• Until recently, this site housed the Howard University School of Divinity which has been temporarily relocated to the West Campus

• The East Campus is situated on primarily pastoral land and nestled within low density, single family neighborhoods

• The campus is bordered by Taylor Street to the north, 14th Street to the west, South Dakota Avenue to the east and the Franciscan Monastery to the south

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Current Conditions

The East Campus consists of the following components:

• Benjamin E. Mays Hall - Multi-story, 110,000 SF building originally constructed in 1931 as the Holy Name College which was previously a Franciscan Seminary

• James Sherwood Farmhouse – 1886 Queen Anne-style wood-frame farmhouse situated to the south of Mays Hall

• Open space that has served as a natural habitat for several native bird and deer species with significant areas of large, mature trees

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Historic Context• By 1920, Holy Name College purchased the

property, including James Sherwood’s house and lots, and those lots west of the farm road which remained undeveloped

• After establishment of Holy Name College, the former Sherwood House continued as a convent for the Missionary Sisters of the Immaculate Conception

• By 1976, only 52 friars inhabited the large building which needed costly repairs

• Holy Name College sold the property to Howard University in 1985 for the Divinity School

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Preservation Context• DC Preservation League (DCPL) filed a landmark

nomination in 2015 for the former Holy Name College, the James Sherwood Farmhouse and the eastern portion of the campus land

• While it appears that Holy Name College and the Sherwood Farmhouse meet the criteria for landmark designation, it is unclear if the land on the eastern portion of the site meets the criteria

• Various trees on the site may be protected by Urban Forest Preservation Act of 2002 which was recently updated by the Tree Canopy Protection Amendment Act of 2016

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Community Context

• The surrounding neighborhoods have evolved into beautiful single-family residential neighborhoods with great character in a rapidly transforming section of the city

• While the campus is located in the Brooklandneighborhood, the adjacent communities of Michigan Park, Woodridge, North Michigan Park, Edgewood and Fort Totten have similar character and are very active and vocal with respect to development controls

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Community Context

• The panel spoke with the following organizations:

– ANC 5B02

– Brookland Neighborhood Civic Association

– Greater Brookland Business Association

– Greater Brookland Garden Club

– Michigan Park Citizens Association

– North Michigan Park Civic Association

– Queens Chapel Civic Association

– Woodridge Civic Association

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Surrounding Uses• The neighborhoods immediately surrounding the

East Campus are largely comprised of single-family detached residences dating to the mid-20th

century, along with a number of religious, medical and public school facilities

• In addition, the 12th Street corridor exhibits a primarily retail environment with diverse retailers and dining options are various price points

• There is higher density development adjacent to Brookland-CAU Metro Station and densities decline as you move east into the neighborhoods

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Surrounding Uses• There are several institutional uses within one mile of

the East Campus

– Franciscan Monastery of the Holy Land in America

– Catholic University

– Ronald McDonald House

– HSC Pediatrics Center

– Perry Street Preparatory School

• In addition, there are several greenspace uses in close proximity

– Turkey Thicket Playground

– Fort Bunker Hill Park

– Barnard Hill Park

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The District is Growing Rapidly

• The District has added 67,000 people over last 5 years (11% growth)

• Large growth in young professionals ages 25-44

• Currently 159 million square feet in the development pipeline

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Brookland and Michigan Park are Established Neighborhoods Undergoing Change• Approximately 80% of the housing stock is

owner-occupied

• Current average household incomes of $108,000 and expected to increase to over $120,000 by 2020

• Typical pricing for single-family housing is in the $500,000 to $900,000 range. Highest growth expected in price points above $750,000

• First million dollar home sale occurred in 2013

• Fastest growing cohort is 55-74 year olds

Demographic figures for ½ mile from Mays Hall; from ESRI

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Provision of Affordable Housing and Housing Choice is Important• The rapid price appreciation in housing is

‘pricing-out’ many people from their neighborhoods

• Inclusionary housing programs and other funding mechanisms are critical for providing an adequate stock of affordable units

• Providing a range of housing choice for low-income, student, non-traditional, and senior residents potentially requires new housing models to meet demand

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Rapid Growth is Creating Opportunities and ChallengesOPPORTUNITIES

• Economic expansion

• Employment growth

• New housing supply

• Rehab of blighted areas/buildings

CHALLENGES

• Affordable housing gap

• Stress on transportation network

• Threat to natural systems and habitat

• Provision of sufficient services

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Value CreationUnderstanding Howard University’s Needs

• Aging Infrastructure

• Enrollment Growth

• Residential and Student Services

Shortages

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Value CreationUnderstanding Howard University’s Needs• Aging Infrastructure• Enrollment Growth• Residential and Student Services

Shortages

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Value CreationUnderstanding Howard University’s Needs

• Aging Infrastructure

• Enrollment Growth

• Residential and Student Services

Shortages

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Value CreationThe Value of East Campus to Howard University

• Historic Institutional Use

• Availability of Land

• Addressing Housing Demand

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Value CreationThe Role of East Campus in the Northeast Quadrant

• Respecting Community Interests

- Appropriate Scale and Density

- Preservation of Open Space and Habitat

- Neighborhood Stability

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Implementation Approach• While our limited scope does not go into a detailed eligibility analysis of specific financial

tools, the following approaches should be examined to determine the proper structure that has the most impact

Approach Uses Opportunities ChallengesSell outright Undefined Revenue to support university mission Negative public relations value

Solve deferred maintenance challenge Loss of potential swing space siteFast timeline Does not maximize the value of the land asset

Passes full control to third party entity

Develop as of right Institutional + Zoning and market acceptance are predictable Does not maximize the value of the land assetSingle‐Family Housing Likely extracts more value than selling outright Limits future expansion of institutional uses on site

Institutional use remains

Retain/expand university uses Institutional Maximize flexibility to complement efforts on Central Campus Low site monetization opportunity

Land value likely to increase organically Does not solve deferred maintenance challengeHard to quantify amount of value created

Develop under 'special exception' Institutional + Potential to integrate Sponsored housing use with institutional use Requires zoning action by 'special exception'

Institutionally Sponsored Housing Potential to enhance monetary value of the site More complex planning and design considerationsPotential to preserve substantial open space and habitat Best done with a quality private partnerLess impact to traffic than market rate solution Longer planning and entitlement timeframeLikely to improve deferred maintenance challenges

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Benefits of a Public Private Partnership Approach• There should be further analysis to determine if selecting a private sector development

partner will generate value to the overall development plan

• It is important to think of structuring development partnerships not only as receiving direct financial assistance, but also as deriving additional non-monetary benefits that may assist a potential project. These may include:

– Process Assistance

– Infrastructure and Public Facility Co-investment

– Site Assembly Assistance for Private Uses

– Assumption of Extraordinary Costs

– Using Financing Tools to Reduce Cost of Capital

– Using Tax Credits to Reduce Other Capital Requirements

– Tax Abatements and Sharing

– Local Tools / Local Funds for Project Costs

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Guiding Principles

• East Campus is a place that should assist Howard University in its overall institutional growth and advancement

• Respect the character and sense of place of the surrounding neighborhoods

• Embrace open green spaces for passive recreation and urban wildlife

• Capture value creation in order to reinvest in the University’s long term academic and social missions

• Preserve and adaptively re-use the two significant historic buildings on site

• East Campus must spiritually connect students, faculty and staff back to the Central Campus and vice versa

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• Embrace the historical designation

• Work in collaboration to assure to allow effective adaptive reuse:

- Compliance with the American Disabilities Act is important

- Work with building code and life safety officials

- Allow for modernization of mechanical, electrical and plumbing systems

Historic Preservation

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• Preserve the view corridor and the Taylor & 14th Street open space corner

• Cluster any new development uses

• Preserve urban wildlife corridors

• Establish a conservation conservancy

• Maintain key tree buffers around property

Open/Green Space Preservation

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• It is important that Howard maintain institutional presence on the property

- Complementary academic and administrative use

- Use as a swing space for Central Campus Densification

- Flexible spaces for multiple academic and institutional needs

Academic Uses

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Executed with partners to bring capital and expertise

• Grad student housing for on site academic programs

• Faculty and staff housing in scale with neighborhood

• Senior housing that spans the aging spectrum

Institutional-Sponsored Housing

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• Scaled to match Brookland neighborhood

• Limited to single family fee simple

• Create a double sided street along Taylor Street

Market Rate Housing

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• Single institutional buyer

• Conference center

• Charter school

• Limited mixed use development off South Dakota Avenue

Uses Studied but not Recommended

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Land Use Diagram

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Site Analysis

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Suitability Analysis

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Conceptual Site Plan

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Rendering

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Community Engagement• Community Engagement is vital to the long-term

successful development/redevelopment of Howard University’s East Campus

• Engagement efforts are most effective when they are creative and expansive

• Community Engagement must be

– Adequate and timely engagement

– Credible and sensitive engagement staff

– Organized and effectively publicized engagement effort

– Transparent

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Community Engagement Strategies

• Face-to-Face Engagement

• Technology

• News and Print Media

• On-Line Media

• E-Mail and US Postal Mail

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• Enhance Governmental and Institutional Relationships– Engage in the District of Columbia’s Comprehensive

Planning Process

– Executive and other key Howard University Staff should establish and maintain working relationships with District of Columbia staff

– Establish and maintain long-term partnerships with neighboring institutions (Michigan Park Christian Church and Franciscan Monastery)

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• Expand Howard’s Community Engagement Team– Add additional Howard University staff to

enhance existing efforts

– Add Howard alumni

– Add someone from each of the surrounding neighborhoods

– Add a representative from the church and the monastery

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SUSTAINABLECOMMUNITYENGAGEMENTREQUIRESSUSTAINEDCOMMUNITYOWNERSHIP

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East Campus is an Impressive Yet Complex Parcel

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Panel Report Context

• Our thoughts are intended as concepts and direction

• They are a Starting Point…not a Solution

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Next Steps

• Howard should continue, and intensify, transparent engagement with the neighborhoods and public stakeholders

• Bring planning expertise on board the Howard team

• Move ahead with basic investigations such as site conditions, tree/landscape retention and Mays Hall repair/renovation costs

• Take an active role in the historic designation process

• Actively participate in any efforts by the District Office of Planning toward a revised Comprehensive Plan

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Thank You to Our Sponsors

Howard University

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Thanks to all stakeholders who participated on interview day!

Alton Pollard | Cheryl Sanders | Robert Childs | Ursula Higgins | Bess Fox | Shirley Riven Smith | Phyllis Thomas | Gay Byron | Alice Bellis | Frederick Ware | Gordon Buist | Bob Youngentob | Stephanie Rones | Taylor Beis | John Feeley, Jr | Sherri Morgan | Caroline Petti | Polina Bakhteiarov | Maxine Brown-Roberts | Anthony Wutoh | Wilson

Bland | Joseph Emanuel | Kenneth Holmes | Grace Lewis | Charles Lockett | Ron Rosenfeld | Wayne Frederick | Romaine Thomas | Terezia Williams | Terence Mayo |

Peter Semler | Daniel Schramm | Fred Jackson | Elizabeth McGowan | Ian McFarlane | Ernestine Brown | David Roodberg | Ronnie McGhee | Laura Harris Hughes | Brent

Leggs | Samuel Keiser | Gilles Stucker | Eddie Johnson | Kristin Taddei | Kyle Todd | Clyde Blassengale, Sr. | Jo-Elle Burgard | Stacy Hale | Daniel Wallace | Don Looney |

Sandra Campbell | Kevin Mullone | Carol Bradwell | Leroy Clay | Nick Loewen | Michelle Ricks | Cliff Smith | Jonathan Rogers | Marie Johns | Michael Willett Newheart

| Shirley Gravely-Currie | Pierpont Mobley | Jeanette Mobley | Leroy Hall | Lamont Bessicks | Mary Pat Rowan | Philip Blair, Jr | John Sebastian | Marvin Owens | Kate

Manolakos | Dee Williams | Michael Macoff | Rene McCray |

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6 THANK YOU! QUESTIONS?

Howard University, East Campus, Washington, D.C. June 12-17, 2016

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