Proposed Revitalization Plan
of the National Capital Revitalization Corporation
Issued: December 7, 2000
By the Board of Directors for the National Capital Revitalization Corporation
Board Members:
Lloyd D. Smith, Chairman
Marie Drissel
Greg Farmer
Natwar Ganhdi, ex officio
Karen M. Hardwick
John Roderick Heller
Madeline Carol McCullough
Lawrence H. Parks
Eric Price, ex officio
Table of Contents
I. Preamble
II. Table of Contents of the
Proposed Plan
III. The Proposed Plan
III (sic.) Timetables for Future Action
Tab 1. Notice of Public Hearings
Tab 2. Statement of Policy on the Criteria for Assistance
Tab 3. Priority Development Areas (PDAs)
Tab 4. PDA Boundaries Map
Tab 5. Definition of Key Strategic Business Networks and Industries
Section 11 of the National Capital Revitalization Corporation Act of
1998 (D.C. Law 12-144) requires the Board of Directors of the National Capital
Revitalization Corporation ("NCRC" or the "Corporation") to develop a
Revitalization Plan which will guide the Corporation's efforts to help revitalize the
District of Columbia. The Corporation, acting though its Board of Directors, is
distributing this Proposed Plan through various means and desires to receive comments from
the public, the Council for the District of Columbia as well as certain related
governmental entities. The Board of Directors plans to hold a series of public hearings on
this Proposed Plan where interested members of the community are invited to testify.
Written comments will be accepted as well. The Notice of Hearing attached at Tab 1
provides information about the date, time and location of the hearings and describes how
interested persons can participate in the public hearings for the Proposed Plan. The
public hearings provide an opportunity for the Board to receive comments and to listen to
testimony from individuals and representatives of organizations.
NCRC is an independent corporate instrumentality of the District of
Columbia charged with a specific mission: improving District businesses, promoting real
estate development, and infusing economic development into the District of Columbia (the
"District). The Corporation's main goals include fostering economic growth and
employment opportunities in the District, retaining and expanding businesses located
within the District, and attracting new businesses to the District. In order to guide this
effort, NCRC's Board of Directors was tasked with developing a Revitalization Plan that
describes how the Corporation will achieve its goals. This Proposed Plan is the
predecessor to that plan.
The Corporation intends to focus its efforts on the neighborhoods of
the District and, in particular, those that have been historically under-developed. The
Corporation intends to devote the bulk of its energy in the Priority Development Areas,
which include East of the River, the Georgia Avenue corridor, the U Street corridor, the
New York Avenue corridor, and numerous other areas. Business and commercial development
will be the focus of the Corporation. Special attention will be given to the commercial
corridors in these neighborhoods so as to promote the overall revitalization of the
Priority Development Areas.
NCRC plans to move quickly in accomplishing its goals. The Board was
appointed in July 2000 and, since that time, has adopted a Statement of Policy that
describes the criteria that the Board will consider in providing assistance to businesses
in the District. (A copy of this Statement of Policy is attached to this Proposed Plan at
Tab 2.) The Board of Directors has also appointed a President and Chief Executive Officer
to direct the general management and administrative affairs of the Corporation. The Board
intends to appoint the rest of the Corporation's senior staff, including its general
counsel and chief financial officer, shortly.
The Proposed Plan sets forth the Board's strategies and timetables for
facilitating business investment, employment growth and infrastructure improvements in the
District. The Plan includes guidelines for the renewal of residential and commercial real
estate, development of off-street parking, and public infrastructure improvements. By
providing assistance to businesses, the Corporation will assist businesses in obtaining
access to capital and other scarce resources. The Corporation will provide programs that
support lending, bonding, equity finance, and surety programs for District businesses. The
Proposed Plan does not discuss specific projects, nor does it discuss the specific
development plans that will be developed for the individual Priority Development Areas..
At this point in the planning process, the Board of Directors believes it is premature to
address specific projects or the development plans for the individual Priority Development
Areas. This level of planning requires detailed coordination with the affected local
communities, businesses and governmental entities.
The Corporation intends to work in close cooperation with the District
government and its economic development agencies and will establish cooperative
partnerships among federal and local officials, creating an attractive environment for
national and international business development. Business growth and economic development
are common priorities to the Corporation, Mayor Anthony A. Williams and the District.
Acting in concert with the District, the Corporation hopes to fuel the District economy
and encourage the expansion, retention and recruitment of new business
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1.00 Purpose
2.00 Roles and Relationships
3.00 NCRC Resources
4.00 Coordination
with the District of Columbia Government
5.00 Policies on
the Government of the District of Columbia
6.00 Coordination Protocols with the District of
Columbia's Economic Development Agencies and Instrumentalities
7.00 Coordination with Planning
Agencies
8.00 Protocols Ensuring Coordination with
the Comprehensive Plan
9.00 Neighborhoods and
Priority Development Areas
10.00 Policies on Priority
Development Areas
11.00 Key Strategic Businesses
and Industries
12.00 Neighborhood Serving Businesses
13.00 Policies for
Neighborhood Serving Businesses
14.00 The Federal Government.
15.00 Policies on the Federal
Government
16.00 Criteria for Assistance
17.00 Real Estate Development
18.00 Site Preparation and Clean Up
19.00 Development Financing
20.00 Neighborhood Off-Street Parking
21.00 Business Development Programs
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The Revitalization Plan is an Agenda for Action. This Agenda for Action
fulfills the statutory requirement that the Board establish strategies for revitalization.
The purpose of this Agenda for Action is to:
1.01 Establish protocols for coordination of NCRC's program and project initiatives
with governmental and other organizations involved in the District's economic development
as well as the integration of resources to fulfill mutual purposes.
1.02 Present the approach NCRC will use to ensure its activities are designed to
advance adopted planning objectives for District of Columbia, including but not limited
to, the Comprehensive Plan of the National Capital.
1.03 Identify geographic areas of the city to be given priority attention and resource
allocation.
1.04 Identify strategic industries where investments and assistance will be targeted to
help promote diversification of the District's economic base and the creation of
sustainable and quality employment opportunities.
1.05 Provide strategic criteria for selecting activities in which NCRC will invest its
authority and resources.
1.06 Profile the initial set of schedules NCRC will use to revitalize the District's
neighborhoods and activity centers; to attract, retain and expand businesses; and to
create new employment for District residents. Efforts will be made, where necessary, to
link workforce preparedness with business development.
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Role of NCRC: Key Principles
2.01 Implementation. The Corporation seeks to implement a changed physical conditions
in commercial areas of the District. The change will come because of the growth of new or
existing businesses, new retail or removal of blight that impedes economic development.
2.02 Partnerships. The Corporation will enter into strategic cooperative partnerships
with government agencies and instrumentalities as well as nonprofit and for-profit
entities. The Corporation's role is not to replicate or duplicate services; but to support
and enhance existing entities where they are found to promote its mission.
2.03 Service. The Corporation will work cooperatively with the District government to
provide business development services that promote business and real estate development.
2.04 Performance. The Corporation's investments in partnerships and service
relationships will be focused on projects, programs and services that result in near-term
returns of business placement and retention, physical improvements, job creation and the
expansion of the tax base.
2.05 NCRC has been given a broad economic development mission that can be summarized
into three major areas of activity: 1) real estate development, 2) business development,
and 3) by virtue of these activities, encouraging an increase in the District's employment
base. The Corporation has been granted substantial authority to undertake and sustain this
mission.
2.06 The Act provides that NCRC's Board will assume the responsibilities and powers of
the Board of Directors of the Redevelopment Land Agency (RLA). A principal role of the RLA
Board is to select redevelopers and approve development agreements for property purchased
under the urban renewal program. A number of these properties remain undeveloped. In
addition, NCRC's Board will assume the Responsibilities of the Board of the Economic
Development Finance Corporation (EDFC). The EDFC provides financing for businesses and
maintains an existing loan portfolio.
2.07 The Corporation will coordinate its activities with the plans, policies and
priorities established by the Mayor and Council for the District of Columbia and, as
regards the federal interest, the President and Congress.
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3.01 NCRC has a $25 million grant from the Federal government to fund its activities.
This initial capitalization is to support start-up activities and seed investments. It is
necessary to invest initial funds in projects that protect principal and generate enough
near-term return to pay for basic operations. These funds and investment parameters will
allow NCRC to contribute meaningfully the District's economic development.
3.02 To meet a more ambitious agenda, NCRC has been given the power and authority to
raise funds from other sources. The Corporation can receive contributions of funds and
other assets. It can earn fees from financing and service programs. It has been given the
authority to raise capital through the sale of bonds to support specific project
initiatives.
3.03 Fannie Mae has pledged $75 million in investment capital to the Corporation. NCRC
is now actively working with the District government to determine assets that may be
transferred and services that the City is interested in having the Corporation perform.
3.04 Achieving NCRC's mission will require close coordination with the District and
Federal Governments as well as numerous other organizations engaged in similar and related
missions. NCRC's role in the context of this larger framework and realities will be
governed by four key principles:
3.05 The Corporation may form subsidiaries or enter into joint venture relationship
with third parties in order to accomplish its objectives.
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4.01 The Office of the Deputy Mayor for Planning and Economic Development (ODMPED) is
responsible for coordinating recommendations for citywide policies for planning and
economic development; and ensuring that agencies and instrumentalities of the government
are working in concert and efficiently to achieve adopted policy. ODMPED also serves as
the District's principal point of contact with civic and business constituencies regarding
economic development policy and practice.
4.02 ODMPED accomplishes this in several ways. It is the office with lead
responsibility for updating and management of the Strategic Economic Development Plan for
Washington, DC. The Economic Development Cluster Group comprised of principal and senior
officials from agencies involved with planning economic development policy and its
implementation, meets under ODMPED's auspices to coordinate policy direction and
activities. A key function is reviewing proposed annual workplans and budgets to make sure
that program activities are integrated to meet priority policy objectives, and budgets are
allocated to provide involved agencies with the resources needed to accomplish assigned
tasks. ODMPED provides for ongoing monitoring of achievement, and is a vehicle to address
and respond to new and emerging issues.
4.03 As such, NCRC will look to ODMPED as its principal contact with the District
government for obtaining input on overall priority and policy orientation as well as
coordination of work plans and budgets. In keeping with its mission, NCRC will be
available to contract with District agencies to provide professional services to manage
the use and disposition of assets that may be conveyed to the Corporation. All such
contracts shall reimburse NCRC for the cost of the services provided to such District
agencies so as to ensure that the Corporation's assets are not depleted.
4.04 The District government plays a profoundly important role in the local economy.
The government's outsourcing for procurement of goods and services represents a major
business opportunity.
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5.01 The Corporation will work cooperatively with District officials to promote the
Mayor's Government Centers initiative and will focus its programs to ensure that the
catalytic opportunities it creates for redevelopment and business expansion are realized.
5.02 The Corporation will improve the use of local businesses in District procurement
of goods and services by increasing their capacity to perform as well as encouraging
contractors not presently located in the District to relocate, particularly to Priority
Development Areas.
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6.00 Coordination Protocols with the
District of Columbia Economic Development Agencies and Instrumentalities
6.01 The Corporation will, through its Chief Executive Officer, participate in meetings
of the Economic Development Cluster Group to ensure policy coordination and the allocation
of resources to optimize achievement of policy objectives.
6.02 In conjunction with ODMPED, the Corporation will coordinate preparation of its
annual workplan and budget with District agencies and instrumentalities.
6.03 The Corporation will affirmatively seek and form relationships with District
agencies and instrumentalities to use their services and leverage programs in furtherance
of mutual objectives.
6.04 Where initiatives undertaken by District agencies and instrumentalities provide
the opportunity to enhance the mission of the Corporation, the Corporation will enter into
cooperative service agreements and funding relationships that support and enhance that
activity.
6.05 The Corporation will work closely with and through the ODMPED to facilitate the
transfer of functions, responsibilities, authorities and assets to be consolidated to the
Corporation and to continue to provide the ODMPED with support in meeting its
responsibilities for overall management of District assets.
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7.01 NCRC's activities will have dramatic positive impact on the District's
neighborhoods and activity centers. Its real estate and business development programs will
result in the construction of new projects, renovation of existing properties and
installation of new and improved public infrastructure.
7.02 In undertaking these activities, NCRC will be guided by the policies of the
Comprehensive Plan for the National Capital. NCRC has conferred with the Office of
Planning and been advised that the Agenda for Action is not inconsistent with the
Comprehensive Plan.
7.03 In undertaking these activities, NCRC will be guided by the policies of the
Comprehensive Plan for the National Capital. For many areas of the District planning
policies are well articulated and detailed regulatory regimes (for example, land use,
zoning, urban design, historic preservation, infrastructure requirements) have been
adopted to conform with the Comprehensive Plan. In others, the planning framework is less
current and more generalized. In still others, active reevaluation of neighborhood and
community goals is underway. NCRC will closely coordinate with the District's planning
agencies to ensure that its activities will be a positive force in implementing existing
and emerging planning policy.
7.04 In the District, there are two principal planning entities: 1) the Office of
Planning (OP), which is responsible for overall planning activity, and 2) the National
Capital Planning Commission (NCPC), which focuses on development activity involving
properties owned by the federal government or certain District government properties that
have been determined to impact the federal interest. The following protocols describe
NCRC's interaction with planning agencies.
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8.01 NCRC is not a planning entity. It shall rely on OP and NCPC, as applicable, to
perform planning functions and to make determinations as to consistency with planning
policy.
8.02 In preparing any amendment to this Agenda for Action and the Corporation's annual
performance plan, the Corporation will consult with OP and NCPC to ensure that its
activities focus on areas given priority for revitalization.
8.03 Prior to initiation of redevelopment activity, NCRC shall consult with OP or NCPC,
as applicable, to obtain the determination of OP or NCPC as to whether the proposed
activity is consistent with planning policy. If NCRC has not received such determination
after the expiration of a reasonable period of time as may be mutually agreed by NCRC and
OP, then NCRC may proceed with the understanding that the proposed activity is consistent
with planning policy. All determinations will be made available to the public prior to
approving the commencement of redevelopment activity. If OP or NCPC determines that the
proposed activity is not consistent with planning policy, then NCRC shall cooperatively
consult with OP or NCPC to ensure that the activity is consistent with planning policy.
8.04 To the extent not inconsistent with the Criteria for Assistance, NCRC will give
priority to supporting development and business enterprises determined to be preferred
uses under applicable plans.
8.05 For properties assigned to or acquired by the Corporation for disposition and
redevelopment, whether the Corporation is serving in its capacity as Board of the RLA or
otherwise, the Corporation will consult with OP or NCPC, as applicable, and shall be
provided by OP and NCPC with planning and design parameters and priorities for that
property that ensure consistency with planning policy. The Corporation will consider
incorporating those parameters into any offering made for the property. Further, the
Corporation will consult with OP or NCPC, as applicable prior to selection of a
redevelopment proposal to obtain from their advice, a determination as to consistency with
planning objectives and their consent. The Corporation will include terms in any
disposition agreement providing OP or NCPC, as applicable, with sufficient ongoing review
to ensure that redevelopment accomplishes planning and design objectives. Nothing in this
protocol is to be construed as limiting any powers otherwise accorded OP or NCPC.
8.06 The Corporation will consult with OP or NCPC, as applicable, with respect to the
design of infrastructure and public space improvements to ensure consistency with planning
objectives and urban design standards. Nothing in this protocol is to be construed as
limiting any powers otherwise accorded OP or NCPC.
8.07 These protocols apply equally to the Corporation and any subsidiary, agent or
party undertaking related activities on behalf of the Corporation.
8.08 NCRC and OP have cooperatively formulated these protocols, and NCRC and OP will
develop a memorandum of understanding to implement these protocols.
8.09 The protocols contained in this Section 8 are intended to serve as an internal
guides for the Corporation. They are not intended to confer any right or cause of action
upon any third party that does not otherwise exist under applicable law.
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9.01 In the Act establishing NCRC, the Council for the District of Columbia emphasized
that use of the resources and powers of the Corporation should give priority to: 1) the
District's neighborhoods; and 2) Priority Development Areas (PDAs).
9.02 PDAs are geographic areas that are specifically named in the Act. The boundaries
of a PDAs frequently overlap one another. Further, several neighborhood areas are in one
or more PDA. Many of the Corporation's efforts will be focused on the PDA's and projects
located therein.
9.03 Tab 3 presents a composite map of all designated PDAs. Deeper shades signify, on a
progressive basis, that an area is located in multiple PDAs.\ Maps showing PDA boundaries
at a more readable scale may be found at Tab 4.
9.04 As illustrated, PDAs cover a substantial portion of the District. They share one
or more of the following characteristics: 1) they are areas where poverty is more
pronounced, 2) they are areas where disinvestment has created the need and opportunity for
revitalization, 3) the Comprehensive Plan designates them for special development
consideration, and 4) special tax and other financial incentives currently exist to
promote investment.
9.05 The Act does not preclude NCRC from undertaking activities outside these
designated areas. Many of the Corporation's efforts will be focused on the PDAs and
considerations will be given to projects located in PDAs. This Agenda for Action reaffirms
that priority.
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10.01 The following areas are designated Priority Development Areas:
- Downtown East Area
- Capital City Business and Industrial Area
- Capital City Market Area
- Georgia Avenue Area
- Southeast Federal Center/Navy Yard Area
- Any District-designated Foreign Trade Zone or Free Trade Zone pursuant to An Act to
Provide for the Establishment, Operation, and Maintenance of Foreign Trade Zones in Ports
of Entry to the United States, to Expedite and Encourage Foreign Commerce, and for other
purposes, approved June 18, 1934 (48 Stat. 998; 19 U.S.C. Section 81a et seq.)
- Any federally-approved enterprise zone or empowerment zone
- Any federally-approved empowerment community, including, but not limited to, Target Area
1: New York Avenue/Northwest; Target Area 2: Marshall Heights; and Target Area 3: Buzzard
Point/Anacostia Congress Heights
- Development Zone Areas pursuant to the Economic Development Zone Incentives Amendment
Act of 1988, effective October 20,1988 (D.C. Law 7-177; D.C. Code Sect. 5-1401 et seq.),
including, but not limited to, Alabama Avenue, D.C. Village, and Anacostia
- Any housing opportunity area, development opportunity area, or new or upgraded
commercial center designated on the District of Columbia Generalized Land Use Policies Map
that is part of the Comprehensive Plan
- Transit Impact Area which shall consist of any area located within 1500 feet of a
Metrorail station in any of the above areas or within 1500 feet of a Metrorail station at
a designated Metro Station Development Opportunity Area, as defined in the District
Elements of the Comprehensive Plan of the District of Columbia
- Minnesota Avenue Area
10.02 The maps of Priority Development Area found in Appendix B are incorporated into
these policies.
10.03 As regards to those Priority Development Areas that are based on certain
federally established zones or areas (such as the Enterprise Zone), such Priority
Development Areas shall continue even if the underlying federal zone lapses due to the
terms of the federal statutes or regulations establishing such areas.
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11.01 There are several industry clusters where the District has a competitive
advantage. NCRC's challenge is to form businesses in these industries in PDA
neighborhoods. Emphasis will be placed on growth and retaining businesses. NCRC will
encourage business in the following strategic industry networks:
- Business / Professional / Financial / Associated Services
- Hospitality / Entertainment / Tourism / Specialty Retail
- Universities / Education / Research Institutions
- Biomedical Research / Health Service
- Media / Publications
- Information Technology / Telecommunications
(Source: The Economic Resurgence of Washington, D.C. Citizens Plan for Prosperity in
the 21st Century, Nov. 1998 at p. 19.)
11.02 Tab 5 is incorporated to define the networks and identify the businesses
comprising them.
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12.01 Livable neighborhoods involve more than housing, they have grocers, hardware
stores, convenience shops, restaurants, banks and other personal service providers. It
means business. And businesses, in turn, need a strong residential community to buy their
goods and services.
12.02 Understanding and addressing the needs of neighborhood serving businesses will be
a major thrust for the Corporation. Success may require coordinated use of all the
substantial powers, authorities and resources it has been given: 1) strategic acquisition
and disposition of land, 2) development finance, 3) business development and finance,
4) off-street parking, and 5) infrastructure improvements. It will require
partnerships with neighborhood businesses and organizations. It will also require close
partnership with the Housing Finance Agency and Department of Housing and Community
Development to coordinate program activities, creatively use portfolio properties and
obtain funding.
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13.01 The following businesses represent sectors that may contribute to the growth of
District neighborhoods and communities (i.e. the strategic neighborhood business network):
- groceries and food markets
- hardware stores
- pharmacies
- other retail anchor stores
- home improvement contractors
13.02 The Corporation will give priority in allocating its resources to assisting
businesses in the strategic neighborhood business network.
13.03 The Corporation will coordinate with the Housing Finance Agency, Department of
Housing and Community Development and other housing providers to produce physical and
business improvements to neighborhood commercial areas where of those agencies and
providers have and are also investing in residential projects.
13.04 The Corporation will work in conjunction with neighborhood businesses, business
organizations, and community development organizations to concentrate efforts and
resources, jointly undertake projects, and optimize the opportunity for neighborhood
businesses to participate in project undertakings.
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14.01 As home of the federal government, the District possesses a unique economy. The
federal presence provides not only underlying stability, but is a powerful force for
creating business and employment opportunities within other industry sectors as well.
14.02 Two key factors under score the interrelationship between government and the
private sector. First, the government increasingly relies on private industry to provide
related services. That is a principal reason why, even in the recent period of government
downsizing, private sector employment in the region increased. It is estimated that every
federal job generates three jobs in the private sector. Second, because the government
presence provides dependable demand for goods and services, businesses can rely on it as a
foundation for their business plans and a springboard for assuming the risks of
diversification to non-governmental clients. So, maintaining a strong federal presence in
the District and encouraging diversification of our industrial sectors are mutually re
enforcing and desirable.
14.03 Yet, in the District of Columbia, the relationship needs attention. According to
recent reports, the District experienced 82 percent of the metropolitan region's federal
employment losses -- some 46,000 jobs. Despite a federally-adopted goal that the District
should have 60 percent of the federal jobs and repeated Presidential Executive Orders
favoring the District over the suburbs, we have seen the percentage of federal employment
decline during the past two decades to approximately 52 percent of the regional total.
(Source: The Economic Resurgence of Washington, D.C. Citizens Plan for Prosperity in the
21st Century, Nov. 1998 at p. 14)
14.04 The Corporation, as a partnership between the District and federal governments
and the private sector, is particularly attuned to strengthening this important
interrelationship and reversing losses in federal agencies and jobs. We will work
cooperatively with the Mayor and federal representatives to create environments that
retain and attract federal employment, particularly in Priority Development Areas.
14.05 The federal government owns substantial tracts of land within PDAs. The Southeast
Federal Center/Navy Yard and St. Elizabeth's Campus are examples. These areas present
significant opportunities not only for retention and expansion of the federal government,
but for adaptive reuse and infill development that includes a mixture of uses as well. The
Corporation will explore the opportunity to facilitate revitalization of these areas in
keeping with plans prepared for their reuse.
14.06 Further, while the federal government is a major purchaser of goods and services,
only a small amount of that procurement is spent in the District. Its estimated $22
billion in annual purchasing has helped to produce approximately 200,000 jobs in the
metropolitan area. But only $4 billion has been traced to companies in the District -- and
more detailed analysis shows that 88 percent of that work is actually accomplished in the
suburbs. It is estimated that just 3,000 private sector jobs in the District result from
federal procurement. Approximately two-thirds of those jobs are held by persons living in
Virginia and Maryland. (Source: The Economic Resurgence of Washington, D.C. Citizens Plan
for Prosperity in the 21st Century, Nov. 1998 at p. 14)
14.07 NCRC will work to increase private sector opportunities to the federal government
operating in the District.
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15.01 The federal government is a strategic industry.
15.02 The Corporation, directly and through its subsidiaries, will seek to establish
cooperative partnerships among local and federal officials to create an attractive
environment for retention of federal agencies and institutions and to achieve an equitable
balance of federal jobs with other jurisdictions.
15.03 The Corporation will directly provide, and through its subsidiaries, provide
financing and will use other tools to encourage federal contractors to locate to the
District
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16.01 The Act establishing NCRC requires to Board to develop written criteria for
determining the types of assistance it will extend to projects, expectations for monetary
and other returns on investment in projects as well as related screening criteria for
selection of projects. The Board of Directors has adopted a Statement of Policy on the
Criteria for Assistance.
16.02 The types of programs and projects NCRC will undertake will evolve over time to
meet the needs of the District as well as to take advantage of opportunities. Programs
offered will be determined by the availability of resources and by the requirements of the
funding source. So, for example, a foundation interested in particular economic
development initiatives might join in partnership with the Corporation to offer a lending
program. That programs qualifying and project-ranking criteria will reflect the objectives
and requirements of the foundation. Similarly, funding the District may provide to the
Corporation will reflect the investment and project requirements imposed by the District.
16.03 These program and project criteria will be presented as programs become effective
and opportunities become available.
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17.01 Real Estate Development is the acquisition and disposition of real property,
financing redevelopment and restoration projects, and provision of public infrastructure.
17.02 The following are examples of the types of programs that the Board may elect to
operate:
- Forward Assembly - purchase of property by the Corporation to assemble or
complete marketable assemblages of property for near-term, competitive offering for
redevelopment and/or restoration.
- Negotiated Assembly - assembly of property for private or government clients
after reaching agreement on terms for redevelopment and disposition.
- Assembly/Disposition Services - under contract with government clients, NCRC may
provide related professional services, with the client agency completing acquisition
and/or disposition using its own authority.
17.03 Sites assembled by NCRC may be disposed of by sale or lease. To induce
redevelopment or the inclusion of special uses in the new projects, terms can be flexibly
structured to include incentives such as price write-downs, installment purchase, purchase
money financing, lease-purchase and other special disposition features. NCRC's decisions
on incorporating special and below market features will be based on findings that they are
necessary to make the project work.
17.04 The Corporation is mindful of the impact that real estate development and forward
assembly can have on neighborhoods, communities and those who live within them.
Accordingly, prior to undertaking large real estate development projects or developing
forward assemblies, the Corporation intends to solicit input from those community
stakeholders that are likely to be impacted by such actions. In this process, the
Corporation will consider how the intended use is likely to impact the community and its
residents. Of course, the Corporation will adhere to all necessary legal and regulatory
processes related to condemnations.
17.05 Where it is necessary to improve the quality of life for District residents, the
Corporation may initiate condemnation procedures. NCRC may work with the Condemnation
Board, to identify blighted and dilapidated areas and take aggressive steps, consistent
with historic preservation guidelines, to either demolish them or stabilize and secure
them.
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18.01 This program involves making loans or other recoverable investments to prepare
properties for redevelopment and rehabilitation. Activities may include:
- Clearance and grading
- Removal and abatement of hazardous substances from buildings and "brownfield"
sites
- Securing and stabilizing buildings and sites
- Installation of sediment control systems
18.02 A key initiative of this program will be working cooperatively with neighborhood
organizations and the District government.
18.03 Cleaning up properties is critically important to neighborhood revitalization.
The Corporation's investment in clean-up will be recoverable from the sale of the
property.
18.04 Infrastructure. New development requires infrastructure improvements such as
utility connections like sewer and water hook-ups, improvement of access roads to
facilities, or direct connections to Metro. For restoration and rehabilitation projects,
major cost and delay factors involve utility connections. Upgrading sewer and water
connections to remove lead contaminates and increase capacity is very expensive. Bringing
enough power capacity to newly renovated buildings too often involves extensive delay and
substantial up-front expense. The first project in a redevelopment area is sometimes
"tagged" with disproportionate costs of making utility upgrades.
18.05 NCRC may offer financing priced to reduce the costs of providing infrastructure.
In addition, NCRC will work cooperatively with private clients and utility companies to
better coordinate capital investments within areas targeted for redevelopment to ensure
that upgrades are in place when needed and to structure a program so that recovering the
costs of those investments does not act as an impediment to revitalization.
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19.01 NCRC may offer Revenue Bonds. NCRC may issue tax exempt and taxable bonds to
raise needed funds and then loan the proceeds to the project. Loans may be used to
finance, refinance or reimburse project costs such as: property purchase, new construction
or renovation, equipment purchase and improvement, and certain transaction fees and
charges
20.01 Providing neighborhood off-street parking facilities is part of the solution.
NCRC will work cooperatively with involved city agencies to identify areas where
off-street parking facilities are necessary to promote economic revitalization. The
Corporation will work cooperatively with the private sector to construct and manage these
facilities, bringing to bear the comprehensive array of funding necessary get them built
and keep them safe and affordable for area residents.
21.01 Business Finance and Investment. The Corporation's Board will assume the duties,
powers and responsibilities of the Board of Directors of the Economic Development Finance
Corporation (EDFC). EDFC operates programs assisting businesses with financing for: 1)
business purchase, including real property assets, 2) general business loans, including
fixed asset and working capital, and 3) equity investments. NCRC may offer a variety of
financing vehicles, including:
- Gap financing - The Corporation may provide gap financing in the form of loans or
equity investing in an economic activity.
- Credit Enhancements - NCRC may offer loan guaranteed, insurance for payment of
principal and interest of conventional or bond funded debt, and purchase sureties on
behalf of an economic activity.
21.02 A substantial portion of its value is represented in EDFC's investment in the
Neighborhood Economic Development Corporation (NEDCO), a for-profit public-private
corporation. The Corporation's Board will have the ability to elect four members of
NEDCO's eleven member Board.
21.03 Business Recruitment & Retention. The Corporation has an affirmative
responsibility for business recruitment and retention. Working cooperatively with the
Office of the Deputy Mayor for Planning and Economic Development (ODMPED), the Corporation
will support and utilize the Washington, DC Marketing Center for this purpose.
21.04 The Marketing Center is a major public-private partnership directed specifically
to attracting and retaining businesses. It incorporates the Business Ambassadors program
of the District of Columbia Chamber of Commerce, the neighborhood marketing efforts of the
Coalition of Economic Development Organizations, outreach efforts of the Downtown DC and
Golden Triangle Business Improvement Districts, DC Agenda, the DC Heritage Tourism
Coalition, as well as the various city programs coordinated by ODMPED for its convention
and tourism marketing entities, and the city government's business outreach programs.
21.05 Business Assistance. A major goal of NCRC is providing assistance to allow
business to improve and upgrade its capacity to compete. NCRC funds may be used for
various types of financial, technical and employment training assistance that assist in
establishing businesses in the District, particularly PDAs.
21.06 Workforce Development. As necessary and in order to promote business retention
and recruitment, NCRC may form partnerships with organizations involved in workforce
development programs, particularly those providing training in the strategic businesses
and industries with priority designation.
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NCRC intends to move forward quickly and aggressively in implementing the
Revitalization Plan. Pursuant to the Act, once the Board of Directors approves the
Revitalization Plan, the plan will be referred to the Council, which has forty-five (45)
days within which to consider it. The Board anticipates that the Revitalization Plan will
be adopted in mid-January 2001 and that Council action will be complete by early March
2001. Once the Council approval process is completed, NCRC intends to begin implementing
the plan.
In the interim, the Board intends to move forward. The Board has already appointed a
President and Chief Executive Officer and it is anticipated that the rest of NCRC's senior
staff will be hired between the date this Proposed Plan is issued and the date the
Revitalization Plan is approved by the Council. During this time, NCRC also intends to
begin developing the initial economic activities that will be implemented.
Under the Act, NCRC's Board of Directors is to assume the functions of the
Redevelopment Land Agency's Board of Directors. The Act further provides that this
transition is to occur within one year of the Board of Director's initial meeting - that
is by July 2001. As soon as NCRC's senior staff is on board, NCRC intends to begin
developing detailed transition plans for this transfer. It is anticipated that the
planning process will require several months and the transfer will be complete by the
summer of 2001.
Similarly the Act provides that NCRC shall succeed to the duties, powers and
responsibilities of the Economic Development Finance Corporation (EDFC) within one year of
the Board's initial meeting, again by July 2001. The Corporation intends to begin the
planning necessary to implement this transition once NCRC's senior staff is hired. It is
anticipated that the transfer will occur in the spring or early summer of 2001. Currently,
EDFC operates certain businesses assistance programs and NCRC intends to continue EDFC's
operations.
In late spring or early summer 2001, NCRC intends to begin implementing its initial
economic activities. In order to accomplish this objective, NCRC will begin meeting with
members of the community in the spring to discuss these activities. The Board anticipates
that this process will continue throughout the rest of the year and - indeed - beyond as
it is the Board's intention to remain in a continual dialogue with members of the
community.
The Board of Directors has established a goal of having NCRC up, running and
operational by the end of fiscal year 2001.
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Tab 1. Notice of Public Hearings
National Capital Revitalization Corporation
Board of Directors
Notice of Public Hearings
On The National Capital Revitalization Corporation's
Revitalization Plan for the District of Columbia
The Board of Directors of the National Capital Revitalization
Corporation announce Public Hearings on the Revitalization Plan for the District of
Columbia. Hearings will be held on:
- Saturday, December 16, 2000 at 10:00 a.m.
Francis Gregory Branch Library, 3660 Alabama Avenue, SE
- Wednesday, December 20, 2000 at 6:00 p.m.
Shepherd Park Library, 7420 Georgia Avenue, NW
- Saturday, January 6, 2001 at 2:00 p.m.
South West Branch Library, 920 Wesley Place, SW
The National Capital Revitalization Plan sets forth the National
Capital Revitalization Corporation's strategies for economic development programs and
projects. These public hearings provide an opportunity for the Board of Directors to
receive public comment on the proposed Revitalization Plan. Copies of the proposed
Revitalization Plan may be obtained from D.C. Public Branch Libraries and the Deputy
Mayor's Office of Business and Economic Development, 441- 4th Street, NW, Washington D.C.
20001.
The Board of Directors extends an invitation to the public to testify
at the Hearings. Persons who wish to testify should contact Ms. Nathea Lee at (202)
833-9771, ext. 111. Witnesses should bring five (5) copies of their written testimony to
the hearing. Representatives of organizations will be permitted a maximum of ten (10)
minutes for oral presentation. Individuals will be permitted a maximum of five (5) minutes
for oral presentation.
If you are unable to testify at the hearings, written statements are
encouraged and will be made a part of the record. Copies of written statements should be
submitted to Ms. Nathea Lee, c/o McKinney & McDowell, 1612 K Street, NW Suite 904,
Washington D.C. 20006, no later than 5:00 p.m., Tuesday January 9, 2001.
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Tab 2. Statement of Policy on the Criteria for Assistance
Pursuant to Section 15 of the National Capital Revitalization
Corporation Act (D.C. Law 12-144, codified at District of Columbia Code § 1-2295.14,
hereinafter the "NCRC Act"), the Board of Directors of the National Capital
Revitalization Corporation (the "Corporation") hereby adopts this statement of
policy establishing the criteria by which the Corporation will approve or disapprove
applications for Assistance.
1. Purpose. The NCRC Act provides that the Corporation's Board of
Directors is to establish written procedures that will guide the Corporation in making
decisions to approve or disapprove applications for Assistance: This statement of policy
is intended to fulfill the statutory requirement and, assuming that it is approved by the
Council of the District of Columbia in accordance with the NCRC Act, shall become the
Corporation's official statement of policy. This statement of policy is intended to
enunciate the factors that NCRC will consider in evaluating applications for Assistance.
Other than the mandatory criteria listed in Paragraph 3 (all of which must be complied
with in order for an activity to be eligible for Assistance), the statement is not
intended to assign the weight or the relative importance that should be given to any of
the specified criteria. It is the opinion of the Board of Directors that it is neither
practical nor advisable to determine in the abstract the weight or importance that should
be given to any specific factor.
The relative importance of the various criteria is a highly fact
specific inquiry that depends on detailed policy, economic and business judgments that
cannot be readily condensed into a formulaic approach. As a general matter, the Board of
Directors has determined that the three primary objectives of the Corporation are to
increase the employment base in the District of Columbia (the "District"), to
increase the District's economic base, to revitalize the District's neighborhoods, and it
is against these objectives that the criteria set forth below will be evaluated. The
decision making process will also take into consideration the need for geographic and
economic diversity so as to ensure that the Corporation's Assistance is fairly and
equitably distributed among the wards and neighborhoods of the District as well as the
types of businesses requesting Assistance from the Corporation.
2. Applicability. This statement of policy and the criteria established
herein apply to requests for "Assistance", as that term is defined in the NCRC
Act. Eligibility to participate in programs operated by NCRC that do not qualify as
Assistance shall be governed by the terms of such programs.
3. Mandatory Criteria for Assistance. The NCRC Act imposes certain
mandatory requirements for those activities receiving Assistance from the Corporation. In
order to be eligible for Assistance, therefore, any application must comply with the
following:
(i) The applicant shall comply with the requirements of Section 16(c)
of the NCRC Act and such policies and procedures as may from time to time be adopted by
the Corporation to implement the same.
(ii) The Assistance requested by the applicant must be consistent with the
Revitalization Plan adopted by the Corporation, as the same may then be in force.
4. Evaluation Criteria. In determining whether to approve or disapprove
any application for Assistance the Corporation shall consider the factors set forth in
this paragraph. These factors shall guide the Corporation's decision as to whether to
provide Assistance and, if so, as to the type of Assistance that should be provided.
(i) Whether the activity for which the Assistance is requested is located in a Priority
Development Area.
(ii) The nature of the economic activity. In evaluating this criterion, the Corporation
will consider the needs of the neighborhood in which the activity is located, whether the
activity complements surrounding uses, whether the activity will provide or enhance
commercial services in the District, and whether the activity is consistent with the
Comprehensive Plan and the District's overall economic development strategy.
(iii) The economic feasibility and viability of the activity.
(iv) Whether the activity will create employment opportunities for
District residents. In evaluating this criterion, the Corporation will consider both the
number of new jobs that will directly result from the activity and any indirect impact the
activity will have on creating or retaining other private sector jobs within the District.
(v) The contributions of the activity to the economy of the District.
In evaluating this criterion, the Corporation will consider both the direct and indirect
contribution of the activity to the District's economic base.
(vi) Whether the activity is likely to attract additional economic
development or new residents to the District. Preference will be given to activities that
are likely to improve the business environment in the Priority Development Areas so as to
encourage new businesses and residents to relocate into such areas.
(vii) Whether the Assistance will prevent a business from closing or
relocating to another jurisdiction.
(viii) The extent to which the activity will contribute to the
commercial, employment, housing, educational, social, cultural, recreational or other
needs of the community in which it is located.
(ix) The extent to which the activity is linked to the growing segments of the
District's economy.
(x) The extent to which the Assistance provided by the Corporation will be leveraged by
private sector resources, non-profit and governmental economic development programs.
(xi) The risks and rewards of the activity to the Corporation.
(xii) Such other factors as the Board of Directors may consider relevant with regard to
a specific application for Assistance or as may be established, from time to time, by the
specific programmatic documents developed and implemented by the Corporation.
5. Intended Beneficiaries. This statement of policy is promulgated in
accordance with the NCRC Act and is intended to serve as an internal guide for the
Corporation. It is not intended to confer any right or cause of action upon any third
party that does not otherwise exist under applicable law.
6. Amendments. The Board of Directors reserve the right to amend this
statement of policy from time to time in accordance with the NCRC Act.
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Tab 3. Priority Development Areas
Maps are not available on-line.
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Tab 4. PDA Boundaries Map
Maps are not available on-line.
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Tab 5. Definitions of Key Strategic Business Networks and
Industries
Business / Professional / Financial / Association Services
Legal Services
Business and Professional Associations
Real Estate
Accounting, Auditing, and Bookkeeping
Engineering and Architectural Services
Holding Offices and Investment Services
Business Services
Management and Public Relations
Banking and Related Services
Insurance, Pension and Other Funds
Securities, Commodities and Related Services
Hospitality / Entertainment / Tourism / Specialty Retail
Eating and Drinking Establishments
Recreational Activities
Museums, Art Galleries, Botanical Gardens, and Arboreta
Lodging
Specialty Retail
Universities / Educational / Research Institutions
Private Colleges and Universities
Vocational Schools
Research and Testing Services
Libraries
Biomedical Research / Health Services
Hospitals
Nursing and Home Health Care
Research and Testing Services
Medical Manufacturing
Offices and Clinics of Doctors and Other Practitioners
Miscellaneous Health and Allied Services
Medical and Dental Laboratories
Media / Publications
Newspapers
Periodicals
Miscellaneous. Printing and Publishing
Books
Miscellaneous Business Services
Radio and Television Broadcasting
Motion Picture Production and Services
Cable and Other Pay Television
Information Technology / Telecommunications
Software and Other Computer Services
Information Technology
Telecommunications
Source: The Economic Resurgence of Washington, D.C.: Citizens Plan for Prosperity in
the 21st Century, November 1998, page 19. |