So if there is one function long-term investors in the District want to see from the city government, it is the ability to tee up the next wave of investment-worthy neighborhoods. Can Benning Road become an extension of H Street Northeast? Can Martin Luther King Jr. Avenue become the next U Street? Can St. Elizabeths hospital transform Anacostia and Congress Heights? Many landowners say these places need improved city amenities, services and attractions — the real estate market alone will not decide.