Section 10-A1011. HP-2.4 REVIEW OF REHABILITATION AND NEW CONSTRUCTION

 

1011.1Historic properties have generated record levels of rehabilitation and construction activity in the District of Columbia in recent years, and this trend is expected to continue. Whether these projects are modest home improvements reviewed by HPO as a day-to-day customer service, major development projects involving extensive HPRB review (see text box), requests to certify work for tax credits, or monumental new federal buildings, all involve the application of similar preservation and design principles. These principles recognize that historic environments need to grow and evolve as cities constantly change. 1011.1

 

1011.2Historic Preservation Review Board

 

The District of Columbia Historic Preservation Review Board (HPRB) is a group of private citizens appointed by the Mayor to represent professional and community viewpoints in the historic preservation process. HPRB professional members meet the Secretary of the Interior’s preservation qualifications and represent expertise in architecture, architectural history, history, and archaeology. HPRB advises the Mayor under the District law and the SHPO on matters authorized by the National Historic Preservation Act.

 

1011.3The District preservation law (Act 2-144) is the basis for review of most preservation projects, but others are considered under the federal Section 106 process or the preservation tax incentive program. The Act establishes that the test for alterations/additions and new construction is “compatibility with the character of the historic district.” Coordination with cooperating agencies-the Commission of Fine Arts and its Old Georgetown Board, the National Capital Planning Commission, and the National Park Service-is a key factor in this review. 1011.3

 

1011.4Whether applying District or federal standards, the city’s preservation officials encourage an approach to rehabilitation and architectural design based on the premise of compatibility with the historic context. This does not mean that additions or new construction should try to mimic historic buildings, but rather should achieve harmony with the historic surroundings through basic good design and close attention to the characteristics and design principles of the historic environment. Good contemporary architecture can fit within this context; in fact, it is necessary in an evolving and dynamic city and is welcomed as an expression of our time. 1011.4

 

1011.5Compatibility with the historic environment also means that new construction should be suited to the fundamental character and the relative importance of a wide range of historic buildings and environments. Delicate historic environments like a quiet residential street demand design restraint at a uniform scale, while more robust historic environments can sustain stronger design statements and more striking juxtapositions of scale-highstyle and densely packed downtown, or daring and cutting-edge on an industrial waterfront. 1011.5

 

1011.6Policy HP-2.4.1: Rehabilitation of Historic Structures

 

Promote appropriate preservation of historic buildings through an effective design review process. Apply design guidelines without stifling creativity, and strive for an appropriate balance between restoration and adaptation as suitable for the particular historic environment. 1011.6

 

1011.7Policy HP-2.4.2: Adaptation of Historic Properties for Current Use

 

Maintain historic properties in their original use to the greatest extent possible. If this is no longer feasible, encourage appropriate adaptive uses consistent with the character of the property. 1011.7

 

1011.8Policy HP-2.4.3: Compatible Development

 

Preserve the important historic features of the District while permitting compatible new infill development. Within historic districts, preserve the established form of development as evidenced by lot coverage limitations, yard requirements open space, and other standards that contribute to the character and attractiveness of those areas. Ensure that new construction, repair, maintenance, and improvements are in scale with and respect historic context through sensitive siting and design and the appropriate use of materials and architectural detail.1011.8

 

1011.9 Policy HP-2.4.4: Suitability to the Historic Context

 

Apply design standards in a manner that accounts for different levels of historic significance and different types of historic environments. Encourage restoration of historic landmarks while allowing enhancements of equivalent design quality, provided such enhancements do not damage the landmark. Exercise greater restraint in residential historic districts and areas with a clear prevailing development pattern or architectural style. Allow greater flexibility where the inherent character of historic properties can accommodate greater intervention or more dramatic new design, for example, in non-residential areas and in areas without a significant design pattern. 1011.9

 

1011.10Policy HP-2.4.5: Protecting Historic Building Integrity

 

Protect historic buildings from demolition whenever possible, and protect the integrity of whole buildings. Discourage treatments like facadism or relocation of historic buildings, allowing them only when there is no feasible alternative for preservation, and only after a finding that the treatment is necessary in the public interest. Waivers or administrative flexibility should be provided in the application of building and related codes to permit maximum preservation and protection of historic resources while ensuring the health and safety of the public. 1011.10

 

1011.11Policy HP-2.4.6: Preservations Standards for Zoning Review

 

Ensure consistency between zoning regulations and design standards for historic properties. Zoning for each historic district shall be consistent with the predominant height and density of contributing buildings in the district. Where needed, specialized standards or regulations should be developed to help preserve the characteristic building patterns of historic districts and minimize design conflicts between preservation and zoning controls. 1011.11

 

1011.12Action HP-2.4.A: Conceptual Design Review Process

 

Sustain and improve the conceptual design review process as the most effective and most widely used means to promote good preservation and compatible design. Support the use of this process by property owners and developers by committing sufficient resources and appointing highly qualified professionals to the Historic Preservation Review Board. Enhance public participation and transparency in the process through increased use of electronic means to provide public notice, process applications, and post documents for public review.

 

1011.13Action HP-2.4.B: Design Standards and Guidelines

 

Expand the development of design standards and guidelines for the treatment and alteration of historic properties, and for the design of new buildings subject to preservation design review. Ensure that these tools address appropriate treatment of characteristics specific to particular historic districts. Disseminate these tools widely and make them available on the Internet. 1011.13

 

1011.14Action HP-2.4.C: Zone Map Amendments in Historic Districts

 

Identify areas within historic districts that may be “overzoned” based on the scale and height of contributing buildings, and pursue rezoning of such areas with more appropriate designations. 1011.14

 

notation

The provisions of Title 10, Part A of the DCMR accessible through this web interface are codification of the District Elements of the Comprehensive Plan for the National Capital. As such, they do not represent the organic provisions adopted by the Council of the District of Columbia. The official version of the District Elements only appears as a hard copy volume of Title 10, Part A published pursuant to section 9a of the District of Columbia Comprehensive Plan Act of 1994, effective April 10, 1984 (D.C. Law 5-76; D.C. Official Code § 1 -301.66)) . In the event of any inconsistency between the provisions accessible through this site and the provisions contained in the published version of Title 10, Part A, the provisions contained in the published version govern. A copy of the published District Elements is available www.planning.dc.gov.