Section 10-A1511. CH-2.1 H STREET/BENNING ROAD

 

1511.1At one time, the mile-long stretch of H Street between Union Station and the “starburst” intersection at Bladensburg and Benning Roads was the second busiest commercial area in the District of Columbia. The area declined during the 1950s and 1960s and was heavily damaged by the riots of 1968. An Urban Renewal Plan sparked some reinvestment on the corridor in the 1970s and 1980s, including the Hechinger Mall development on the eastern end, but the strip has yet to fully recover. H Street’s retail space has not kept up with the rapidly expanding buying power of the surrounding neighborhoods, or the burgeoning office market north and east of Union Station. 1511.1

 

1511.2In 2003, the Office of Planning completed a Small Area Plan for the H Street corridor, designed to guide community, private sector, and public agency action and investments. The Plan lays out a vision for H Street as a great neighborhood shopping street, serving resident needs, providing connections to the larger city, and improving the livability of the surrounding community. The Plan segmented the corridor into four parts, each with a unique identity and character (see Policy CH-2.1.1 below). The potential for over 750 units of new housing, 200,000 square feet of new office space, and 300,000 square feet of retail space was identified. However, these projections may have been low; just two years after the Plan’s completion, there were already 450 units of housing under construction on the 200 block of H Street (the former Children’s Museum site), and another 300 units proposed across the street. 1511.2

 

1511.3Land use recommendations in the H Street Plan were accompanied by transportation recommendations, some of which are already being implemented. A transitway will be developed along the corridor, with streetcars sharing the right-of-way with vehicles. The streetcar line will connect Union Station to Minnesota Avenue, providing a “loop” between Metro’s Red Line and Orange Line and increasing transit access for Northeast Capitol Hill residents. The 2003 Plan also recommended the retention of on-street parking and development of new off-street parking structures. 1511.3

 

1511.4Extensive streetscape, signage, and façade improvements also are planned, including new pedestrian crossings and a civic plaza at the eastern gateway near Hechinger Mall. The H Street Plan also calls for increased code enforcement, the use of preservation tax credits, new incentive and assistance programs, and the creation of a Business Improvement District (or incorporation of H Street into the Capitol Hill BID). 1511.4

 

1511.5East of H Street, the Benning Road (between 15th Street and Oklahoma Avenue) corridor includes a mix of residential uses and auto-oriented commercial uses. The character of the street changes considerably, with higher traffic volumes, a wider right-of-way, and a much less pedestrian-oriented atmosphere. The proposed construction of the H Street-Benning streetcar, along with accompanying “Great Street” improvements such as new street trees and lighting, will create opportunities for revitalization and new businesses along Benning Road. This will provide a needed amenity for the adjoining Rosedale and Kingman Park neighborhoods, which currently lack convenient retail services. 1511.5

 

1511.6Policy CH-2.1.1: H Street Revitalization

 

Support the revitalization of the H Street corridor between North Capitol Street and 17th Street NE in a manner that is consistent with the approved 2003 H Street Strategic Development Plan. This Plan recommended the development of four thematic areas along the H Street corridor:

 

a.Western Gateway, between North Capitol Street and 7th Street NE. This area includes air rights development over the CSX railroad (Burnham Place) and an “urban living” district between 2nd Street and 7th Street NE. The Urban living district is intended for medium to high density residential development, with limited ground floor retail uses.

 

b.Central Retail, extending from 7th Street to 12th Street NE. This area is envisioned as the “downtown” of the H Street community. Existing retail space is to be revitalized, and new mixed use projects combining ground floor retail and upper story housing are encouraged. Parking is to be enhanced by removing on-street parking restrictions and identifying opportunities for structured off-street parking.

 

c.An Arts and Entertainment District, extending from 12th Street to 15th Street. This area builds on the established Atlas Theater, H Street Playhouse, and RL Christian Library. New arts and cultural uses are encouraged, as are complementary specialty retail uses, sitdown restaurants, arts-related retail, and other community services. Moderate-density residential and office space, including live-work space, also is encouraged in this area.

 

d.Hechinger Mall (in the adjacent Upper Northeast Planning Area). Continued improvements to the Hechinger Mall are planned to make the area more pedestrian-friendly, construct a civic plaza, and add infill development (including housing) on the mall parking lots. 1511.6

 

1511.7Policy CH-2.1.2: Clustering of Retail

 

Recognize that the existing supply of retail space on the H Street NE corridor may exceed demand, and that retail development should therefore be clustered on the 700-1100 blocks. 1511.7

 

1511.8Policy CH-2.1.3: Physical Improvements

 

Improve the infrastructure and physical appearance of the H Street corridor as a way to enhance its market perception, and to attract investors, visitors, shoppers, and residents. 1511.8

 

1511.9Policy CH-2.1.4: H Street Transit and Streetscape Improvements

 

Undertake transit and streetscape improvements to enhance mobility along H Street, and improve the area’s accessibility from the surrounding neighborhoods and other parts of the city. Improvements should upgrade aesthetics and pedestrian safety and make walking along the street more comfortable and enjoyable. 1511.9

 

1511.10Policy CH-2.1.5: Parking

 

Retain existing on-street parking along H Street. As recommended by the H Street Small Area Plan adopted by Council, encourage the development of structured off-street and shared parking lots serving the retail and theater areas in the central and eastern parts of the commercial district. 1511.10

 

1511.11Policy CH-2.1.6: Historic Preservation

 

Encourage the preservation of historic buildings along H Street, and promote educational and cultural tourism activities to raise awareness of the corridor’s history and unique historic character. Consistent with the H H Street NE Street Small Area Plan, this should include expanded surveys, tax credits, and a determination of the H Street corridor’s eligibility for designation as a National Historic District. 1511.11

 

1511.12  Policy CH-2.1.7:  H Street Overpass

 

Ensure that any future development in the air rights adjacent to the H Street overpass recognizes the limitations of the streets beneath the bridge to serve high volume commercial traffic and includes provisions for parking and delivery ingress and egress from the bridge itself.  The allowable height of any building constructed in the air rights should be measured consistent with the Height Act and relate positively to the surroundings with special attention to Union Station and other historic buildings, the federal precincts on Capitol Hill, and existing neighborhoods to the east and west.  Development must give special attention to the preservation and enhancement of and views to Union Station and its historic surroundings by ensuring the provision of exemplary architecture and encouraging upper story setbacks and minimized penthouses.

 

1511.13Action CH-2.1.A: H Street Strategic Development Plan

 

Implement the recommendations of the 2003 H Street Strategic Development Plan. 1511.13

 

1511.14Action CH-2.1.B: Great Streets Improvements

 

Implement “Great Streets” streetscape plans for H Street and Benning Road, including landscaping the avenue from Union Station to the Anacostia River, maintaining the width of the street, planting trees, upgrading signage and street furniture, and taking other steps to manage traffic flow and reduce cut-through traffic in adjacent neighborhoods. Many of these recommendations may be found in the 2004 DDOT H Street NE Corridor Transportation Study. Additional improvements should include provisions for a mid-block traffic signal and crosswalk on the 600 block of H Street NE to ensure pedestrian safety and to allow safe ingress and egress to development planned in this area. 1511.14

 

1511.15Action CH-2.1.C: Library Replacement

 

Pursue replacement of the RL Christian Library with a modern state-of-the art library facility at 13th and H Streets. 1511.15

 

1511.16Action CH-2.1.D: Business Assistance

 

Implement programs to improve retail success along H Street, including financial assistance to small businesses, grant and loan programs, façade improvement programs, Small Business Administration loans, and the creation of a Business Improvement District. 1511.16

 

1511.17Action CH-2.1.E: Marketing and Branding

 

Continue collaborative efforts with merchants, property owners, and residents to improve “branding” and marketing of the H Street corridor and highlight the street’s direction as a center of neighborhood life in Northeast Capitol Hill. 1511.17

 

See also Action CH-1.1-D on the H Street-Benning Road streetcar. RL Christian Library

 

authority

Pursuant to the District of Columbia Comprehensive Plan Act of 1984, effective April 10, 1984 (D.C. Law 5-76; D.C. Official Code § 1-306.01 et seq.), the Comprehensive Plan for the National Capital: District Elements of 2006, effective March 8, 2007 (10 DCMR A300 through A2520) (“Comprehensive Plan”).

source

Comprehensive Plan Amendment Act of 2006, effective March 8, 2007 (D.C. Law 16-300) published at 54 DCR 924 (February 7, 2011); as amended by Comprehensive Plan Amendment Act of 2010, effective April 8, 2011 (D.C. Law 18-361) published at 58 DCR 908, 923 (February 4, 2011).

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.