Section 10-A2312. RCW-2.2 WISCONSIN AVENUE CORRIDOR

 

2312.1Wisconsin Avenue extends north from the Georgetown waterfront approximately 4.5 miles to the Maryland state line. The road pre-dates the 1791 L’Enfant Plan. At one time it was one of the main commercial routes serving the Port of Georgetown and was lined with houses and estates, some of which remain today. Today, the avenue serves as the “Main Street” of several District neighborhoods, including Glover Park, Cathedral Heights, Tenleytown, and Friendship Heights. 2312.1

 

2312.2The current mix of uses along the avenue is eclectic. Its lower portions include pedestrian-oriented shopping, mid- and high-rise apartment buildings, and prominent institutional uses including the Russian Embassy and the National Cathedral. Further north, the avenue passes through relatively low-density single family neighborhoods, with a mix of retail uses, mid-rise office buildings including the national headquarters of Fannie Mae, churches, private schools, and other institutional uses. For several blocks on either side of the Maryland line, the Avenue passes through a regional commercial center at Friendship Heights. The regional center includes large department stores, office buildings, and hotels on both the Maryland and District sides. 2312.2

 

2312.3Most of the planning focus along the corridor has been on the portion of the Avenue north of Van Ness Street, particularly around the Metro stations at Tenleytown and Friendship Heights. During the past five years, land around the two Metro stations has been developing in a manner that is consistent with the previous Comprehensive Plan, with an 8-story residential building now under construction adjacent to the Friendship Heights station (Chase Point) and a new mixed use project combining condominiums and retail uses at the Tenleytown station (Cityline). There are other sites similar to Chase Point and Cityline in the vicinity of both stations, and along the mile-long stretch of the avenue in between the stations. Private proposals to redevelop several of these sites are currently under consideration. 2312.3

 

2312.4This Comprehensive Plan does not propose any significant departure in policy for the Upper Wisconsin Avenue corridor from the previous Comprehensive Plan. As stated in the prior plan, the Tenleytown and Friendship Heights metro stations continue to be opportunity areas for new housing. Friendship Heights continues to be a regional center, and Tenleytown continues to be a multi-neighborhood center, each with limited opportunities for new retail and residential uses. 2312.4

 

2312.5Between Jennifer and Brandywine Streets, there are a number of vacant commercial buildings on the corridor. Their reuse with new local-serving retail uses and housing is encouraged. Additional measures are needed to upgrade the streetscape, improve traffic flow, and address parking problems. Some of these measures are laid out in a traffic study for the Wisconsin

Avenue corridor completed in 2005. 2312.5

 

2312.6Friendship Heights and Tenleytown are stable, transit-oriented neighborhoods, and their conservation should be ensured during the coming years. Thus, several core issues must be addressed as plans for any of the sites around the Metro stations or along the corridor move forward. Any redevelopment along the corridor should respect the scale of existing neighborhoods, promote walkability, and create a more attractive street environment. The impact of new development on traffic, parking, infrastructure, and public services must be mitigated to the greatest extent feasible. The scale and height of new development on the corridor should reflect the proximity to single family homes, as well as the avenue’s intended function as the neighborhood’s main street. This means an emphasis on low- to mid-rise mixed use buildings rather than high-rise towers or auto oriented strip development. 2312.6

 

2312.7Urban design improvements should make the Tenleytown Metro station a more attractive community hub in the future. The low density commercial area on the east side of Wisconsin between Albemarle and Brandywine would specifically benefit from streetscaping and façade improvements. The Metro station entrance located on the east side of Wisconsin Avenue at Albemarle Street is poorly designed and uninviting. Improving the public realm in this location would contribute to the vibrancy of the block as a whole and improve pedestrian safety and comfort. Amenities such as public art, more attractive facades, and street trees should be encouraged. Attention also should be paid to reducing pedestrian-vehicle conflicts along Albemarle Street and ensuring safe pedestrian access to the east side Metro entrance. 2312.7

 

2312.8Policy RCW-2.2.1: Housing Opportunities

 

Recognize the opportunity for additional housing with some retail and limited office space on the east side of Wisconsin Avenue between Albemarle and Brandywine Streets, on the Lord and Taylor parking lot, on the Metro (WMATA) bus garage site west of the Friendship Heights metro station, and on underutilized commercially zoned sites on Wisconsin Avenue. Any development in these areas should be compatible with the existing residential neighborhoods . 2312.8

 

2312.9Policy RCW-2.2.2: Tenleytown Metrorail Station Area

 

Stimulate a well-planned economic activity center at the Tenleytown Metrorail station area, generally defined as the area bounded by Albemarle, Brandywine, Fort Drive, and 42nd Street. This center should:

 

a.Utilize the public transit infrastructure and maximize Metrorail access;

 

b.Enable merchants to upgrade existing businesses, attract new customers and new business establishments, and give residents needed services;

 

c.Provide for the development of new housing;

 

d.Protect and preserve existing low density residences in the vicinity, and the surrounding institutions and local public facilities from the adverse effects of development; and

 

e.Maintain heights and densities at appropriate levels, with architectural design that is sensitive to the area’s topography relative to the District. 2312.9

 

2312.10Policy RCW-2.2.3: National Cathedral

 

Protect the Washington National Cathedral from development that would despoil its setting or further exacerbate traffic on its perimeter. Ensure that traffic, parking, and activity impacts generated by the Cathedral do not diminish the quality of life in the surrounding neighborhoods. 2312.10

 

2312.11Policy RCW-2.2.4: Wisconsin and Western Avenues

 

Require that any changes to facilitate through-traffic on Wisconsin and Western Avenues include measures to minimize adverse affects on adjacent residential neighborhoods. 2312.11

 

2312.12Policy RCW-2.2.5: Land Use Compatibility Along Wisconsin Avenue

 

Ensure that future development along Wisconsin Avenue is physically compatible with and architecturally sensitive to adjoining residential neighborhoods and is appropriately scaled given the lot depths, widths, and parcel shapes. Use a variety of means to improve the interface between commercial districts and residential uses, such as architectural design, the stepping down of building heights away from the avenue, landscaping and screening, and additional green space improvements. 2312.12

 

2312.13Action RCW-2.2.A: Friendship Heights Task Force

 

Improve inter-jurisdictional cooperation to address transportation issues related to Friendship Heights. Continue the efforts of the Friendship Heights Task Force established in 1998 to review and coordinate land use and transportation decision-making in the Friendship Heights area. 2312.13

 

2312.14Action RCW-2.2.B: Implement Traffic Signal Improvements From WACTS

 

Implement the recommendations from the 2005 DDOT Wisconsin Avenue Corridor Study regarding traffic light synchronization as well as semiactuating lights at specific intersections along Wisconsin Avenue. Ensure that signal timing changes do not adversely affect neighborhoods by causing long queues of idling cars on side streets. 2312.14

 

2312.15Action RCW-2.2.C: Zoning and Design Measures

 

Continue to work with the community, the Advisory Neighborhood Commissions, and local property owners to address concerns regarding building density and height, planned unit developments and related density bonuses, and architectural design in the Planning Area. Zoning techniques should be considered to break up the auto-oriented commercial appearance of much of Wisconsin Avenue and instead create a more pedestrian-oriented street, distinct in function and visual character from adjacent residential areas. 2312.15

 

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.