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D.C. Municipal Regulations (Last Updated: September 13, 2017) |
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Title 10. PLANNING AND DEVELOPMENT |
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SubTilte 10-A. COMPREHENSIVE PLAN |
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Chapter 10-A9. URBAN DESIGN |
Section 10-A910. UD-2.2 DESIGNING FOR SUCCESSFUL NEIGHBORHOODS
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910.1The “sense of place” in the District’s neighborhoods is a function of their cultural history, physical features, and visual qualities. Those neighborhoods with the strongest identities tend to share certain walkable “centers”, well-defined edges, attractive streets, and character defining architecture. This is most apparent in the city’s historic districts but it is also true in non-designated row house neighborhoods and in single-family neighborhoods where particular architectural styles, setbacks, and building forms prevail. Especially in row house neighborhoods, the repetitive use of form, materials, color, and spacing creates a sense of solidarity that transcends each individual structure. 910.1
910.2Not all neighborhoods have a strong sense of identity, however. Some are negatively affected by dilapidated buildings, poorly maintained properties, vacant storefronts, and worse. These problems may be exacerbated by the absence of landscaping and street trees. Infill development and the adaptive reuse of historic buildings in such areas create a real opportunity to establish a stronger identity, and to create neighborhood centers where they are lacking today. 910.2
910.3The prospect of significant future growth in the city’s neighborhoods will require a heightened focus on architectural quality in both well established and emerging areas. In neighborhoods of high architectural quality and strong identity, a greater emphasis on design compatibility and appropriate scale is needed. These factors are also important in neighborhoods of weak identity, but the priority should be on setting a higher design standard and defining a stronger, more positive image. 910.3
910.4Regardless of neighborhood identity, overpowering contrasts in scale, height, and density should be avoided as infill development occurs. High quality materials that are durable and rich in texture and details should be encouraged. Firmly established building forms and landscape elements should be reinforced. These guidelines may seem self-evident, but they have not been consistently followed in the past. Even alterations and additions are not always sympathetic to architectural character, sometimes with jarring results. 910.4
910.5The design of commercial and mixed use development also should be harmonious with its surroundings. This does not mean new buildings must duplicate adjacent buildings; rather it means that new construction should respect basic block characteristics like building alignment, access, proportion of openings (windows and doors), exterior architectural details (cornices, parapets, etc), and heights. Signage, awnings, and other exterior elements should be designed as an integral part of each structure and should avoid negative effects on the visual environment. Buildings should also provide for the comfort, safety, and enjoyment of their users, avoiding excessively windy conditions and providing sunlight or shade as is appropriate on each site. 910.5
910.6Policy UD-2.2. 1: Neighborhood Character and Identity
Strengthen the defining visual qualities of Washington’s neighborhoods. This should be achieved in part by relating the scale of infill development, alterations, renovations, and additions to existing neighborhood context. 910.6
910.7Policy UD-2.2.2: Areas of Strong Architectural Character
Preserve the architectural continuity and design integrity of historic districts and other areas of strong architectural character. New development within such areas does not need to replicate prevailing architectural styles exactly but should be complementary in form, height, and bulk (see Figure 9.10). 910.7
See the Historic Preservation Element for additional policies and actions related to historic districts.
910.8Figure 9.10: Complimentary Massing for New Development in Historic Districts and Areas of Strong Architectural Character
910.9Policy UD-2.2.3: Neighborhood Centers
Undertake strategic and coordinated efforts to create neighborhood centers, civic buildings, and shopping places that reinforce community identity (see Figure 9.11). 910.9
910.10Figure 9.11: Neighborhood Center Concept
910.11Policy UD-2.2.4: Transitions in Building Intensity
Establish gradual transitions between large-scale and small-scale development. The relationship between taller, more visually prominent buildings and lower, smaller buildings (such as single family or row houses) can be made more pleasing when the transition is gradual rather than abrupt. The relationship can be further improved by designing larger buildings to reduce their apparent size and recessing the upper floors of the building to relate to the lower scale of the surrounding neighborhood. 910.11
910.12Policy UD-2.2.5: Creating Attractive Facades
Create visual interest through well-designed building facades, storefront windows, and attractive signage and lighting. Avoid monolithic or box-like building forms, or long blank walls which detract from the human quality of the street. (see Figure 9.12) 910.12
910.13Figure 9.12: Façade Articulation
910.14Policy UD-2.2.6: Maintaining Facade Lines
Generally maintain the established facade lines of neighborhood streets by aligning the front walls of new construction with the prevailing facades of adjacent buildings. Avoid violating this pattern by placing new construction in front of the historic facade line, or by placing buildings at odd angles to the street, unless the streetscape is already characterized by such variations. Where existing facades are characterized by recurring placement of windows and doors, new construction should complement the established rhythm. 910.14
910.15Policy UD-2.2.7: Infill Development
Regardless of neighborhood identity, avoid overpowering contrasts of scale, height and density as infill development occurs.
910.16Policy UD-2.2.8: Large Site Development
Ensure that new developments on parcels that are larger than the prevailing neighborhood lot size are carefully integrated with adjacent sites. Structures on such parcels should be broken into smaller, more varied forms, particularly where the prevailing street frontage is characterized by small, older buildings with varying facades. (see Figure 9.13). 910.16
910.17Figure 9.13: Breaking Up Massing of Development on Lots Larger than Prevailing Neighborhood Lot Size
910.18Policy UD-2.2.9: Protection of Neighborhood Open Space
Ensure that infill development respects and improves the integrity of neighborhood open spaces and public areas. Buildings should be designed to avoid the loss of sunlight and reduced usability of neighborhood parks and plazas. 910.18
910.19Policy UD-2.2.10: Surface Parking
Encourage the use of shade trees and landscaping or screening of surface parking areas. Parking should be designed so that it is not the dominant element of the street, and should be located behind development rather than in front of it (see Figure 9.14).
910.20Figure 9.14: Parking Lot Location Behind Buildings Rather than in Front 910.20
910.21Policy UD-2.2.11: Parking Structures
Encourage creative solutions for designing structured parking to minimize its visual prominence. Where feasible, the street side of parking structures should be lined with active and visually attractive uses to lessen their impact on the streetscape (see Fig 9.15). 910.21
910.22Figure 9.15: Concealing Parking Garages with Active “Liner” Uses
910.23Policy UD-2.2.12: Strip Shopping Centers
Ensure that zoning and parking standards discourage strip commercial shopping centers and auto-oriented building designs within designated neighborhood centers. 910.23
910.24Policy UD-2.2.13: Urban Design Priorities
Focus the District’s urban design assistance efforts on neighborhoods where the original design character has been damaged by disinvestment, blight, and poor architecture. 910.24
910.25Action UD-2.2.A: Scale Transition Study
Complete a “Scale Transition Study” which evaluates options for improving design compatibility between more dense and less dense areas. The study should respond to the varying situations where higher density development is (or will be) situated adjacent to lower density, predominantly residential neighborhoods. It should include design guidelines and provisions for buffers (including open space), stepping down of building heights, and solutions that reflect the different lot dimensions, block faces, and street and alley widths found in different parts of the city. 910.25
910.26Action UD-2.2.B: Using Zoning to Achieve Design Goals
Explore zoning and other regulatory techniques to promote excellence in the design of new buildings and public spaces. Zoning should include incentives or requirements for facade features, window placement, courtyards, buffering, and other exterior architectural elements that improve the compatibility of structures, including roof structures, with their surroundings while promoting high architectural quality. 910.26
910.27Action UD-2.2.C: Conservation Districts
Explore the use of “Conservation Districts” to protect neighborhood character in older communities which may not meet the criteria for historic districts but which nonetheless have important character-defining architectural features. 910.27
See the Historic Preservation and Land Use Elements for related policies.
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