Section 10-A911. UD-2.3 THE DESIGN OF NEW NEIGHBORHOODS

 

911.1The potential redevelopment of a dozen or so “large sites” around the city provides particularly important urban design opportunities (see the Land Use Element for a map of large sites). The large sites provide some of the city’s best opportunities for distinctive architecture as well as the application of green design and low impact development principles. While these sites are largely discussed for their housing and economic development potential, their reuse can achieve parallel urban design objectives. They can and should improve neighborhood connectivity, create new open space, and define a stronger identity for adjacent areas. Large sites represent an unparalleled opportunity to knit the city together, address historic inequities, and position the District at the forefront of comprehensive planning; in short, they represent a major component of our inclusive city.

 

911.2Policy UD-2.3.1: Reintegrating Large Sites

 

Reintegrate large self-contained sites back into the city pattern. Plans for each site should establish urban design goals and principles which guide their subsequent redevelopment. 911.2

 

911.3Urban Design Coordination at the Southeast Federal Center

 

One recent urban design success story is the Southeast Federal Center (SEFC). The process of engagement between the District and the federal government on this site resulted in a plan that provides for mixeduse development, improved waterfront access, and the extension of the city street grid into a formerly secured area. Development has successfully proceeded by addressing security and liability concerns, and reusing a large portion of the site for federal office uses (USDOT). The balance of the site will be redeveloped according to mutually agreed upon planning and urban design principles. The SEFC itself was planned in the context of a larger framework, the Anacostia Waterfront Initiative (AWI). The AWI recognized the impact that this area’s transformation could have on revitalizing the Near Southeast neighborhood and achieving broader waterfront revitalization goals.

 

911.4Policy UD-2.3.2: Large Site Scale and Block Patterns

 

Establish a development scale on large sites that is in keeping with surrounding areas. “Superblocks” (e.g., oversized tracts of land with no through-streets) should generally be avoided in favor of a finer-grained street grid that is more compatible with the texture of Washington’s neighborhoods. This also allows for more appropriately scaled development and avoids large internalized complexes or oversized structures (see Figure 9.16). 911.4

 

911.5Figure 9.16: Large Site Planning Principles

 

http://planning.dc.gov/planning/frames.asp?doc=/planning/lib/planning/2006_revised_comp_plan/9_urbandesign.pdf.

 

911.6Policy UD-2.3.3: Design Context for Planning Large Sites

 

Ensure that urban design plans for large sites consider not only the site itself, but the broader context presented by surrounding neighborhoods. Recognize that the development of large sites has ripple effects that extend beyond their borders, including effects on the design of transportation systems and public facilities nearby. 911.6

 

911.7Policy UD-2.3.4: Design Trade-offs on Large Sites

 

Balance economic development and urban design goals on large sites. In some cases, it may be appropriate to develop a site in a manner that does not capitalize on its full economic value in order to achieve an important urban design objective, such as creation of new waterfront open space or preservation of a historic landmark. 911.7

 

911.8Policy UD-2.3.5: Incorporating Existing Assets in Large Site Design

 

Incorporate existing assets such as historic buildings, significant natural landscapes, and panoramic vistas in the design of redeveloped large sites. For sites that were originally planned as integrated complexes of multiple buildings, historic groupings of structures should be conserved where possible.

 

911.9Action UD-2.3.A: Design Guidelines for Large Sites

 

Develop design guidelines for large sites prior to their development. Such guidelines should address building appearance and streetscape, signage and utilities, parking design, landscaping, buffering, protection of historic resources, “blending” of development with surrounding neighborhoods, and design principles that promote environmental sustainability. 911.9

 

911.10Action UD-2.3.B: Form-Based Zoning Codes

 

Explore the use of form-based zoning codes on selected large sites as a way of establishing desired urban design characteristics without rigidly prescribing allowable uses. 911.10

 

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.