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ENROLLED ORIGINAL

CHAPTER 14: WARD 3 PLAN

Sections pertinent to Tilden 800, LLC, application for

a planned unit development at 2950 Tilden Street, NW

1400.2 MAJOR THEMES FOR WARD 3:

(a) Protecting the Ward’s residential neighborhoods:

(1) Ward 3’s most outstanding characteristic is its low density, stable residential

neighborhoods. Although the ward’s communities retain individual and

distinctive identities, a shared concern from American University Park and

Friendship Heights to Woodley Park and throughout is one of pride and

commitment to neighborhood and home; and

(2) Residents seek to ensure that stability is maintained. Accordingly, no significant land use changes have been indicated in the first eleven (11) elements of the Comprehensive Plan, and it is a major theme of this ward plan to protect and maintain the low-density, high-quality character of the ward;

(b) Controlling redevelopment:

(1) Ward 3, its residents, businesses, and institutional establishments are significant contributors to the District’s total economy. While the people of the ward recognize and generally take pride in this contribution, their single greatest concern is the possibility of unrestrained development diminishing the quality of life. .......Major redevelopment is often accompanied by undesirable effects, particularly increased traffic.

(2) The economic development goals for Ward 3 differ from those in other wards. The Economic Development Element of the Comprehensive Plan is principally concerned with the generally agreed upon need to stimulate more economic development overall in the District. From the point of view of the District as a whole and the ward in particular, this need does not apply to Ward 3. Rather, the issue in Ward 3 is how to channel the very strong momentum of economic development that exists while protecting and enhancing the primarily residential nature of the ward - a quality of life that in turn attracts additional economic pressures for development; and

1401 WARD 3 ECONOMIC DEVELOPMENT

1401.1 Preface:

(a) Like many other areas, Ward 3 is primarily a residential sector of the District, rather

than a center for commercial or industrial activity. Because of this, Ward 3’s role in

contributing to the District’s economic development is limited to:

(3) Carefully controlling infill development;

(b) The primary economic development issue for Ward 3 is not whether to stimulate more

development, but rather how to control the strong development pressures that already

exist.

predominantly low- and moderate-density character of the ward.

1401.3 Economic development and growth goals:

(a) Residential Development: Ward 3 can contribute to the economic viability of the

District through the protection and promotion of its residential character. This

residential sector contributes significantly to the District’s population and also to the

District’s tax base through substantial property, income, and other tax revenues;

(d) Any new economic development in Ward 3, because of the stable and

overwhelmingly residential nature of the ward, must be evaluated in terms of

compatibility and potential adverse impacts on neighborhoods.

1402 WARD 3 HOUSING

1402.1 Preface:

(a) Ward 3’s existing housing stock ranges from low density to high density. There are

several large estates of historic significance; there are a number of neighborhoods

almost entirely comprised of detached single-family homes; there are several

neighborhoods distinguished by semi-detached homes and row houses; and there are

apartment buildings of every size along the avenues. Two (2) characteristics - the

prevalence of detached single-family housing and the concentration of medium and

high density housing on three (3) major avenues - distinguish Ward 3 from the other

wards;

(d) One public policy issue is the need for “affordable” housing. There is one public

The relative dearth of low- and moderate-income housing in the ward is in large part attributable to development pressures.

(g) There is little vacant property available for development. The vacant parcels that do

exist are small in size (available for what planners term “infill” development), and even in the aggregate are not suitable for significant development of new housing in the ward. However, there is underutilized land in the ward that should be the focus for the development of new housing; these areas have been designated in the Land Use Element as housing opportunity areas; and

(h) While new housing is needed, all development proposals must be evaluated to avoid

adverse impacts on neighborhood stability, traffic, parking, and environmental quality.

1402.2 Relation of Ward 3 to the declaration of major policies in the Housing Element of the

Comprehensive Plan:

(a) Ward 3 can meet the housing needs of many current and future residents. It is a

predominantly residential ward with only about five percent (5%) of its zoned land in

non-residential use. The Land Use Element designates several housing opportunity

areas in the ward - reflecting the ability of the ward to provide new housing;

1402.3 General housing objectives for Ward 3:

(b) Where new development is permitted or is prescribed in the Land Use Element, use

such development to provide additional housing, particularly for the elderly and low-to moderate-income populations. Encourage a mix of populations within new or

renovated multi-family structures, with up to twenty percent (20%) of the units set

aside for low- and moderate-income residents.

1402.4 Policies in support of the general housing objectives: The District government should do the following:

(a) Work with the private sector (both owners and community groups) to identify sites

and increase housing development opportunities in appropriate locations designated in the Land Use Element;

(b) Expand housing opportunities for the elderly and physically challenged, especially

along the major transportation corridors and in the Friendship Heights and Tenleytown Housing Opportunity Areas;

and for low- and moderate-income households, through the following mechanisms:

(1) Permitting increased residential densities (consistent with design scale and

infrastructure capacity) in exchange for incorporating low- and moderate-income or elderly housing in development projects;

(2) Considering the provision of elderly and low- and moderate-income housing,

when it is a substantial portion of a project, as an important amenity in Planned Unit Developments, provided that such housing shall be on site (given the need for affordable housing in Ward 3, off-site housing shall be disfavored);

1402.5 Public action objective and policies:

(d) Revise the Planned Unit Development regulations, and treat housing, when consistent

with this ward plan and when for low, moderate, or fixed-income households, as an

important public amenity.

1403 WARD 3 ENVIRONMENT

1403.1 Preface:

(b) There is a general need for improved planning for, and management of, the ward’s

natural resources.

abundance of greenery, and a predominantly low density built environment.

(e) It is essential that future growth and change be sensitive to the protection and

enhancement of the total environment. The existing environment should not just be

maintained, but must be improved.

1403.2 Relation of Ward 3 to the declaration of major policies in the Environmental Protection

Element of the Comprehensive Plan: Because the Comprehensive Plan does not

contemplate substantial economic development in Ward 3, the environmental policies of this ward plan are less a response to planned growth, change, and renewal, and are more a

direction for improving the environmental quality of an already-built ward.

1403.3 Environmental Protection Goals: The preservation and improvement of the environmental qualities of Ward 3, including maintenance and enhancement of its park and open space system, protection of its healthful verdancy, and encouragement of design solutions that promote both conservation and improvement of the ward’s resources, are the primary environmental goals for Ward 3.

1403.4 Improving water quality objective and policies: The District government should do the

following:

(b) Require strict controls in connection with construction to prevent soil erosion that may directly or indirectly (via storm sewers) cause sedimentation of the ward’s streams; such controls could often include sedimentation ponds, which may need to be permanent:

(1) Promote an increase in plantings (particularly trees but also shrubbery), and encourage the use of permeable surfaces for parking lots, driveways, etc. to reduce storm runoff;

(3) Evaluate storm water outfalls into the ward’s stream valleys; link the approval of development projects to the improvement of affected outfalls, with the objective of improving, not just maintaining, the quality of water runoff; and

1403.5 Improving air quality objective and policies:

(d) There must be an aggressive policy to replace trees (both public and private) and to

plant additional trees. A healthy, verdant urban forest provides numerous

environmental benefits, including better climate and air quality that result from the

cleansing of automobile exhaust and the production of oxygen through photosynthesis.

1403.7 Protecting the quality of the land areas objective and policies:

(a) The overall environmental quality of the ward’s land areas can be protected by doing

the following:

(1) Requiring that any construction preserve natural features;

(2) Promoting extensive planting, especially of trees; if the plantings are a condition to a permit, then there shall be a proviso to include a reasonable requirement for landscape maintenance; and

(3) Minimizing any development adjacent or proximate to the ward’s stream valley parks (e.g., Rock Creek Park and Glover Archbold Park and adjacent

federally-owned tributary valleys or other parklands) that infringes on views from the park, creates erosion or sedimentation problems, adversely affects or is plausibly suspected to adversely affect flora or fauna, or that has any negative impact on the parkland.

(b) All discretionary construction approvals should be conditioned on an affirmative

answer to the question: does the proposed project provide a net gain for the ward

environmentally?

1403.10 Conserving energy objective and policies: Two (2) of the policies in support of other

environmental objectives for Ward 3 also further the conserving energy objective for the

ward:

(a) An aggressive campaign to protect trees and promote new plantings; and

(b) Encouraging the use of permeable surfaces for parking lots, driveways, etc. (because

permeable surfaces maintain water tables and, depending on design, may allow ground cover such as grass to grow upon it). A healthy urban forest mitigates heat island effect and reduces energy demand such as for indoor air conditioning.

1404 WARD 3 TRANSPORTATION

(g) As new and larger structures replace older and smaller ones through the

redevelopment process, existing traffic problems are exacerbated. The Land Use Element recognizes the ward as an already built environment, in part because the surface transportation infrastructure cannot handle substantial increases in land use density.

(h) While adequate parking must be provided with all new structures,

authorities must recognize that many individuals avoid garages; garage designs should seek to overcome this aversion.

1404.2 Relation of Ward 3 to the declaration of major policies in the Transportation Element of the Comprehensive Plan:

(d) The ward’s land use policies, as stated in the Land Use Element, have been

developed to provide the greatest housing densities on those corridors that have the

best access to transportation and shopping. Two (2) of the ward’s housing

opportunity areas are designated at Metrorail stations (Tenleytown, Friendship Heights); development potential (if any) should favor housing over commercial at the ward’s other three (3) Metrorail station areas; and

(f) Ward 3 is primarily a residential ward, and is not targeted in the Comprehensive Plan

as a location for significant economic development (except for three (3) housing

opportunity areas). Because of this, and because of the already-built nature of the

ward’s transportation system, transportation impacts must be a critical factor in the

review of development plans and approval of building permits; and

(g) Improving the level of service at street intersections to “B,” or “C” at worst, is

important for the protection and improvement of the quality of life, air quality, and

residential character of the ward.

1404.3

(b) Traffic mitigation strategies should avoid removal of parking which serves residents or retail customers. The strategies should also avoid the completion of the highway plan where the new construction will disrupt existing green space;

(d) For all major projects, including Planned Unit Developments, special exceptions, and

Large Tract Review projects of moderate and greater density and for major chancery

expansions, the government should require traffic mitigation studies (e.g., as required

for Square 1661 in Zoning Commission Orders 517, 519, and 528);

(e) The District government should require that all off-street loading for new major

commercial and residential buildings utilize private space to the greatest extent possible (i.e., to avoid an impact on public space, including dedicated but unbuilt streets) and encourage the use of below-grade, through-block connectors (e.g., as at Square 1661) as an amenity for large commercial or mixed-use development projects;

On-street public parking should not be diminished at any of the ward’s commercial districts;

(i) For all major development projects, including Planned Unit Developments, special

exceptions, and Large Tract Review projects of moderate and greater density (10

DCMR § 2300), and for major chancery expansions, the government should require a

transportation system management (“TSM”) program that shall prevent any

deterioration in the level of service of affected intersections below “C” and that may,

as a project amenity, improve existing levels of service at these intersections; and

1404.6 Objectives and policies in support of streets and alleys are as follows:

(h) Minimize traffic congestion, with its concomitant adverse environmental effects

including noise and air pollution; levels of service should be “C” or better; and

1405 WARD 3 URBAN DESIGN

1406.1 Preface:

(a) Urban design is an aspect of public and private activity that can significantly contribute to the quality of life in the urban environment;

(b) Urban design takes many forms: building architecture (e.g., design compatibility and

sensitivity of scale); treatment of public space such as sidewalk materials (e.g., brick

or concrete), location of utility lines, street light styles, signage, and the selection of

street furniture; treatment of parks and open spaces; maintenance of environmental

quality; and transition of land uses between geographical areas;

(d) Continuing development in Ward 3 requires conscious consideration of urban design

to ensure that the quality of life is maintained or improved. Factors such as pedestrian

amenities, streetscape design, compatibility and sensitivity to the scale of existing

buildings, maintenance of environmental quality, integration of new development with existing area or neighborhood character, and transitions between land uses are all areas of concern in Ward 3;

1406.2 Relation of Ward 3 to the declaration of major policies in the Urban Design Element of the Comprehensive Plan:

Cathedral Heights, Chevy Chase, Cleveland Park, Forest Hills, Fort Gaines, Foxhall,

Friendship Heights, Glover Park, Kent, Massachusetts Avenue Heights, McLean

Gardens, Observatory, Palisades, Spring Valley, Wesley Heights, Woodland-

Normanstone, and Woodley Park - embody architectural features which deserve

protection and design assistance to ensure that the maintenance of these

neighborhoods preserves their identity and contribution to the National Capital

environment; and

(d) Land use and future development must be carefully controlled to protect the existing

scale and low density character, and to enhance the maintenance and improvement of

existing natural open spaces and other qualities of the ward.

1406.5 Objective and policies for the natural environment, areas with severe building restraints, and streams and stream valleys:

(a) Areas in Ward 3 that are environmentally valuable and sensitive to urban development include the following:

(5) Stream valleys, which include Rock Creek Park (and its tributaries) and Glover Archbold Park: Development adjacent to these parks must be low density and shall be further restricted where advisable to protect unstable soils, eliminate runoff potential, and promote a green buffer between the built environment and these natural settings. Development of border areas must avoid any adverse effect (known or plausibly suspected) on these stream valley parks, including the water quality, flora, and fauna, and should minimize any intrusion on views from these parks;

(6) Neighborhoods developed over hilly terrain or near stream valleys (such as

Barnaby Woods, Forest Hills, Hawthorne, Palisades, Spring Valley, and

Woodland-Normanstone): Urban design should respect and perpetuate the

natural features, low density, and usually wooded character of these built areas.

1406.9 Objectives and policies for areas of strong architectural character and areas of stable

character include following design guidelines:

(a) Height: Relate the overall height of new construction (including additions) to that of

adjacent structures. As a general rule, construct new buildings to a height roughly

equal to the average height of existing buildings. Avoid new construction which greatly varies in height (too high or too low) from older buildings in the vicinity;

(b) Scale: Relate the size and proportions of new construction to the scale of adjacent

buildings. New construction should maintain the scale of existing buildings, regardless

of size. Avoid new construction which in height, width, or massing violates the existing scale of the area;

of form and massing are elements essential to the character of the streetscape. Avoid

single, monolithic forms which are not relieved by variations in massing. Box-like

facades and forms are intrusive when placed in a streetscape of older buildings which

have varied massing and facade articulation;

(d) Directional expression: Relate the vertical, horizontal, or non-directional facade

character of new construction to the predominant directional expression of nearby

buildings. Horizontal buildings can be made to relate to the more vertical adjacent

structures by breaking the facade into smaller masses which conform to the primary

expression of the streetscape. Avoid strongly horizontal or vertical facade expressions unless compatible with the character of structures in the immediate area;

(e) Setback: Maintain the historic facade lines of streetscapes by locating front walls of

new construction in the same plane as the facades of adjacent buildings. If exceptions

are made, buildings should be set back into the lot rather than closer to the street. If

existing setbacks vary, new buildings should conform to historic siting patterns. Avoid violating the existing setback pattern by placing new construction in front of or behind the historic facade line. Avoid placing buildings at odd angles to the street, unless in an area where diverse siting already exists, even if proper setback is maintained;

(f) Roof shapes: Relate the roof forms of new construction to those found in the area.

Although not entirely necessary, duplication of the existing or traditional roof shapes,

pitches and materials on new construction is one way of making new structures more

visually compatible. Avoid introducing roof shapes, pitches, or materials not

traditionally used in the area;

(g) Rhythm of openings: Respect the recurrent alternation of wall areas with door and

window elements in the facade. Also consider the width-to-height ratio of any bays.

The placement of openings with respect to the facade’s overall composition,

symmetry, or balanced asymmetry should be carefully studied. Avoid introducing

incompatible facade patterns which upset the rhythm of openings established in

surrounding structures; and

(h) Material:

(1) Use building materials that match or harmonize with the materials predominant in

the area or adjacent structures;

(2) Commercial development and high density residential adjacent to residential

districts, particularly low-density, must provide buffers to mitigate adverse

effects (which may include the shadows, noise, odors, traffic congestion, etc.);

(4) As a general rule it is inappropriate to erect fences or walls in front yards.

The residential neighborhoods of Ward 3 are characterized by open spaces and building set backs;

(5) Superior design is a prerequisite amenity for all development projects in the

ward that are reviewed through the Planned Unit Development or R-5-A

processes of the Zoning Regulations or through the Large Tract Review (10

DCMR Chapter 23); and

1406.12 Additional public actions are as follows:

(e) Ensure that master plans, project plans, public facilities, and capital improvements for

Ward 3 are consistent with the policies of the Urban Design Element and this ward

plan.

1407 WARD 3 PRESERVATION AND HISTORIC FEATURES

1407.1 Preface:

(a) Parts of what is now Ward 3 grew outward from the city of Georgetown in the late

18th century. Settlements grew along the roads that were built between farms and the

port. ........ Another important land owner, Major John Adlum, cultivated the Catawba grape on a large tract of more than 200 acres known as "The Vineyard," stretching from Wisconsin Avenue to Pierce's Mill, roughly between present day Rodman and Van Ness Streets. Portions of this tract, particularly Melvin C. Hazen Park and adjacent properties, retain their original densely-wooded topography.

structures in the original city of Washington. There are, however, a number of old and historic structures, as well as classes of structures such as apartment buildings and bridges, that have been designated or present possibilities for historic designation..... Additional historic districts are likely to be designated within the ward; and

(d) Preservation of the ward’s historic resources, landmarks, districts, and places,

whether or not officially designated, strengthens the historic integrity of the ward,

maintains the ward’s existing character, and preserves Ward 3 as an attractive and

desirable part of the city in which to live. Because many of these historic resources

are adjacent to federal and local park lands, an adequate historic preservation strategy

will additionally help accomplish the goal of developing adequately buffered areas

along the edges of these park lands.

1407.2 Preservation and historic features goal: The goal of historic preservation in Ward 3 is to

preserve important historic features, especially (but not exclusively) those that have been

registered under local or federal preservation laws, while ensuring that any new

development that may occur in the ward is responsive, sensitive, and compatible with these features.

1407.3 Relation of Ward 3 to the objectives and policies of the Preservation and Historic Features Element of the Comprehensive Plan:

(b) Both the public sector (including the District government and the advisory

neighborhood commissions) and private sector (including historical societies, historic

preservation organizations, business, and civic groups) should do the following:

(1) Ensure the identification and designation, of Ward 3’s historic resources;

(2) Protect and enhance the architectural qualities and historic character of

residential neighborhoods and designated commercial centers in Ward 3;

(6) Evaluate development proposals within or adjacent to an historic landmark or

district to ensure that design is compatible with, and that there are no adverse

impacts upon, the affected historic landmark or district; development must

respect the character of a landmark or district and shall minimize negative

impacts on adjacent or nearby park lands through the appropriate use of

materials, building scale, architectural detail, and other design characteristics.

1407.4 Public action objective and policies are as follows:

(a) The protection of Ward 3’s existing historic features, regardless of whether officially

designated, from incompatible development is essential. The strengthening of

protective measures must be explored;

(d) The Zoning Commission and the Board of Zoning Adjustment shall consider the

effects of a pending application on the ward’s historic landmarks and districts and

open spaces contributing to their settings, and shall consider any negative effects to

constitute an adverse or detrimental impact;

1409 WARD 3 LAND USE

1409.1 Preface:

(a) The overall protection and enhancement of established residential and commercial

areas are the primary objectives of the District’s land use policy for Ward 3.

(b) The predominant land use in Ward 3 is residential, ranging from low-density large

estates to moderate density row houses and garden apartments, to high-density multi-

storied apartment buildings on several of the major avenues. The Generalized Land

Use Map of the Land Use Element designates most of the ward in the low-density

residential land use category.

1409.2 Relation of Ward 3 to the declaration of major policies in the Land Use Element of the

Comprehensive Plan. The objectives and policies for land use/zoning in Ward 3 are as

follows:

(a) Maintain the existing land use character of the ward;

(b) Protect existing residential neighborhoods and enhance their qualities;

(c) Maintain and improve the physical condition of the community through the provision of functional, efficient, and attractive residential, commercial, and open space

environments;

(f) Encourage redevelopment only in accordance with the relevant sections (e.g.,

economic development and housing) of this ward plan (which reflect and interpret the

first eleven elements of the Comprehensive Plan);

(g) Correct or prevent inconsistencies between zoning and land uses designated in the

Comprehensive Plan, and between building permit issuances and the Comprehensive

Plan;

(h) Ensure that if development of institutional holdings and large estates or other parcels

occurs it is compatible with the physical character of the ward, has no adverse effects

on surrounding areas, and is consistent with the Comprehensive Plan;

(i) Maintain and improve viable residential areas and eliminate incompatible and

nonconforming land uses in or proximate to residential areas;

1409.4 Residential neighborhood objectives, policies, and actions are as follows:

(a) The Land Use Element designates four (4) housing opportunity areas in Ward 3

(Miller Tract in Spring Valley, Tenleytown Metro Station Area, Whitehaven Woods

along Foxhall Road, and Friendship Heights at Wisconsin and Western avenues).

Infill development and future breakup of the few remaining large estates present the

only other important potentials for residential development in the ward. Much of this

is likely to be controversial - a reason to do the following:

(1) Encourage interest in and direct development to the housing opportunity areas;

(2) Carefully control development elsewhere; and

(3) Ensure stringent protection against infill at inappropriate locations, as follows:

(A) Careful controls include ensuring consistency with policies in the

Comprehensive Plan including the environment, transportation, urban design, and preservation and historic features sections of this ward plan to avoid adverse effects and promote desirable amenities. and

should be considered, especially for the elderly and for low- and moderate-income

populations:

(1) Consider increased residential densities (consistent with design scale and infrastructure capacity) in exchange for incorporating low- and moderate-income or elderly housing in development projects;

(2) Consider the provision of elderly and low/moderate-income housing, when it is a substantial portion of a project, as an important amenity in Planned Unit Developments, provided that such housing shall be on site (given the need for affordable housing in Ward 3, off-site housing shall be disfavored).

1409.7 Public and institutional land use objectives, policies, and actions are as follows:

(e) A significant complex of embassy compounds or ambassadorial residences is now

concentrated along Tilden and Van Ness Streets. New high-rise structures adjacent to these properties would adversely impact existing residential uses in the area.

1409.8 Additional land use objectives, policies, and actions are as follows:

(b) The density of new development shall be consistent with the Comprehensive Plan; and

(1) Require traffic mitigation studies, and make recommendations for traffic

management (consistent with the Comprehensive Plan including the

transportation section of this ward plan) a condition of approval;

(4) Conform to the goals, objectives, and policies of the Comprehensive Plan,

including this ward plan.