District ofColumbia Office of Planning
Office ofthe Director
November 1, 2019
Marcel Acosta Executive Director National Capital Planning Commission 401 9th Street, NW, Suite 5000 Washington DC 20004
RE: Application to Amend the Termination Dates for the Urban Renewal Plans for the Shaw School Urban Renewal Area and the Downtown Urban Renewal Area
Dear Director Acosta:
As Planning Director for the District of Columbia Office of Planning, I am submitting this application to request that the National Capital Planning Commission (NCPC) amend the termination dates of the Shaw School and Downtown Urban Renewal Plans pursuant to the Commission's modification authority granted by the District of Columbia Redevelopment Act of 1946 and codified in the D.C. Code (DC Code§ 2-1225.31).
Proposed Modification Pursuant to section 501(b) of the National Capital Revitalization Corporation and Anacostia Waterfront Corporation Reorganization Act of 2008 (D.C. Law 17-138; D.C. Official Code§ 2- 1225.31), after referral to NCPC for a 30-day review period, the proposed modification will be submitted to the D.C. Council for approval as a resolution to modify the termination date ofthe urban renewal plans. The date the resolution becomes effective shall serve as the date of termination for the plans.
The following modifications to the Urban Renewal Plan for the Shaw School Urban Renewal Area are proposed:
a. Modify section 670.00, Duration of Controls, Shaw School Urban Renewal Area as follows:
1100 4th Street SW, Suite E650, Washington, DC 20024 voice 202.442.7600 fax 202.442.7638 -* * * 670.00 Pro13erty acquireel ey the Agency shall l:>e sul:>ject to the lanel use 13rovisions anel l:>uileling requirements in the Plan f.or a 13eriod of 20 years f.ollo11,ing the date of the a1313roval ofthis Plan or modification hereof authorizing such acquisition. Such 13eriod shall be m
b. Modify sections 670.10 and 670.11, Duration of Controls, Downtown Urban Renewal Area as follows:
670.10 The Plan shall terminate effective [date the resolution becomes effective]. Property acquireel l:>•1 tl:le Agency sl:lall l:>e sul:>ject to the land use pro•.iisions and euileling requirement sin the Plan f.or a period of 30 years following the date of the final l:>uilding plan approval f.or the Washington Convention Center project or moetification hereof autl:lorizing such acquisition, whoever is later. Such perioel shall l:>e eMtendeet f.or a period equal to the perioet of controls co•,ering the property acquires b1•the Agency uneter the last modification ofthis Plan authorizing such acquisition in the Project Area.
670.11 Noti.\lithstaneling the pro•.iisions of Section 670.10, the land use provisions anel l:>uileling requirements in the Plan shall appl•1 to a sports and entertainrnent compleM on Disposition Lot 6 f.or a period ofthirty •1ears following the disposition of Lot 6 for the specified use.
Planning Analysis The Shaw School and Downtown Urban Renewal Plans are the focus of this analysis, which shows that they are outdated and not aligned with current planning efforts ofthe District of Columbia and NCPC. Since their adoption in 1969, these urban renewal plans have directed development of housing, parks and open space, infrastructure and other public space improvements, as well as the preservation of notable historic landmarks. The Shaw and Downtown plans are set to terminate in 2028; however, the renewal actions and development objectives identified for the Shaw and Downtown neighborhoods have been largely accomplished and superseded by current planning efforts. Moreover, many ofthe policies and practices ofthe urban renewal have been shown to have disrupted communities and to have imposed suburban-style design and regulatory requirements that are not ideal for urban areas like Downtown and Shaw.
Shaw School Urban Renewal Area The general objective ofthe Urban Renewal Plan for the Shaw School Urban Renewal Area was to guide the rehabilitation and renewal ofthe Project Area in a manner consistent with: (1)
2 comprehensive planning objectives and policies for the Nation's Capital, and (2) the special character and development potential ofthe Project Area by providing for predominantly residential uses with supporting private and public facilities. The broad context for the areas was a shrinking population, a growing and suburbanizing region, a downtown serving primarily as a regional employment center, and civil unrest and riots that occurred in 1968. Today, the District's population is growing faster than the region's, Downtown serves as a center not only of employment, but for entertainment, culture, shopping and tourism, and the District's goals in these areas about managing growth rather than preventing decline.
Specifically, the plans for both areas call for the rehabilitation of existing houses; the construction of new housing, including affordable housing; the development of distinct residential neighborhoods; the provision of community and public and facility services at the neighborhood level; the elimination of blight and deterioration; and for a high level of urban design in all new construction. In addition to the development objectives, the Plan contains specific land use and circulation plans, permitted uses, and planning criteria and standards.
The Disposition Lots identified in the Shaw School Plan have been redeveloped and provide the contemplated housing, commercial, and public amenities (see Attachment 1). The Near Northwest Area Element of the 2006 Comprehensive Plan identifies the Shaw/Convention Center Area as a Policy Focus Area and notes the increased development pressure on the neighborhood, which is evidenced by its designation as a destination for shopping, dining, and entertainment.
Continuation of the Shaw School Plan until the projected 2028 termination date would result in the preservation of a planning document with outdated development standards, such as building height and density limitations and minimum parking requirements that do not reflect the urban mixed-use, transit-oriented development that has evolved in the neighborhood and that should continue to be fostered.
Downtown Urban Renewal Area The fundamental objective ofthe Urban Renewal Plan for the Downtown Urban Renewal Area was to stimulate the revitalization of the project area so that it could be strengthened as the heart of the Nation's Capital; as a core ofthe Washington Metropolitan Area; and the center of the District of Columbia. The objectives were to be achieved primarily by private development within a framework of public renewal action. The project area was to be expanded as a major center of government and private employment, while providing significant job training opportunities for residents of the city with employment opportunities in varied occupations at a wide range of levels.
The 1984 Comprehensive Plan built on the existing planning that had been conducted for the District, including planning efforts focused on the continued revitalization of Downtown. The proposed objectives and policies contained in the 1982 report Downtown DC: Recommendations for the Downtown Plan were adopted almost intact as the Downtown
3 Element ofthe District's 1984 Comprehensive Plan. The recommendations addressed Downtown's decline and called for more diverse uses, with a strong emphasis on housing. To affect the land use changes identified i.n the 1984 Comprehensive Plan, the District proposed zoning for Downtown in its 1990 Rezoning for a Living Downtown zoning case. The proposed zoning changes were part ofthe District's broader strategy to sustain a vibrant Downtown with an optimum physical development pattern, lively mix of uses, high quality urban design, and distinct subareas.
The Urban Renewal Plan's goal to develop a new convention center on the six squares north of Mt. Vernon Square has been accomplished. The desired sports and entertainment complex in the Retail Core near the Gallery Place Metro station is in place with the Capital One Arena. The remaining Disposition Lots identified in the Plan also have been redeveloped (see Attachment 4).
In 2019, Downtown stands as the heart ofthe District's economy, with the Downtown Urban Renewal Plan's objectives to provide new residential housing; develop a strong retail core; and preserve architecturally or historically important buildings and places having been realized. Future development should continue the trend of building a strong urban core that is a cultural and entertainment destination.
Both plans identify the importance of preserving historic resources within the plan areas. The recognition and designation of identified historic resources has been achieved and is detailed in Attachments 2 and 5.
Comprehensive Plan Through the 2006 Comprehensive Plan's Citywide Elements and the Near Northwest and Central Washington Area Elements, the District acknowledges the existing urban renewal plans and advances the planning direction for these areas of the City.
Near Northwest Area Element NNW-2.1 Shaw/Convention Center Area 2111 An urban renewal plan for the area was adopted in 1969 in response to the 1968 riots and poor housing conditions in much of the area. The urban renewal plan took a more incremental approach than was taken in Southwest, selectively clearing alley dwellings and substandard housing rather than calling for wholesale clearance. As a result, the area contains a mix of publicly assisted housing complexes from the 1970s and older row houses from the late 19th and early 20th centuries. 2111.1
Central Washington Area Element History 1601 The area continued to grow for the next 50 years. Two world wars and the New Deal swelled the federal workforce, creating the demand for yet more Downtown office space. Downtown's retail core thrived as the city's population grew to more
4 than 800,000 residents by 1950. Conversely, the shrinking number of residential areas in Central Washington began to deteriorate. They were among the first parts of the city targeted for urban renewal in the 1950s. 1501.s
The Comprehensive Plan continues to guide the District's development, both broadly and in detail. It provides overall direction and shapes all other physical plans that the District government adopts. The guidance contained in the Citywide and Area Elements ofthe Comprehensive Plan, specifically the Central Washington and Near Northwest Area Elements, supersedes the direction provided in the urban renewal plans.
Federal Interest The 2016 update of the Zoning Regulations involved close collaboration between OP and NCPC staff who worked to ensure that the regulations included development standards to protect the federal interest, including the preservation of important viewsheds. In addition, Section 106 Memorandums of Agreement related to the construction ofthe Convention Center and Capital One Arena require the L'Enfant streets that were closed for these buildings to be reopened after the two buildings have outlived their useful life. With the new zoning regulations and Section 106 agreements in place, the federal interests are being addressed, and would not be negatively impacted by the early termination ofthe Shaw School and Downtown Urban Renewal Plans.
Central Area The current definition of "central area," a geographic area within which NCPC possesses approval authority over projects on District-owned land, is the area encompassed by the Downtown and Shaw urban renewal areas. NCPC's authority within the existing "central area" boundaries will not change upon termination of the Urban Renewal Plans, and by statute it remains as is until NCPC and the District Council agree upon, adopt, and map a new boundary definition as outlined in D.C. Code § 2-1004 (c).
Conclusion The development standards and guidelines memorialized in the urban renewal plans reflect planning ideas that were in vogue in th_e 1960s, at the time the urban renewal plans were adopted. However, many of these ideas no longer reflect best practices in the planning, zoning, and development fields.
It is clear from the District of Columbia Comprehensive Plan and associated small area plans and the Zoning Commission's actions to modernize the 1958 Zoning Regulations, that planning is evolving, and zoning regulations must change to reflect the new ways in which residents live, work, and move through cities. As part ofthe zoning update, the Zoning Commission revised parking regulations, updated use permissions, and introduced a Green Area Ratio - changes, which are not reflected in the urban renewal plans. Furthermore, the Development Standards contained in the urban renewal plans have been supplanted by the District's Zoning Regulations (11 DCMR), Historic Preservation Regulations (10A DCMR), Public Space Regulations (24 DCMR), and Building Code (12 DCMR).
5 Continued economic development is likely to occur without in a manner and magnitude not contemplated by the urban renewal plans. According to the Washington DC Economic Partnership, Downtown has seen 33.5 million square feet of new development since 2002, which includes 3,400 new hotel rooms; 2.1 million square feet of new retail space, and 9,500 residential units.1 Shaw has seen 2.5 million square feet of new development since 2002, including 686 new hotel rooms, 152,100 square feet of new retail space, and 1,442 residential units.2
Modern planning principles should be afforded the opportunity to guide future development in the District. For the reasons outlined above, the District requests the early termination of the Urban Renewal Plan for the Shaw School Urban Renewal Area and the Urban Renewal Plan for the Downtown Urban Renewal Area.
Sin~ ~
Andrew Trueblood
Attachments 1. Land Disposition Shaw School Urban Renewal Area 2. Landmarks Shaw School Urban Renewal Area 3. Map ofthe Shaw School Urban Renewal Area 4. Land Disposition Downtown Urban Renewal Area 5. Landmarks Downtown Urban Renewal Area 6. Map ofthe Downtown Urban Renewal Area
1 Washington, DC Development Report, 2018/2019 Edition, Washington DC Economic Partnership, pages 90-91. 2 Washington DC Economic Partnership, wdcep.com.
6 ATTACHMENT 1-Land Disposition Shaw School Urban Renewal Area
Square Disposition Proposed Address Current Current Notes Lot Land Use Use Zone 239 l Residential 14th between S and Residential RA-2 Condo 2519 Low Rii>l"S 313 2 Residential 11th andN Residential MU-4 Frontiers West Condo Low 314 3 Residential I Ith and N Residential MU-4 Frontiers West Condo Low 314 4 Residential 11th and M Residential MU-6 Frontiers West Condo Low 447 5 Residential 1301 7th ST NW Residential RA-4 First Rising Mount Zion Hi!!h Baotist Church Housing Coro 421 6 Residential 1550 7th ST NW Residential C-2-C Kelsey Gardens PUD 08-14 Medium N396 7 Residential 801 Rhode Island Religious RA-4 New Bethel Baptist Church High Ave NW 423 8 Residential 1330 7th Street NW Residential RA-4/ 1330 7th Street Limited Hi!!h MU-SA Partnershio 280 9 Residential 1325 13th Street NW Residential RA-3 Iowa Condominiums Hi!!h 281 10 Residential 1200 N Street NW Residential RA-5 The Mondrian High N420 11 Public Library 700 R Street NW Public MU-5/ Watha T. Daniel Shaw Library RA-2 336/334 12 Public School 920 R Street NW Public Rf-I Shaw Junior High 204 13 Community 2000 14th Street NW Commercial ARTS-4 Reeves Center Business /RA-2 Center 419 14 Residential 1726-1734 7th Street Residential ARTS-2 Lincoln Westmoreland High NW Housing 1718-1722 7th Street Channing Phillips Homes LLC NW 551 15 Residential 1600 l st StreetNW Residential RA-2 Northwest Cooperative Homes Low Florida Avenue Playground
394 16 Residential 1844 8th Street NW Improved RF-1 Low Allev 512/522 17 Residential 1301 - 1339 5th Residential RA-2 Second NW Cooperative Low StreetNW Home NJ and O Streets Park 481 18 Residential 1200-1210 6th Street Residential RA-2 Washington Apartment LP Low NW 239 19 Neighborhood 1346 S Street NW Residential RA-2 Frontiers Condo Shonning 239 20 Residential 13th Street NW Surface RA-2 ZipCar parking Low Parking 398 21 Neighborhood 1400 7th Street NW Mixed-Use MU-4 City Market at 0 Shonning 447 22 Residential 1300-1312 6th Street Residential RA-2 Washington Apartment LP Medium NW 399 23 Residential Block between 8th Mixed-Use MU-4 1336 8th St SPE LLC PUD Medium and 9th and N and 0 (MU-6) STNW Residential Row Gas Station 448 24 Residential 1202-1216 6th Street Residential RA-2 Bishop Madison Trustee Medium NW 280 25 Residential 1309 13th Street NW Residential RA-3 Iowa Condominiums High 419 26 Residential 1744 7th Street NW Residential ARTS-2 Lincoln Westmoreland Phase High 1707-1715 8th Street Transit RA-4 II LP NW Shaw Howard Univ. Metro 170 l 8th Street NW Station Entrance 448 27 Residential 1205 7th Street NW Residential MU-5A Washington Apartment LP High 336 28 Residential 1528 - 1530 11th Recreation MU-4/ Shaw Skate Park / Cardozo Low Street NW RF-1 PlavITTound / Shaw Dog Park 399 29 Residential 850-1345 0 Street Mixed-Use MU-4 W-G 9th and O LLC PUD (C- Medium NW 2-B) 16-07 422 30 Neighborhood 1400 7th Street NW Mixed-Use MU-4 City Market at O East and Shoooing WestLLC 448 3 r Public I N Street NW Open Space MU-SA District ofColumbia tot lot Community 204 32 Residential 1441 - 1449 U Street Residential RA-2 Portner Place High NW 239 33 Public/ 1315 Riggs Street Residential RF-1 Row Building Communitv NW 395 34 Residential 801-811 RStreetNW Residential RA-2 Lincoln Westmoreland Phase Medium IILP 362 35 Public/ Westminster Street Open Space RF-I Westminster Playground Community NW 363 36 Residential 910 S Street NW Residential RF-1 910-912 S Street Condo Low 363 37 Residential I 0th Street NW Open Space RF-1 French Street Park Low 240 38 Public/ 1312 R Street NW Residential RF-1 Row Building Community 363 39 Residential 1737 10th Street NW Residential RF-1 CDDC 1735 1737 10TH ST Low NWLLC 512/522 17A Public/ 1302 New Jersey Public RF-1 Fire and EMS Communitv Avenue NW ATTACHMENT 2- Landmarks Shaw School Urban Renewal Area
Landmark Address Status Zalmon Richards House 1301 Corcoran NHL designation December 21, 1965, NR Street, NW listing October 15, 1966, DC listing July 24, 1968; HABS DC-343; within Fourteenth Street HD Mt. Olivet Lutheran Church 1308 Vermont DC listing July 24, 1968; within Logan Circle Avenue,NW and Fourteenth Street HDs John Wesley AME Zion Church 14th and Corcoran In the Greater Fourteenth Street Historic Streets, NW District Corcoran Street between 13th and north and south side DC listing July 24, 1968; within Fourteenth 14th Streets, NW ofstreet Street HD "O" Street Market 7th and O Streets, DC listing July 24, 1968, NR listing Apr. 28, NW 1995; HABS DC-342; DC ownership Immaculate Conception Roman Eighth andN DC listing July 24, 1968; designation expanded Catholic Church Streets, NW Nov. 21, 2002 to include school, rectory, and residence; NR listing Sept. 17, 2003; HABS DC-285; within Shaw HD Logan Circle Locan Circle HABS DC-339; see also Logan Statue; within a L'Enfant Plan reservation, Logan Circle HD, and Fourteenth Street HD ATTACHMENT 3-Map ofthe Shaw School Urban Renewal Area
SHAW SCHOOL URBAN RENEWAL AREA· DISPOSITION LOTS
LEGEND: ~1••11• ._.... J Project Area Boundaries Disposition Lots - Land Use
- COMMUNITY BUSINESS CENTER
IL ~ MIXED USES
- NEIGHBOR.HOOD SHOPPING
- PUBUC / COMMUN1TY
- PUBLIC U~Y
- PUStlC SCHOOL
- RESIDENTIAL - HIGH DENSITY
- RESlOENTIAl - LOW OE.NSiTY
SHAW SCHOOL URBAN RENEWAL AREA - RENEWAL ACTION AREAS
LEGEND: lll'llHllf! ij,,,,..,iProject Area Boundaries Renewal Action Areas
- Acquisition Areas - Rehabilitation Areas - Disposition Areas
2 SHAW SCHOOL URBAN RENEWAL AREA - GENERAL LAND USE PLAN
LEGEND:
...... ,,1:--~~--'- . ~,-~.___--____- __ "'""""~'""•'J1J: Project Area Boundaries General Land Use
I MEDIUM DENSITY
HIGI-IOENSffY
- EM?LOYUENTCEN~R
- COMMUNllY BUSINESS CE.NTER
- POel.lCICOMMUNrrY
~ &TH STREET MALL I PEDESTRIAN W
---·i NODATAASSOCIATED (7/16) ATTACHMENT 4- Land Disposition Downtown Urban Renewal Area
Sq Disposition Use Address Use Zone Notes lot 515 1 Residential- 460 L Street NW Mixed-Use D-4R City Vista High Density 252 2 Retail Core 1300-1350 NY Ave Commercial D-7 Inter-American Development Bank NW 700 Thirteenth Street LLC 700 13th Street NW Church ofthe Epiphany 1315 G Street NW Unizo Real Estate DC Deven LLC 1325 G Street NW American Immigration Lawyers 1331-1333 G St NW Association 1341 G Street NW Unizo Real Estate DC Eight LLC 717 14th Street NW 717 14th Street LLC 288 3 Retail Core 733 13th Street NW Commercial D-7 HUB Properties Trust 730 12th Street NW C&P Telephone Company 700 12th Street NW Jemal's C&P LLC 1201 G Street NW Jamestown Premier One Metro Center 725 13th Street NW Corp Macy's Retail Holdings Inc AT&T Communications ofWash DC Inc 289 4 Retail Core 1209 F Street NW Commercial D-7 12th & G Streets Associates 1200 G Street NW Tishman Speyer 1201 F Street NW S Kann Sons Company 60 I 13th Street NW 319 5 Retail Core 775 12th Street NW Commercial D-7 HMC Retirement Properties LTD 1100 H Street NW 1100 H Street LLC 730 11th Street NW Anderson & Courembis LLC 700 11th Street NW 1991 Acquisition Fund One 715 12th Street NW WMATA 454 6 Retail Core 624 H Street NW Commercial D-6R Oxford BIT 624 H Property Owner LLC 622 H Street NW Oxford Bit 622 H Property Owner LLC 618-620 H Street NW 618 H Partnership LLC 610 H Street NW Cathay Owners LLC 608 H Street NW Cathay Owners LLC 606 H Street NW On Leong Tong ofDC Chinese Comm 604 H Street NW Assoc 750 6th Street NW Kan Fong Lee Enterprises LLC 748 6th Street NW Kin Lun Investment Company INC 746 6th Street NW GLAK Real Estate LLC 744 6th Street NW Wellington H Moy and Eddington H Moy 740 6th Street NW Chan Kai Association 700 6th Street NW 736-40 6th Street NW LLC USP 700 6th Street LLC 455 6 Retail Core 601 F Street NW Entertainment D-6R Capital One Arena 488 7 Government& 500 5th Street NW Commercial D-2 NAS Title Holding LLC (PUD 01-34) Institutional 531 6th Street NW District ofColumbia; DC FEMS Station 425 8 Government& 801 Mt. Vernon Place Commercial D-4R District ofColumbia (Convention Center) Institutional NW 426 9 Government & 80 l Mt. Vernon Place Commercial D-5R District ofColumbia (Convention Center) Institutional NW 401 10 Government & 801 Mt. Vernon Place Commercial D-4R District ofColumbia (Convention Center) Institutional NW ATTACHMENT 5 - Landmarks Downtown Urban Renewal Area
Landmark Address Status Old City Hall 451 Indiana Avenue NW NHL designation Dec. 19, 1960, DC listing Nov. 8, 1964, NR listing Oct. 15, 1966; HABS DC-41; within a L 'Enfant Plan reservation and Pennsylvania A venue NHS; DC ownership National Portrait Gallery F, G, 7th and 9th Streets NW DC listing Nov. 8, 1964, NHL designation Jan. 12, 1965, NR listing Oct. 15, 1966; HABS DC130; within Downtown HD and Pennsylvania Avenue NHS; within a L'Enfant Plan reservation; US ownership; See Bibliography (Scott, Buildings ofD.C.; AIA Guide) Ford's Theater 511 10th Street NW DC listing Nov. 8, 1964, US ownership; HSR 1963, HABS DC-82; included within Ford's Theatre NHS and Pennsylvania A venue NHS Petersen House 516 10th Street NW DC listing Nov. 8, 1964, NR listing Oct. 15, 1966; HABS DC165; located within Ford's Theatre NHS and the Pennsylvania Avenue NHS· US ownershio Pension Building F, G, 4th and 5th StreetNW DC listing Nov. 8, 1964, NR listing Mar. 24, 1969, NHL designation Feb. 4, 1985; HABS DC-76; within a L'Enfant Plan reservation and Pennsylvania Avenue NHS; US ownership; see Bibliography (Goode, Washington Sculoture) U.S. TariffCommission (General Land E, F, 7th and 8th Streets NW DC listing Nov. 8, 1964, NR listing Mar. 24, Office) 1969, Nlll, designation Nov. 11, 1971; HABS DC219; within Downtown HD and Pennsylvania Avenue NHS; US ownership; See Bibliography (Scott, Buildings ofD.C. and Goode, Washington Sculpture) Central Public Library Mount Vernon Square NW DC listing Nov. 8, 1964, NR listing Dec. 3, 1969; within a L 'Enfant Plan reservation; DC ownership; see Bibliography (Goode, Washington Sculpture) Epiphany Church 1317 G Street NW DC listing Nov. 8, 1964, NR listing Sep. I 0, 1971 Old Adas Israel Synagogue 6th and G Streets NW DC listing Mar. 7, 1968; NR listing Mar. 24, 1969; HABS DC-173 Franklin School 13th and K Streets NW DC listing Nov. 8, 1964; NR listing Apr. 11, 1973; NHL designation June 19, 1996; DC designation amended to include interiors Sep. 26, 2002; DC ownership; HABS DC-289 Rhodes Tavern 15th and F Streets NW DC listing Nov. 8, 1964, NR listing Mar. 24, 1969; demolished 1984; HABS DC-326 Riggs Bank 9th and F Streets NW DC listing Nov. 8, 1964, NR listing May 6, 1971; HABS DC-217; within Downtown HD and Pennsylvania Avenue NHS National Savings & Trnst Co. 15th Street and New York Avenue DC listing Nov. 8, 1964, NR listing Mar. 16, NW 1972; within Fifteenth Street HD Judiciary Square HABS DC-690 Mount Vernon Square HABSDC-682 Thomas Circle HABS DC-687 Franklin Square HABSDC-673 Eighth Street Vista between the DC listing Mar. 7, 1968; NR listing Apr. 24, Centeral Public Library and the 1997; HABS DC-668 National Archives