The Comprehensive Plan



Land Use



The Land Use section is one of the most important elements of the comprehensive plan because of the location of the city.  Washington DC is crammed between Maryland and Virginia with no room to expand so they must make use with the land they have currently.  Furthermore, the federal government and its interests and needs add another dimension to the issue of land use that makes this element that much more important and complex.  The federal government needs to keep the area, buildings, and people who live and work in DC safe from any terrorist threats so it has been built in a way that hinders terrorist activity.  Washington DC is becoming more and more an area where people come to for work then go back to suburbs in surrounding areas to live.  It is a large commuter area and is at risk of becoming a mostly employment related area while the housing in the city suffers.  The critical issues surrounding land use in Washington DC are:



·         Promoting neighborhood conservation
·         Creating and maintaining successful neighborhoods
·         Strengthening downtown









































































Figure 1: Washington DC Land Use Map

The downtown region, private industry, and federal government have constantly changing needs that still shape the city’s landscape each day.  The city has an aging building stock which needs to build refurbished or replaced.  Commercial uses represent less than 5% of the city’s land area and industrial represents just 1% of the city’s land area even though the city has so many jobs; and of those jobs, nearly 60% are located in Central Washington.  Washington DC’s most dense neighborhoods, one of which can be seen in Figure 2 below, are all around the city center as well as along major corridors and near the Anacostia River.  The city itself is dense but the metropolitan region is sprawled out.  If the region were to aim for more compact development then it would create a market share for development, reduce greenhouse gas emissions, and motor travel (1).  Business improvement districts are another aspect of downtown upgrades to create successful neighborhoods.  Some key services these business improvement districts are: public space regulation, capital improvements, economic development, and parking and transportation (4).  The goals for the city with respect to land use are: shaping the city, creating and maintaining successful neighborhoods, and balancing competing demands for land (5).

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Figure 2: Georgetown, one of the many neighborhoods in DC
 

Transportation



Transportation is another highly debated issue in Washington DC.  The city has one of the country’s best and easiest to use metro rail systems.  However, this rail system is so heavily used that many stations are extremely close to reaching maximum capacity for ridership and must find alternate solutions.  The city is only 69 square miles provides tens if not hundreds of thousands of jobs to residents of the city and commuters in nearby areas.  As more jobs are created and more people decide to move out to the suburbs to avoid the city life, transportation into the city becomes a bigger issue.  Already one of the nation’s top ten worst cities for traffic, Washington DC has stressed road and public transportation systems that are reaching capacity quickly which can be seen in Figure 3 below.  These issues need to be address quickly to improve the transportation situation in the nation’s capital and keep the city running smoothly.  The city faces several critical transportation issues:



·         Expanding the city’s transit system to provide alternative to use the single-occupant autos, enhancing the city’s corridors, for all modes of transportation
·         Increasing bicycle and pedestrian connections, routes, and facilities
·         Improving the efficiency of the existing transportation system
·         Investing in bridge and roadway maintenance and repair
·         Promoting transportation demand management

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Figure 3: Washington DC Traffic at Rush Hour


Although the city retains a large share of the region’s jobs, the area continues to decentralize as people move out towards the suburbs thus creating longer commutes, increased peak period congestion, and poor air quality.  The transportation element of this plan only touches on certain transport related items.  The District’s Department of Transportation (DDOT) 2030 Transportation Vision Plan goes into much more detail on transportation issues, goals, and policies.  The city is currently looking into alternative forms of mass transit which include: streetcars, bus rapid transit (BRT), and rapid bus.  Streetcars were first formed in the early 19th century but faded out of the US streetscape in the 20th century as automobiles took over.  Now though, streetcars are making a return in larger cities where there is a need for more mass transit.  Furthermore, bus rapid transit and rapid bus are bus lines that would make only a few predetermined stops on their route in order to get large volumes of people to their destination quickly; an example of bus rapid transit in Brazil is shown below in Figure 4.  Additionally, the city is looking for ways to promote bicycle and pedestrian transportation as much as possible as they are eco-friendly and sustainable.  Furthermore, the business improvement districts are looking to expand transportation, parking and mass transit services throughout Washington DC but particularly in Downtown, Georgetown, the Golden Triangle, and Capitol Hill business improvement districts (4).  Additionally, the transportation sector is responsible for 28% of the total greenhouse gas emissions in the USA; the DC region is working on helping reducing this number by creating a more efficient transportation system (1).  The major transportation goals for the city in the coming years are: linking land use and transportation, multi-modal transportation choices, transportation system efficiency and management as well as safety and security (5).



































 

 

 

Figure 4: Bus Rapid Transit in Curitiba, Brazil

Housing



The housing portion of not just the Washington DC comprehensive plan but any city’s comprehensive plan is one of the most important sections.  It outlines the housing goals for the city in the coming years as well as discussing issues with affordable housing, homelessness, housing stock, and housing production.  The housing aspect of planning in Washington DC is especially difficult because of the limited land area available in the city.  Furthermore, the city has a height restriction on all buildings stipulating that they cannot be more than 14 stories tall meaning that there can’t be any high-rise apartment or condominium structures.  In the past 50 years, the city has lost a significant number of residents.  However, since 1980, the city has added over a million jobs.  More and more people are commuting to work from outside Washington DC so if the housing stock inside the city can be fixed and changed then Washington DC can add residents that it previously lost.  The current housing related issues that are present in the city are:



·         Ensuring housing affordability
·         Fostering housing production
·         Conserving existing housing stock
·         Promoting homeownership
·         Providing housing for residents with special needs
                    

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Figure 5: Housing in Eastern Washington DC

Washington DC’s population peaked at over 870,000 residents in the city itself during the late 1940s (3).  At the most basic level, the availability of safe, good, affordable housing will determine whether Washington DC will be an inclusive city in the future or not.  Furthermore, the type of housing built and how much that housing costs for residents will determine whether the city can retain and attract families with children, maintain diversity within all of the city’s neighborhoods, and provide equal and sufficient economic benefit for all.  In 2000, the city had 248,000 occupied housing units.  Of those units, 41% were owner-occupied while 59% were renter-occupied.  Additionally, housing prices, condominium prices, and rents all increased by over 100% between 2000 and 2005.  This huge jump does help the market but hurts those who cannot afford such large increases in prices.  Thus, they move out to the suburbs where they can find cheaper housing.  The Metropolitan Washington Council of Governments estimated there will be 1.4 million jobs in the city between 2005 and 2030.  This increase will lead to a need for 860,000 housing units in the next 25 years.  The District has been successful in developing new affordable housing with over 17,000 units either built or rehabilitated.  The availability of single family housing and housing with multiple bedrooms (3 or more bedrooms) are positively correlated with retaining families in the city.  Between 1995 and 2000, a net of 45,000 people left the city and of those people, 45% were families.  Housing is very significant for the success of Washington DC in the coming years.  As the city expands and grows in the employment side, the housing must expand and grow as well in order to support the new employees.  In the coming years, the city has the following goals with relation to housing: homes for an inclusive city, retaining housing stock, homeownership and access, and housing for those special needs (5).

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Environmental Protection



The element of environmental protection addresses the issues of protecting, restoring, and properly managing the city’s water, land, air, and biologic resources.  This section of the general plan highlights the policies and actions that important for the district with regard to environmental impact and protection.   In order for the city to live sustainably and protect its inhabitants, it must manage the environment and prevent pollution.  The critical environmental issues facing Washington DC are:



·         Restoring the city’s tree canopy and green infrastructure
·         Improving the rivers, streams, and stream valley
·         Reducing erosion and storm water run-off
·         Sustaining plant and animal habitat while reducing air pollution
·         Conserving water and energy as well as expanding recycling
·         Encouraging green building techniques

































Figure 6: The National Mall and the Extent of Greenery

In 1791, the L’Enfant Plan used the natural landscape to guide where principle buildings and avenues were placed.  Later plans that came about in the 19th and 20th centuries created some of the most notable parks in the country and allocated thousands of acres for resource protection.  However, Washington’s legacy as the “greenest” city in the country has been challenges over the centuries due to urbanization, sprawl, and expansion.  Over the last 40 years, the tree cover in the city has shrunk significantly as trees have either died or been removed at a much faster rate than they are being replaced.  The city strives for environmental justice for all residents so all neighborhoods have access to clean air, healthy rivers and streams, clean soil, and a wide variety of open space.  The main environmental protection goals are: protecting natural and green area, conserving natural resources, promoting environmental sustainability, and reducing environmental hazards (5).































Figure 7: Rock Creek Park
 

Economic Development



The economic development element discusses the future outlook of the city’s economy as well as how the city should create new economic opportunities that will help current and future residents.  Since the city is planning on adding over a million jobs in the upcoming years, economic development is a key aspect of daily life in the city, some offices in the city in the figure below.  Furthermore, residents have been leaving the city for surrounding suburbs so if people keep leaving into the future then the jobs will be held by commuters from nearby areas.  The element of economic development is significantly impacted by transportation and housing elements.  There are several economic development goals for the city which include:



·         Defining the District’s role in the national and regional economies
·         Increasing job opportunities for District residents
·         Identifying locations for future job growth
·         Expanding opportunities for small, local, and minority businesses
·         Enhancing and revitalizing the city’s shopping districts

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

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Figure 8: Offices in Downtown Washington on New York Ave.

Economic development is much more than just creating jobs; it includes features such as creating good, quality, well-paying jobs, spreading the benefits and earnings of the strong regional economy, and providing opportunities for job advancement for working parents and young adults.  In recent decades, the city has faced repeated negative trends that have limited its ability to meet the needs of many residents.  Only 60 years ago, the city accounted for almost 75% of the metropolitan area’s employment but by 2000, that number fell to less than 25%.  This is not because jobs have left Washington DC but because the surrounding areas have experienced significant job growth.  Currently, the city has more jobs than residents, it provides some of the highest paying jobs in the country but 20% of the residents are below the poverty line, and billions of dollars of income are generated in the city but cannot be taxed because the earners live in surrounding states.  The city will be experiencing significant economic growth in the coming years with large job growth and influx of residents.  In the coming years, the city has the following goals it hopes to complete: defining the economic future, the spatial impacts of the job market, supporting the neighborhood business environment, and increasing access to employment (5).

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Figure 9: The design for DC’s lead LEED Platinum certified building
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Parks, Recreation, and Open Space



The element of parks, recreation, and open space talks about the future of parks, recreation and open space in the District.  Moreover, this element illustrates the key role parks play in the daily life of residents and workers in the city.  Parks and open space allow for areas for people to exercise and stay healthy as well as ways to allow the environment to remain healthy, to clean the air with more trees and plants, and to provide residents and workers with a break from their daily lives. The following are the current critical issues in the parks, recreation, and open space topic:



·         Coordination between DC and the federal government in open space planning and management
·         Providing additional recreational land and facilities in areas of the city that are currently underserved and in newly developed areas
·         Maintaining, upgrading, and improving existing parks and recreation facilities as key features of successful neighborhoods in Washington DC

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Figure 10: Open space in the National Mall

Part of the McMillian Plan of 1901, which can be seen in Figure 11 below, was to beautify and organize the city’s open space, particularly in the National Mall and Rock Creek Park.  Both the Mall and Rock Creek Park are the two largest open space areas in the city today and used by both residents and visitors.  The National Mall is one of the most iconic spots in the country and is full of open grass fields, walkways, benches, and trees.  The various historic plans for the nation’s capital have resulted in over 7,600 acres of open space and parkland that is now permanently protected which leads to one of the highest ratios of park space per resident in the entire country.  The preservation and enhancement of open space in the city is very important for quality of life remaining at a high level.  If parks are taken away for built structures, then the residents will not have places to go relax and live a healthy lifestyle which will negatively impact the entire city.  There are several goals for the city in the coming years: park planning and land management, park and recreational facilities, open space networks, and maximizing their assets (5).



































 

Figure 11: The McMillian Plan

Urban Design and Architecture



Washington DC is an iconic city with architecture and urban design that is memorable to those who see it.  The visual aspect of planning and a city is a key part because of how it impacts the way a building, area and city look to those who live in and visit it.  Washington DC’s architecture and design take root from neoclassical architecture that was implemented primarily in the McMillian Plan of 1901 (2).  The physical and design qualities not only impact the way a city looks but how the people in it interact and create an identity.  Ultimately, urban design shapes ideas and beliefs of the city as well contributing to the creation of an identity by the residents.  The city identifies multiple critical issues:



·         Strengthening civic identity through a renewed focus on assets such as public space, boulevards, and waterfront areas
·         Designing for successful neighborhoods and large site reintegration
·         Improving the public realm, particularly street and sidewalk space, addressing infrastructure and other barriers that affect aesthetic qualities
·         Promoting design excellence throughout the city

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Figure 12: Neoclassical Architecture on the Capitol Building

When designed, the city made to inspire growth and success as streets were aligned to take advantage of vistas.  This decision allowed for sites for monuments and important buildings as well as the creation of grand ceremonial spaces at the center of major streets. The design of the built environment creates civic pride and a strong sense of community and city identity.  However, in some areas, it creates the opposite effect and can lead to issues such as gentrification and resistance to design.  Urban design relates to and its ideas are woven within many parts of the comprehensive plan such as land use, open space, and housing.  The history of the city’s urban design is significant to the future as the need to preserve old plans is very important.  The L’Enfant and McMillian Plans both emphasized the importance of the urban design to the city’s image and identity.  The city concludes this element with the following goals: moving towards a stronger civic identity, creating great places, improving the public realm, and making great design matter (5).

 

Historic Sites



Washington DC is filled with historic sites from monuments and memorials to parks and squares to historic districts and sections.  The city is a prime location for many visitors who learn about the city’s and nation’s history at the nation’s capital.  The historical preservation element outlines and provides advice on how to properly preserve the numerous historic buildings, parks, roads, and places that are present in the city.  Further, the element identifies preservation of historic sites a responsibility for the local government so that community input, collaboration, and partnerships can be used.  The current critical historic preservation issues are:



·         Defining what constitutes a “historic” resource
·         The standards and guidelines that apply to historic buildings and sites
·         Enforcement of preservation laws
·         Increasing public education and awareness of the city’s history and historic assets

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Figure 13: Union Station

Washington DC is a landmark historic city and known worldwide.  Historic buildings, monuments, and museums play a significant role in the tourism industry as well as being a national landmark for residents not only in the city but across the US. The city’s plans were put in to place slowly but fitfully and perfected by a shared passion and desire for civic beautification that strongly took root as the city matured and developed further.  Today, Washington DC has more than 600 historic buildings and more than 40 historic districts.  All in all, almost 25,000 properties are protected by historic designation.  The historic aspect of the city plays a key role in the land use, housing, parks and open space, economic development and urban design.  Districts and neighborhoods like Georgetown or Central Washington have their own vibrant theme and are influence by the history in that area.  The city recognizes three goals for the future to promote and support historic sites: recognizing historic properties, protecting historic properties, and capitalizing on historic properties (5).

 

 

 

 

 

 

 

 

 

 

 

 

 

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Figure 14: Historic District of Georgetown



Work Cited



1. Ewing, Reid, Keith Bartholomew, Steve Winkelman, Jerry Walters, and Geoffrey Anderson. "Urban Development and Climate Change." Journal of Urbanism. 1. no. 3 (2008): 201-216. http://www.tandfonline.com/doi/pdf/10.1080/17549170802529316 (accessed March 2, 2013).

This article addresses how urban development and climate change are both advancing and can work together to make development more environmentally friendly.  The authors focus the majority of their research on transportation and its role in urban planning.  If transportation becomes more of a focus with urban development, then it can significantly help limit pollution and emissions.  The article concludes with suggestions for the country to move more towards compact development and away from sprawl, focusing on compact development will reduce greenhouse gas emissions more so than other possible actions, and reaching a sustainable CO2 level is not possible through vehicle and fuel technology advancements alone but can be reached with reduction in vehicle miles travelled.

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2. Kaiser, Edward J., and David R. Godschalk . "Twentieth Century Land Use Planning." Journal of the American Planning Association. 61. no. 3 (1995): 365-385. http://www.urban.illinois.edu/courses/UP447/Fall10/Twentieth Century Land Use Planning.pdf (accessed March 2, 2013).

Kaiser and Godschalk discuss how land use planning evolved and changed in the 20th century by going from elite, City Beautiful designs and styles to broad, participatory strategies for change in the urban world.  They analyze and talk about several general plans for cities like Seattle and Berkeley and show how the plans are like family trees with roots in the past and branches that expand to multiple elements.  Additionally, the authors show how the different features of plans such as land use maps, time horizon, and capital improvements have changed between general plans in 1950 and in 1990.  Finally, they conclude how new technology and information highways will affect planning and development in the coming years and that land use development will continue to evolve.

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3. Manning, Daniel D. "Multicultural Washington, DC: the changing social and economic landscape of a post-industrial metropolis." Ethnic and Racial Studies. 21. no. 2 (2010): 328-355. http://www.tandfonline.com/doi/pdf/10.1080/014198798330043 (accessed March 2, 2013).

In this article, the authors address the changing landscape that came about in Washington DC from the late 18th century and to the middle 20th century.  The author highlights how the city evolved with the influx of residents of multiple backgrounds and how that has influenced the city today.  Washington DC is a very diverse city that has had issues with a widening socio-economic divide and a shift in immigrant settlement patterns.  The authors conclude that historical political and economic factors have led to urban-suburban inequality.  Lastly, Washington DC has evolved significantly since the early days of the city but political and economic struggles still remain.

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4. Wolf, James F. "Urban Governance and Business Improvement Districts: The Washington, DC BIDs."International Journal of Public Administration. 29. (2006): 53-75. http://www.tandfonline.com/doi/pdf/10.1080/01900690500408981 (accessed March 2, 2013).

The author, Wolf, discuss what business improvement districts are and how they are expanding in Washington DC.  The article highlights several key elements of business improvement districts.  Additionally, he goes into great detail about the four BIDs that are currently present in the nation’s capital: Downtown, Georgetown, Golden Triangle, and Capitol Hill.  Finally, the article highlights the importance of the public/private partnerships represented by the BIDs, the importance of BIDs in urban public administration, and public governance.

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5. Washington DC Office of Planning, (2006). 2006 comprehensive plan . Retrieved from Office of Planning website: http://planning.dc.gov/DC/Planning/Across the City/Comprehensive Plan/2006 Comprehensive Plan

 

Image Sources

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Figure 1: Washington City Paper

DePillis, L. (Photographer). (2006). District of columbia comprehensive future land use plan. [Web Photo]. Retrieved from http://www.washingtoncitypaper.com/blogs/housingcomplex/2010/11/30/council-tweaks-comprehensive-plan-good-news-for-charter-schools-mixed-use-development/

Figure 2: Flick River

(2007). Washington, dc georgetown's m street at dusk. (2007). [Web Photo]. Retrieved from http://www.flickriver.com/photos/army_arch/1397113300/

Figure 3: Transportation Nation

Hilgen, J. (Photographer). (2011). Dc traffic. [Web Photo]. Retrieved from http://transportationnation.org/2011/09/27/study-motorists-spend-most-time-in-traffic-in-dc-chicago-and-la/dc-traffic-2/

Figure 4: Wikipedia

(2012). Linha verde curitiba brt 02. (2012). [Web Photo]. Retrieved from http://en.wikipedia.org/wiki/Rede_Integrada_de_Transporte

Figure 5: Google Images

McCarthy, M. (Photographer). (2007). Washington dc: Row houses in eastern market neighborhood. [Web Photo]. Retrieved from http://www.city-data.com/picfilesc/picc28708.php

Figure 6: Google Images

Jackson, T. (Photographer). (n.d.). A national mall accessible to all. [Web Photo]. Retrieved from http://www.pva.org/site/apps/nlnet/content2.aspx?c=ajIRK9NJLcJ2E&b=6350111&ct=11615021

Figure 7: DC Living Real Estate

(2012). Rock creek park. (2012). [Web Photo]. Retrieved from http://dcliving.com/neighborhoods/crestwood/

Figure 8: www.inc.com

(2010). Office buildings on new york avenue nw, washington, d.c.. (2010). [Web Photo]. Retrieved from http://www.inc.com/news/articles/2010/10/washington-dc-rents-top-those-in-nyc.html

Figure 9: Google Images

(2008). Dc's first leed platinum office building. (2008). [Web Photo]. Retrieved from http://www.jetsongreen.com/2008/08/pnc-planning-wa.html

Figure 10: National Parks Traveler

(2012). Photo of lincoln memorial down towards washington monument and beyond. (2012). [Web Photo]. Retrieved from http://www.nationalparkstraveler.com/2013/01/interior-secretary-orders-national-park-service-better-manage-national-mall22730

Figure 11: Google Images

(1902). Mcmillian plan for washington dc. (1902). [Web Photo]. Retrieved from http://www.avenuedstereo.com/modern/washington1902.jpg

Figure 12: About.com Architecture

(2010). West front of the us capitol building in washington dc. (2010). [Web Photo]. Retrieved from http://architecture.about.com/od/periodsstyles/ig/Historic-Styles/Neoclassical-Style.-0cN.htm

Figure 13: About.com Architecture

(2010). Union station in washington dc. (2010). [Web Photo]. Retrieved from http://architecture.about.com/od/usa/ig/Washington-DC/Union-Station.htm

Figure 14: Google Images

Geraghty, B. (Photographer). (2009). Great public spaces: Adams morgan (washington, dc). [Web Photo]. Retrieved from ; http://www.pps.org/blog/great-public-spaces-adams-morgan-washington-dc/