WASHINGTON DC URBAN MORPHOLOGY
WASHINGTON, D.C. SOUTHWEST QUADRANT
[ DEFINING THE PROBLEM ]
WASHINGTON DC - 1791 PIERRE L’ENFANT CITY PLANNER OF WASHINGTON DC
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“WASHINGTON: PRESENT AND FUTURE” - 1950
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BLOCKS AND LOTS
“WASHINGTON: PRESENT AND FUTURE” - 1950
“WASHINGTON: PRESENT AND FUTURE” - 1950
CONDEMNATION AND LAND DISPOSAL - 1955
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In 1857, the Southwest Quadrant had small scale buildings set on a street grid with wide boulevards, revealing the aspirations of the growing capital city.
SOUTHWEST QUADRANT MORPHOLOGY - 1857
Site Plan Southwest
Quadrant Morphology - 1857 Site Plan Southwest Quadrant Morphology - 1857
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Later in the 19th century, the railroad was brought to the Southwest Quadrant, fueling industrial growth along the riverfront. A railyard and several lines were carved into the grade. The increasingly dense and subdivided fabric was becoming more economically depressed. 0 ft.
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SOUTHWEST QUADRANT MORPHOLOGY - 1917
Site PlanMorphology Southwest Quadrant Morphology - 1857 Site Plan Southwest Quadrant - 1917
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In the mid 20th century, the Quadrant was designated a slum and obsolete, and razed for planned renewal. The new buildings, built in the 1960’s, have problems with deep floor plates and a scale with no human reference. These buildings are largely single-use office buildings, which are only active during office hours. The Quadrant continues to be divided by the rail line, with theWashington, addedD.C. barrier of I-395. 0 ft.
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SOUTHWEST QUADRANT MORPHOLOGY - 2012
Site PlanMorphology Southwest Quadrant Morphology - 1857 Site Plan Southwest Quadrant - 2012
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The National Mall
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Proposed Freight Reroute Proposed Virginia Commuter Reroute Proposed Amtrak Reroute
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Washington D.C. Street Network
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Bolling AFB to Minnesota Ave. Metrorail Station Line Georgetown to Benning Road Metrorail Station Line Congress Heights to Washington Circle Line Congress Heights to Buzzard Point Line
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Arteries bottleneck all interstate traffic through the Southwest Quadrant.
alexandria Washington D.C. Metro Routes METRO LINES AND STOPS
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WashingtonROAD D.C. - Ring Road and City Access - Through expressways bottleneck in the southwest district RING AND CITY ACCESS
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- Ring Road and City Access - Through expressways bottleneck in the southwest district
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Proposed Virginia Commuter Reroute Proposed Amtrak Reroute
Rail freight traffic can be removed to existing dormant freight line.
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Existing and Proposed Train Routes EXISTING/PROPOSED TRAIN ROUTES
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Existing Freight Route Existing Virginia Commuter Route
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Washington DC - Southwest Quadrant
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WASHINGTON, D.C. SOUTHWEST QUADRANT 0’
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Planned District Street Car N PLANNED DISTRICT STREET CAR Bolling AFB to Minnesota Ave. Metrorail Station Line Line
Woodley Park/Adams Morgan to Congres Heights Line Georgetown to Benning Road Metrorail Station Rhode Island Ave./Eastern Ave. to Washington Circle Line HeightsLine to Washington Circle Line Woodley Park/AdamsCongress Morgan to Brookland Proposed Maryland Ave. Line
Congress Heights to Buzzard Point Line
Woodley Park/Adams Morgan to Congres Heights Line Rhode Island Ave./Eastern Ave. to Washington Circle Line Woodley Park/Adams Morgan to Brookland Line Proposed Maryland Ave. Line
The city is planning to reintroduce street cars to the transportation network.
10th Street axis disrupted
Large inaccessible buildings
Lack of pedestrian activity
No access from Banneker Park to the river
GSA building on Historic Register
View down 7th Street
Popular seafood restaurant Existing amenity
Washington D.C. marina building Existing amenity
EXISTING CONTEXT PHOTOS
00 -Washington
Monument Forest Service 02 -US Holocaust Memorial Museum 03 -US Bureau of Engraving and Printing 04 -US Financial Management Services 05-US Department of Agriculture (Whitten Building) 06-General Services Administration Central Utility Plant 07-American College of Obstetricians & Gynecologists 08-Federal Communications Commission 09-Mandarin Oriental Hotel 10 -Freer Gallery of Art 11-Smithsonian Institution Building 12 -Smithsonian Institution Arts & Industries Museum 13 -Smithsonian Institution Hirshhorn Museum & Sculpture Garden 14 -US Department of Energy (Forrestal Complex) 15 -US Federal Aviation Administration (Orville Wright Building) 16 -Cotton Annex 17 -CIM Urban Reit, LLC 18 -General Services Administration (Regional Office Building) 19 -Immigration & Customs Enforcement (Potomic Center North, Inc.) 20-US Postal Service 21-JBG Properties 22-L’Enfant Colony, LLC 23-US Department of Housing & Urban Development (Weaver Building) 24-Smithsonian Institution National Air & Space Museum 25-US Federal Aviation Administration (Wilbur Wright Building) 26-US Department of Education (Johnson Building) 27-Boston Properties 28-Federal Center Hotel Association 29-300 7th Street, LLC 30-US Department of Child & Family Services (Constitution Center) 31-DC Government Offices 32-Lockheed Martin, Co. 33-DC Fire Department 34-St. Dominic’s Church 35-US International Trade Commission 36-Evan Brothers Seafood 37-Phillips Waterman’s Harvest Buffet 38-Kastle Stadium at the Wharf 39-National Institute of Food & Agriculture 40 -Jefferson Middle School 41-Disabled American Veterans 42-DC Harbor Tours 43-Channel Inn 44-Town Square Towers Condos 45-Southeastern University 46-Amidon Bowen Elementary School 47 -Riverside Baptist Church 48 -Waterside Towers 49-Westminster Presbyterian Church 50 -Arena Stage 51-The View Apartments
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Building Names Plan - Exisiting Washington DC, Southwest District 2012 0’
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BUILDING NAMES
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Building Names Plan - Proposed Washington DC, Southwest District 2012 0’
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Mixed Use - Commercial | Residential Residential Civic
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BUILDING USE
The existing fabric is a homogenous building use, and the proposal seeks to incorporate different building uses in the area to promote more activity.
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Building Use Plan - Existing Washington DC, Southwest District 2012
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Building Use Plan - Proposed Washington DC, Southwest District 2012 0’
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WASHINGTON, D.C. POTOMAC RIVERFRONT DISTRICT
[ PROPOSING A SOLUTION ]
POTOMAC RIVERFRONT DISTRICT A Washington, D.C. neighborhood in which to live, work, and play
DEFINE AN AREA OF STUDY AS:
- The area connecting the National Mall to the Southwest Waterfront - The area spanning 1-395
STUDY THE DEFINED AREA IN ORDER TO DISCERN:
- The unique aspects of this area - The qualities lacking in the area that are found in areas with similar conditions - The relationship of the area to its context
CREATE A SOLUTION THAT:
- Emphasizes unique and desirable aspects of the area such as the waterfront - Introduces the necessary missing qualities of the area - Reimagines the Southwest Quadrant as an independently functioning district of neighborhoods - Responds to and mends the relationship of the area to its context - Reconstitutes the street grid over I-395 in a hybrid system that allows for through traffic - Introduces fine grain urban fabric that would improve the environment and create healthier city life
Kyle Faulkner • Drew Gander Hilary Jackson • Richard Nichols Matthew Pickett • Michael Rabe Alex Stuckey
Existing Buildings Proposed Infill
PROPOSED MASTER PLAN
existing
proposed
Green space is largely inaccessible or unactivated by the built context, and designed public space is not successfully supported either.
PUBLIC SPACE EXISTING
Public Space
proposed Public green space is shaped and defined by the built context, with a mix of surrounding building uses to increase activity.
PUBLIC SPACE PROPOSED
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National Civic Buildings Existing Buildings Local Civic Infill Buildings Proposed
PROPOSED MASTER PLAN
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Urban tissues are defined by building type, use, and perceived street context. Breakdown of tissues is based primarily on street frontage (how the building addresses the street.) Colors across years are not a direct correlation, but they do represent similarities across the timeline. Object buildings are represented in gray. 0 ft.
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TISSUE DIAGRAM: FABRIC TYPOLOGIES - 1917
TISSUE DIAGRAM: FABRIC TYPOLOGIES - 2012
BUILDING HEIGHTS
TISSUE DIAGRAM: FABRIC TYPOLOGIES - PROPOSED
The four designed street types dictate maximum building height by street width.
Type 1A
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Type 2
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Type 3
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TYPE 1B 120’
Type 1A - 120’
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TYPETYPE 1A 2 120’ 90’
15’
54’18’ TYPE 1A 120’
8’ 4’
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Type 1B - 120’
8’12’
12’14’-6”12’ 18’ 15’ 8’ 12’ 10’8’4’ 10’ 8’ 18’14’-6” 4’8’ 12’ 12’ TYPE 1B 120’
TYPE 3 65’
12’ TYPE 1B 120’
12’ 18’ 12’ 8’ 4’ 4’8’ 12’ 18’12’
12’ TYPE 1B 120’
17’ 12’
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10’ 18’10’ TYPE 2 90’
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Type 2 - 90’
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TYPE 2 90’
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14’-6” 10’8’ 10’ 10’ 10’ 10’ 8’8’ 10’ TYPE 2 TYPE 3 65’ 90’
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TYPE 3 65’
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Type 3 - 65’
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TYPE 3 65’
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Hierarchy of street types
Street Type Plan Site Plan
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STREET TYPE KEY PLAN Wide street serve the city as a whole, and the narrow streets are scaled to serve the local Southwest Quadrant. Typically, the wider streets are northsouth streets. These can passively cool the city during summer months, bringing river-cooled air up from the Potomac. POTOMAC DISTRICT MASTER PLAN PROPOSAL RESOURCES ASPECT RATIO AND SOLAR SHADOW INDEX The aspect ratio and solar shadow index were used in the development of the mid-rise residential apartment building type. Aspect Ratio = area of the courtyard / (average height of surrounding walls)2 Solar Shadow Index = south wall height / north-south floor width John S. Reynolds Courtyards: Aesthetic, Social, and Thermal Delight LT URBAN FLOORPLATES The energy use of large floor plates is poor in comparison with fine-grained small floor plate buildings. Carlo Ratti, Darren Robinson, Nick Baker, Koen Steemers LT Urban: The Energy Modeling of Urban Form SUSTAINABLE CITY STRATEGIES There are sustainable benefits for designing a city that provides alternative transportation. Additionally governing policies can promote sustainable urbanism through a form based code. Paul Brown, Commission for Architecture and the Built Environment Hallmarks of a Sustainable City STREET CAR The city of Washington D.C. is planning initial stages of a street car system for the city. This would provide an additional alternative transportation method to that of the existing Metro system and bus system. DC Streetcar www.dcstreetcar.com CONNECTIVITY, COMMUNITY, AND CLIMATE Research on existing successful cities shows how a city can sustainably address urban issues of connectivity, community, character, and climate Homes and Communities Academy Eco-Town Report: Learning from Europe on Eco-Towns GLAZING RATIOS In a study comparing the energy draw of lightweight and heavyweight facades, glazing ratios between 24% and 40% performed the best. Robert Adam Architects, Atelier Ten, Cherrington, Colvin & Moggridge Landscape Architects, Edward Ware Homes, Millgate Homes, Phillips Planning Services A Study of the Energy Performance of Two Buildings With Lightweight and Heavyweight Facades UNIFORMITY OF URBAN TYPE An analysis of urban history and morphology of European cities shows that areas with uniformity of building type give character and identity. Maria Grazia Corsini Residential Building Types in Italy before 1930: The Significance of Local Typological Processes MIX OF USES A mix of uses creates multiple user groups that promotes activity throughout the day. In addition to promoting lively streets, a mix of uses also provides security. Jane Jacobs Death and Life of Great American Cities PASSIVE URBAN COOLING STRATEGY Historic plans for Washington D.C. included wide north-south streets, which enabled river-cooled air to flow into the city. G.Z. Brown and Mark DeKay Sun, Wind, & Light: Architectural Design Strategies DUPONT CIRCLE OBSERVATIONS A case study of DuPont Circle shows that a preserved and fine grain pattern of lots and block promotes healthy urban Activity
PROPOSED STREET TYPES
1872 Plat of Washington DC Library of Congress
Axis from the Smithsonian Institute to the river is reintroduced
Residential, concentrated, mixed-use neighborhood along a linear park
PROPOSED 10TH STREET LINEAR PARK
Boardwalk created to celebrate the marina and riverfront
AERIAL, 10TH STREET LINEAR PARK
Hancock Park re-imagined and visual axis to capitol building formalized
PROPOSED BOARDWALK
HANCOCK PARK
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7TH STREET
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10TH STREET
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I-395
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SECTION ALONG I-395
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Site Plan
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SECTION ALONG 10TH STREET 0 1000’
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R Street
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Riggs Place
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M Street
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M Street
M Street Riggs Place
R Street
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R Street R Street
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Corcoran Street
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17th Street
Corcoran Street
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Swann Street
NW Washington 0’
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Precedent Selection Qualifications
Commonwealth Street
Dartmouth Street
PRECEDENT SELECTION QUALIFICATIONS
EXISTING URBAN FABRIC FIGURE-GROUND
Comparable block size Comparable block size Comparable building uses Comparable Comparable density building uses Supports a healthy and active street Comparable density Supports environmental concerns Supports a healthy and active street Supports environmental concerns
Back Bay, Boston
Large, isolate object buildings
ce E
Mas
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use
tts A ve
York Gate
11th Street NW
a York Terr
Regents Park, London
Maryleborn Road
Residential Block Type Precedent - [finis]
Considerations: CONSIDERATIONS
Economic demands Economic demands Narrow Narrow floorfloor plates plans Access to light and air and air Access to light Modular type Modular type
PROPOSED URBAN FABRIC FIGURE-GROUND Connected public spaces
Apartment Type Development - [aedis]
2012
1872 PLAT
1872 PLAT
2012
Block Morphology
Block Morphology
In our proposal we looked to the Dupont Circle Neighborhood for examples to draw from in the redesign of SouthWest, as it is a neighborhood 1872 PLAT much of the original 2012fabric, and that has retained continued to grow successfully in the patterns laid out and envisioned in the first plats of Washington. Some of the areas in which we looked to Dupont Circle for precedent and inspiration were: Block Size Block Orientation Interior Block Layout Street Hierarchy Street Width Sidewalk Width Parking Style Building Type
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Neighborhoods Located within Washington, D.C.
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DUPONT CIRCLE Dupont CircleNEIGHBORHOOD Neighborhood
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Washington, D.C.
SW Quadrant
2012
SOUTHWEST NEIGHBORHOOD SouthWest Neighborhood - 2012 - 2012
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Block Morphology
1872 PLAT
We looked at several variables in considering proposed infill: existing buildings and 1872 PLAT 2012 infrastructure to remain, historical urban In our proposal we looked to the Dupont Circle Neighborhood for examplescurrent to draw from in the patterns to reconstitute, and successful redesign of SouthWest, as it is a neighborhood that has retained much of the original fabric, and areas in D.C. continued to grow successfully in the patterns laid
1917 2012LOTS
out and envisioned in the first plats of Washington. of the areas in which we looked to Dupont In particular we looked to Some the Circle Circle forDupont precedent and inspiration were: Block Size Neighborhood for examples Block to Orientation draw from Interior Block Layout in the redesign of the Southwest Quadrant. Street Hierarchy Street Width It is a neighborhood that hasSidewalk retained much Width Parking Style Building Type to grow of the original fabric, and continued successfully in the patterns laid out and Morphology envisioned in the first plats Block of Washington.
Block Morphology
SouthWest Neighborhood Some of the areas in which we looked to Dupont Circle for precedent and inspiration In our proposal we looked to the Dupont Circle Neighborhood for examples to draw from in the were: redesign of SouthWest, as it is a neighborhood that has retained much of the original fabric, and Block Size continued to grow successfully in the patterns laid out and envisioned in the first plats of Washington. Block Orientation Some of the areas in which we looked to Dupont Interior Block Layout Circle for precedent and inspiration were: Block Size Block Orientation Street Hierarchy Interior Block Layout Street Hierarchy Street Width Street Width Sidewalk Width Sidewalk Width Parking Style Building Type Parking Style Building Type
In our proposal we looked to the Dupont Circle Neighborhood for examples to draw from in the redesign of SouthWest, as it is a neighborhood that has retained much of the original fabric, and continued to grow successfully in the patterns laid out and envisioned in the first plats of Washington. Some of the areas in which we looked to Dupont Circle for precedent and inspiration were: Block Size Block Orientation Interior Block Layout Street Hierarchy Street Width Sidewalk Width Parking Style Building Type 0 ft.
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1000 ft.
SOUTHWEST - 1917 SouthWest NEIGHBORHOOD Neighborhood - 1917
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SouthWest Neighborhood - Proposed SOUTHWEST NEIGHBORHOOD - PROPOSED
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11TH STREET NW
MA
SSA CH
USE
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AVE 100’
WASHINGTON DC
DARTMOUTH STREET
COMMONWEALTH STREET
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100’
BACK BAY, BOSTON
3RD AVE
38TH STREET
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100’
NEW YORK
RACE E
E YORK GAT
R YORK TE
MARYLEBORN RD 0’
100’
LONDON
M Street
RIGGS PLACE
17TH STREET
17th Street
16th Street
Riggs Place
0’
100’
16th Street
Swann Street
WASHINGTON DC
SWANN STREET
16TH STREET
16th Street
Swann Street
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100’
WASHINGTON DC
R Street
M STREET
16TH STREET
16th Street
16th Street
M Street
17th Street
Corcoran Street
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100’
WASHINGTON DC
R Street
R STREET
16TH STREET
16th Street
15th Street
R Street
0’
100’
17th Street
Corcoran Street
WASHINGTON DC
CORCORAN STREET
17TH STREET
17th Street
Corcoran Street
0’
100’
WASHINGTON DC
R STREET
15TH STREET
15th Street
R Street
0’
100’
WASHINGTON DC
1903
1954
2012
16TH AND M STREET
1903
1954
2012
16TH AND CORCORAN
1903
1954
2012
16TH AND O STREET
1903
1954
2012
16TH AND SWANN
WASHINGTON, D.C. POTOMAC RIVERFRONT DISTRICT
[ VALIDATIONS ]
Locally Connected Street City Connected Street
Hancock Park
Single grade; many intersections
N
Gridon Same and Intersection Level Intersections NUMBER OFStreet INTERSECTIONS - 1917 City Connected Street
Linear Park
10th Street
Locally Connected Street
Train Line
N
Street Grid and Intersections
Buried Highway
Many grades; few intersections
NUMBER OF INTERSECTIONS - 2012
o rfr
ve Ri
e Level
Intersection on Same Level
nt
reet
Sh
et
s op
N
nd Intersections
N
Energy Usage
Energy Usage
The structure diagrams shows the major streets and connections outside the Southwest Quadrant. The passenger rail line is combined with the underground highway connection, and highway traffic is separated into through traffic and local traffic. This gives more opportunities to get into the city above the expressway.
N
Restored grid; many intersections
Also highlighted are points of interest and public green spaces.
NUMBER OF INTERSECTIONS - PROPOSED
STRUCTURE DIAGRAM
Amount of Connectivity Good
PROPOSED
Excellent
proposed
Proposed
Existing
1:00 p.m.
existing
7:00 p.m.
Poor
EXISTING
10th Street
Existing
Proposed
7:00 a.m.
7th Street
Connectivity study was based on number of doors More connectivity means more opportunities within 400’ line of sight, building use, and hours of for an active street life. operation. More connectivity means more opportunities Site Planfor an active street life.
Pedestrian Network Potential
PEDESTRIAN NETWORK POTENTIAL
0’
100’
500’
1000’
N
Representation of pedestrian activity over time
Activity PEDESTRIAN ACTIVITY
0’
250’
500’
1000’
N
0 - 0.5 acres
0 - 0.5 acres
0.51 - 2.0 acres
0.51 - 2.0 acres
2.1 - 4.0 acres
2.1 - 4.0 acres
4.1 - 6.0 acres
4.1 - 6.0 acres
6.1 - 8.0 acres
6.1 - 8.0 acres
8.1 - 10+ acres
8.1 - 10+ acres
BLOCK SIZES BY AREA - 1917
BLOCK SIZES BY AREA - 2012
0 - 0.5 acres 0.51 - 2.0 acres The historic block pattern largely consisted of smaller sized blocks that addressed the pedestrian scale of the neighborhood. The midcentury re-development plan modified the street grid, resulting in chaotic and confusing street patterns. Blocks also grew in size, making it much more uncomfortable to walk the area. The proposal restores the regularity of the original street grid, as well as reduces block sizes to manageable sizes similar to the successful former block pattern.
2.1 - 4.0 acres 4.1 - 6.0 acres 6.1 - 8.0 acres 8.1 - 10+ acres
BLOCK SIZES BY AREA - PROPOSED
1872 PLAT
2012
1872 PLAT
2012
In a quarter-mile grid, total same-grade intersections were summed. Darker values represent more intersections and more connectivity.
Dupont Circle was originally platted with a regular pattern of small blocks subdivided into regularly sized lots. Over time as the area changed, lots grew to accommodate larger buildings. Although some lots changed, the block pattern remained intact.
EXISTING CONNECTION DENSITY 1872
1872 PLAT
2012
2012
The Southwest Quadrant began with a similar history and block pattern as the rest of the city. Like Dupont Circle, it had a regular pattern of small blocks subdivided into regularly sized lots. During mid-20th-century renewal, the area was destroyed and rebuild using contemporary urban planning techniques. This left the area with large blocks and large, irregular lot divisions. These lots contain oversized object buildings.
PROPOSED CONNECTION DENSITY
In conformity with the following form-based code, the proposed plan returns to a smaller-scaled, more regular urban fabric.
1872
2012
SOUTHWEST QUADRANT LOT AND BLOCK HISTORY EXTENDED PROPOSAL
9
Form Based Code
Building Height:
9
9
9
9
Buildings are to be seven to nine storeys. The maximum cornice height is not to exceed a height of 120’.
5
5
5
5
5
5
5
5
5
5
8
9
Form Based Code
50
Buildings are to be seven to nine storeys. The maximum cornice height is not to exceed a height of 120’.
8
9
19’
19’
19’
Building Usage: The ground floor should host a mix of retail and office uses. Doors: The average distance between doors on a block should not exceed 25’. The maximum percent of ground floor office square footage is not to exceed 40%. Upper floors are to host primarily50commercial and office uses. 40 50
50
30
50
30
35
30
35
50
50 50
40
19’
50
8
Building Usage: The ground floor should host a mix of retail and office uses. Doors: The average distance between doors on a block should not exceed 25’. The maximum percent of ground floor office square footage is not to exceed 40%. Upper floors are to host primarily commercial and office uses.
19’
Building Height:
9
40
30
30
30
32
32
40
40
19’
19’
19’
50 50
Floor Plate: The maximum floor plate depth should not exceed 50’.
Glazing: A minimum of 75% of ground floor façade is to be glazed. 50 50 The glazing ratio of the upper floors is to be between 25% and 50%. 50
40 Ground Floor Height: The minimum floor to ceiling height is 15’. 30
50
30
35 50 40
18’
8’ 4’
12’
12’
12’
12’
12’
4’ 8’
18’ 50
TYPE 1B 120’
Type 1A - 120’ 18’
8’ 4’
12’
12’
12’ TYPE 1B 120’
17’
12’
12’
4’ 8’
Type 1A - 120’
8’
10’
50
10’
10’
10’
8’
17’
17’
8’
8’
10’
10’
10’
10’
10’
8’
30
32
32
40
40
14’-6”
10’
Glazing: A minimum of 75% of ground floor façade is to be glazed. The glazing ratio of the upper floors is to be between 25% and 50%.
8’
17’
14’-6”
8’
10’
10’
8’
Ground Floor Height: The minimum floor to ceiling height is 15’. 146’
128’
12’
146’
128’
12’
14’-6”
TYPE 3 65’
TYPE 2 90’
30
30
TYPE 3 65’
TYPE 2 90’
Floor Plate: The maximum floor plate depth should not exceed 50’.
18’
14’-6”
30
35
50
50
40
Parking: Surface parking lots are only allowable within the center of the block. Access for parking and services is restricted only through alley entrances. Parallel parking along the sidewalk is encouraged.
Street Frontage:
Buildings must address the street. Zero lot line setback on street fronting facades. Adjacent buildings are to share a party wall.
Unbroken Façade: The unbroken façade length is not to exceed 250’.
Parking: Surface parking lots are only allowable within the center of the block. Access for parking and services is restricted only through alley entrances. Parallel parking along the sidewalk is encouraged.
Street Frontage:
Buildings must address the street. Zero lot line setback on street fronting facades. Adjacent buildings are to share a party wall.
Unbroken Façade: The unbroken façade length is not to exceed 250’.
8’
8’
9
9
9
9
9
5
5
5
5
5
5
5
5
5
5
8
Building Height: Buildings are to be five to six storeys.
Form Based Code
9
9
Building Height: Buildings are to be five to six storeys. 50 50
19’
30
50
19’
30
35
9
35
50
40
7
9
9
Doors: The average distance between doors on a block should not exceed 20’.
19’
30
50
50
8
19’
Building Usage: The ground floor should host a mix of retail and residential uses. The maximum percent of ground floor residential square footage is not to exceed 50%. 40
50
50
9
Building Usage: The ground floor should host a mix of retail and residential uses. The maximum percent of ground floor residential square footage is not to exceed 50%.
19’
Form Based Code
8
19’
19’
Doors: The average distance between doors on a block should not exceed 20’. 50 30
40 25
30
30
30
32
32
40
40
30
30
30
50
40 35 50
19’
50
19’
19’
19’
19’
19’
19’
50 50
50
Floor Plate: The maximum floor plate depth should not exceed 50’. 50 50 50
40 be glazed. Glazing: A minimum of 50% of ground floor façade is to The glazing ratio30 of the upper floors is to be between 25% and3050%. 30
50
35
35
50
50 50
40
40
30
Ground Floor Height: The minimum floor to ceiling height is 15’. 25
30
30
30
32
32
40
40
30
30
30
50
40 35 50
15’
4’ 54’ 12’ 12’ 12’ 12’ 12’ 4’4’ 12’ 12’ 4’ 15’ 8’ 18’15’ 12’ 18’12’ 12’ 54’8’ 12’ 12’ 12’ 18’ 8’8’8’8’4’4’ 10’ 12’ 8’8’ 8’8’18’ 15’ 18’ 8’15’ 10’ 10’ 8’10’ 10’ 54’12’ 10’ 15’ 15’ 50
50 TYPE 1B 1A 1B TYPETYPE 1ATYPE TYPE 1A 120’ 120’ 120’ 120’ 120’
18’
18’
17’ 8’8’8’4’10’10’ 10’ 10’ 10’ 10’ 10’ 8’ 17’ 17’4’ 8’12’ 10’ 12’ 10’ 8’8’ 4’ 12’ 17’ 18’ 12’ 8’17’ 12’ 12’ 12’ 8’17’ 4’4’ 8’18’ 18’ 8’ 4’ 10’ 12’ 10’ 12’ 10’12’ 12’ 12’ 12’ 8’
TYPE 1B 120’
90’ 90’ 120’
15’
18’
8’ 4’
8’ 4’
12’
12’
12’
12’
TYPE 1B 120’ 18’ 8’ 4’ 12’ 12’ 12’ 12’ 12’ 12’
12’
4’ 8’
12’ 4’ 12’8’ 12’
12’
Floor Plate: The maximum floor plate depth should not exceed 50’.
18’
4’ 8’ 18’
17’
18’
17’ 17’
FORM BASED CODE TYPE 1B 120’
TYPE 1B 120’
8’
10’
10’
10’
8’
10’
10’ 8’ 14’-6” 14’-6”
14’-6” 8’8’
TYPE 3 65’
10’
10’17’ 10’ 10’ 17’ 14’-6” 10’ 8’8’ 10’ 14’-6” 8’8’ 10’ 10’ 10’ 10’ 8’ 17’ 17’ 10’ 10’ 10’ 10’ 10’ 8’10’ 10’ 8’ 8’ TYPE33 TYPE TYPE 2 TYPE TYPE2 2 65’ 65’ 90’ 90’ 90’
Glazing: A minimum of 50% of ground floor façade is to be glazed. The glazing ratio of the upper floors is to be between 25% and 50%. 146’
8’
TYPE 2 90’ 8’ 8’ 10’ 10’10’ 10’ 10’ 10’ 10’ 8’10’ 17’8’ TYPE 2 TYPE 90’
Type 1A - 120’ Riverfront District
14’-6”
120’ 120’
Riverfront District
Type 1A - 120’ Riverfront District
18’ 18’
TYPE 2 TYPE 2TYPE1B1B TYPE 2TYPE TYPE 1B 90’
Type 1A - 120’ 18’
50
128’
17’
17’
14’-6”
14’-6”
8’
10’
12’
8’
90’
146’
10’
TYPE 3 65’ 10’14’-6” 8’ 14’-6” 8’ 10’ 10’
TYPE 3 65’
2
10’
8’
8’
17’ 17’
10’ 8’8’ 14’-6” 14’-6” 14’-6” 8’ 10’8’8’ 10’ 14’-6” 10’ 8’10’ 10’14’-6” 14’-6” TYPE 3 TYPE TYPE3 3 65’ 65’ 65’
Ground Floor Height: The minimum floor to ceiling height is 15’. 50’
50’
50’
50’
50’
50’
50’
50’
50’
50’
50’
50’
50’
50’
50’
50’
50’
50’
14’-6”
14’-6”
TYPE 3 65’ 128’
12’
50
Parking:
Surface parking lots are only allowable within the center of the block. Access for parking and services is restricted only through alley entrances. Parallel parking along the sidewalk is encouraged.
Street Frontage:
Buildings must address the street. Zero lot line setback on street fronting facades. Adjacent buildings are to share a party wall.
Unbroken Façade: The unbroken façade length is not to exceed 75’.
Parking:
Surface parking lots are only allowable within the center of the block. Access for parking and services is restricted only through alley entrances. Parallel parking along the sidewalk is encouraged.
Street Frontage:
Buildings must address the street. Zero lot line setback on street fronting facades. Adjacent buildings are to share a party wall.
Unbroken Façade: The unbroken façade length is not to exceed 75’.
5
5
5
5
5
5
5
8
5
9
9
19’
19’
19’
9
19’
7
19’
9
Form Based Code
30
50
30
19’
35
35
40
30
30
32
32
40
40
7
7
19’
30
25
30
30
9
7
Building Usage: Buildings are primarily residential usage. Retail usage is acceptable and encourage on ground floor block corners.
40
40
50
50
8
Building Height: Buildings are to be seven to nine storeys. The maximum cornice height is not to exceed a height of 120’.
50
50
9
Building Height: Buildings are to be seven to nine storeys. The maximum cornice height is not to exceed a height of 120’.
Form Based Code 50
8
7
4
4
3
3
19’
Building Usage: Buildings are primarily residential usage. Retail usage is acceptable and50encourage on ground floor block corners.
19’
15’
15’
19’
4
19’
5
19’
Doors: The average distance between doors on a block should not exceed 65’. 40
38
50
50
38
30
40
50
30 50
30
40
30
38
50
40
50 50
35 50
40
38 40
19’
4
Doors: The average distance between doors on a block should not exceed 65’.
15’
50
19’
3
19’
19’
19’
19’
15’
19’
19’
15’
15’
50
40
30 19’
19’
50
Floor Plate: The maximum floor plate depth should not exceed 40’. 40 40
50
50 50
30
50
30
35
40
25
30
30
35
50
50
30
30
30
32
32
40
40
40 40 38 50 Ground Floor Height: The minimum floor to ceiling height is 10’ for residential usage. 50 38 Ground floor residences must be raised a minimum30of 3’ from the sidewalk surface.
Glazing: The glazing ratio of the ground floor is to be between 30% and 80%. The glazing ratio of the upper floors is to be between 25% and 50%.
30
30
40
30
50 50
35 50
50
40
38 40
15’
8’
10’
54’
10’
8’
15’
18’
8’ 4’
12’
12’
TYPE 1A 120’
8’
10’
54’
10’
8’
146’
128’
12’
4’ 8’
18’
17’
8’
10’
12’
15’
18’
8’ 4’
12’
12’
12’
12’
50’
12’
50’
4’ 8’
50’
50’
128’
12’
10’
10’
8’
17’
14’-6”
8’
50’
50’
50’
50’
17’
8’
10’
10’
10’
75’
10’
8’
80’
72’
17’
72’
14’-6”
80’
8’
50’
50’
50’
50’
50’
50’
50’
50’
8’
14’-6”
94’
10’
10’
8’
78’
14’-6”
TYPE 3 65’
TYPE 2 90’ 50’
10’
Ground Floor Height: The minimum floor to ceiling height is 10’ for residential usage. Ground floor residences must be raised a minimum of 3’ from the sidewalk surface.
50’
18’
10’
TYPE 3 65’
Glazing: The glazing ratio of the ground floor is to be between 30% and 80%. The glazing ratio of the upper floors is to be between 25% and 50%.
TYPE 1B 120’ 146’
10’
50
40
30
TYPE 2 90’
Floor Plate: The maximum floor plate depth should not exceed 40’.
TYPE 1A 120’
Type 1B - 120’
12’
TYPE 1B 120’
Type 1B - 120’ 15’
12’
50
38
50
40
50
75’
80’
72’
72’
80’
94’
Parking: Surface parking lots are only allowable within the center of the block. Access for parking and services is restricted only through alley entrances. Parallel parking along sidewalk is encouraged.
Street Frontage: Buildings must address the street. Zero lot line setback on street fronting facades. Adjacent buildings are to share a party wall.
Unbroken Facade: The average unbroken façade length per block is not to exceed 75’.
Parking: Surface parking lots are only allowable within the center of the block. Access for parking and services is restricted only through alley entrances. Parallel parking along sidewalk is encouraged.
Street Frontage: Buildings must address the street. Zero lot line setback on street fronting facades. Adjacent buildings are to share a party wall.
Unbroken Facade: The average unbroken façade length per block is not to exceed 75’.
78’
9
9
8
9
8
9
7
9
9
40 30
19’
19’
19’
19’
25
30
30
32
32
40
40
7
19’
19’
15’
4
3
Building Height: Buildings are to be five to seven storeys.
4
19’
4
5
6
Doors: The average distance between doors on a block should not exceed 30’.
19’
19’
Building Usage: The ground floor usage is to be at a minimum of 25% retail. 40
38
40
50
19’
19’
Doors: The average distance between doors on a block should not exceed 30’. 40
50
50
38
30 50
40
30
38
50
40
40
50
50
50
35 50
40
40
38 40
19’
3
50
50
19’
3
15’
30
30
4
Building Usage: The ground floor usage is to be at a minimum of 25% retail.
15’
Form Based Code
30
7
30
40
30
35
19’
7
Building Height: Buildings are to be five to seven storeys.
Form Based Code 19’
7
19’
19’
19’
19’
15’
19’
19’
15’
50
40
30 15’
19’
19’
19’
19’
19’
50 40 30
30
35
30
40 25
30
30
30
32
32
40
40
40
Floor Plate: The maximum floor plate depth should not exceed 50’.
Glazing:
30
40
38 50 is to be between 50 50% and 80%. The glazing ratio of the ground floor The glazing ratio of the50upper floors is to be between 25% and 50%. 38 30
50 30
40
30
38
50
40
40
50
10’
10’
50
10’
10’
8’
17’
14’-6”
8’
40
40
38
Type 2 - 90’ 50’
17’
8’
10’
10’
10’
10’
8’
50’
50’
50’
50’
50’
50’
50’
Type 2 - 90’
8’
50
40
14’-6”
50’
17’
50’
10’
Floor Plate: The maximum floor plate depth should not exceed 50’.
14’-6”
8’
10’
10’
8’
75’
80’
75’
80’
Glazing: 72’
The glazing ratio of the ground floor is to be between 50% and 80%. The glazing ratio of the upper floors is to be between 25% and 50%. 72’
80’
94’
78’
30’
72’
80’
94’
78’
30’
Ground Floor Height: A minimum floor to ceiling height is 10’ for residential usage. Ground floor residences must be raised a minimum of 3’ from the sidewalk surface. 190’
14’-6”
TYPE 3 65’
TYPE 2 90’
12’
10’
30
TYPE 3 65’
TYPE 2 90’
12’
50
35
40
8’
Ground Floor Height: A minimum floor to ceiling height is 10’ for residential usage. Ground floor residences must be raised a minimum of 3’ from the sidewalk surface.
50 50
17’
40
50’
50’
50’
50’
50’
50’
50’
50’
72’
190’
Parking: Surface parking lots are only allowable within the center of the block. Access for parking and services is restricted only through alley entrances. Parallel parking along the sidewalk is encouraged.
Street Frontage: Buildings must address the street. Zero lot line setback on street fronting facades. Adjacent buildings are to share a party wall.
Unbroken Façade: The unbroken facade length is not to exceed 250’.
Parking: Surface parking lots are only allowable within the center of the block. Access for parking and services is restricted only through alley entrances. Parallel parking along the sidewalk is encouraged.
Street Frontage: Buildings must address the street. Zero lot line setback on street fronting facades. Adjacent buildings are to share a party wall.
Unbroken Façade: The unbroken facade length is not to exceed 250’.
7
9
9
7
7
7
19’
15’
19’
25
30
0
30 40
4
3
3
3
4
4
5
6
19’
15’
15’
19’
Building Usage: Buildings are primarily residential usage. Retail usage is acceptable and encourage on the ground floor fronting Type 1A and Type 2.
19’
19’
Building Height: Buildings are to be three to five storeys. The maximum cornice height is not to exceed a height of 65’.
Form Based Code 50
30
4
Building Height: Buildings are to be three to five storeys. The maximum cornice height is not to exceed a height of 65’.
Form Based Code
19’
7
40
38
40
50
19’
Doors: The average distance between doors on a block should not exceed 45’.
19’
Building Usage: Buildings are primarily residential usage. Retail usage is acceptable and encourage on the ground floor 40 fronting Type 1A and Type 2.
50
Doors: The average distance between doors on a block should not exceed 45’.
50
38
30 50
40
38
50
40
50
50
50
35 50
50
40
40
38 40
19’
19’
15’
19’
19’
15’
15’
50
40
30 19’
19’
19’
19’
19’
50 30
25
40
38
50 Floor Plate: The maximum floor plate depth should not exceed 50’.
40
Glazing: The glazing ratio of the ground floor is to be between 30% and 80%. The glazing ratio of the upper floors is to be between 25% and 50%.
50
50
38
30
40
30 50
0
40
30
38
50
40
40
50
50
50
Ground Floor Height: The minimum floor to ceiling height is 10’ for residential usage. The ground floor residences must be raised a minimum of 3’ from the sidewalk surface. For retail usage, the minimum floor to ceiling height is 15’.
35 50
50
40
40
38 40
14’-6”
8’
10’
10’
8’
30
50
40
14’-6”
TYPE 3 65’
50’
50’
50’
50’
50’
50’
Type 3 - 65’ 50’
50’
14’-6”
50’
8’
10’
10’
8’
Floor Plate: The maximum floor plate depth should not exceed 50’. 75’
80’
72’
72’
80’
94’
78’
30’
75’
80’
72’
72’
80’
94’
78’
30’
Glazing: The glazing ratio of the ground floor is to be between 30% and 80%. The glazing ratio of the upper floors is to be between 25% and 50%. 190’
Ground Floor Height: The minimum floor to ceiling height is 10’ for residential usage. The ground floor residences must be raised a minimum of 3’ from the sidewalk surface. For retail usage, the minimum floor to ceiling height is 15’. 38’
30’
38’
25’
25’
30’
30’
30’
30’
30’
38’
30’
38’
25’
25’
30’
30’
30’
30’
30’
14’-6”
TYPE 3 65’
50’
50’
50’
50’
50’
50’
Type 3 - 65’ 50’
50’
50’
190’
Parking: Surface parking lots are only allowable within the center of the block. Access for parking and services is restricted only through alley entrances. Parallel parking along the sidewalk is encouraged.
Street Frontage: Buildings must address the street. Zero lot line setback on street fronting facades.
Unbroken Facade: The average unbroken façade length per block is not to exceed 60’.
Parking: Surface parking lots are only allowable within the center of the block. Access for parking and services is restricted only through alley entrances. Parallel parking along the sidewalk is encouraged.
Street Frontage: Buildings must address the street. Zero lot line setback on street fronting facades.
Unbroken Facade: The average unbroken façade length per block is not to exceed 60’.