D.C. Mun. Regs. tit. 10-A, § 1511
1511.1 Pennsylvania Avenue SE is sometimes referred to as America’s Main Street and has ceremonial, historic, and symbolic importance. In many respects, the avenue is also Capitol Hill’s Main Street, with walkable shopping areas extending up 7th Street SE to Eastern Market, and down 7th and 8th Streets SE through the Barracks Row historic area. This concentration of commercial uses is known as Capitol Hill’s Central Business District.
1511.2 East of 9th Street SE, Pennsylvania Avenue SE becomes more residential in character, although there are commercial uses at many of the intersections. Some of these commercial uses are auto-oriented (gas stations and fast food outlets) and serve the heavy volume of commuter traffic headed to or from the Sousa Bridge, as well as Hill residents. The juxtaposition of older residential row houses and drive-through commercial uses creates land use conflicts on the corridor and compromises the image of Pennsylvania Avenue SE as a gateway to the nation’s capital. Consequently, the entire corridor—from the U.S. Capitol east to the Maryland line—was designated by the District as a Great Street in 2005. Efforts are underway to improve the streetscape, and address a variety of land use, transportation, and design issues.
1511.3 Two Metro stations along the corridor present both challenges and opportunities. The Eastern Market station entrance is an unwelcoming public space located in an otherwise attractive pedestrian-friendly area. The possibility of developing the plaza as a town square has been explored in the past and should continue to be pursued.
1511.4 The Potomac Avenue Metro station area experiences poor visibility and conditions that are dangerous for pedestrians. The area could become a much more dynamic neighborhood center in the future, with new shops, housing, and public spaces. The community remains concerned about the scale of proposed development around the station, given that the area is currently characterized by two- and three-story row houses. Opportunities for new mixed-use, multi-family development should be concentrated on vacant lots and on the drive-through commercial properties along the avenue, as well as around the Metro station. New development will continue to bring much needed retail and housing to the eastern end of Capitol Hill. Infill development should emphasize moderate or medium densities. Refurbishing and renovation of older commercial buildings, particularly those with pedestrian-oriented retail storefronts, should also be strongly encouraged. Efforts to create a Main Street program in this area were initiated several years ago and should be supported in the future.
1511.5 Policy CH-2.2.1: Pennsylvania Avenue Improve Pennsylvania Avenue SE as an important approach to the U.S. Capitol
and as a neighborhood-serving corridor. The design of the avenue—including adjacent buildings, land uses, and public spaces—should adhere to high aesthetic standards and should enhance the avenue’s role as a neighborhood commercial center and walkable street.
1511.6
Sustain existing businesses and encourage additional neighborhood-serving retail uses along Barracks Row, on 7th Street SE between Pennsylvania Avenue SE and North Carolina Avenue SE, and along Pennsylvania Avenue SE between 2nd and 4th Streets SE, 6th and 9th Streets SE, and 12th and 16th Streets SE. Any improvements or alterations in these areas should preserve the historic texture, scale, and features of the existing buildings and adjoining neighborhoods. Where possible, improvements should include design features to improve accessibility for older adults and persons with disabilities.
1511.7
Improve the urban design quality of the Eastern Market Metro Station area as a community gathering space and a connection among the Pennsylvania Avenue, Barracks Row, and Market Row corridors. Provide appropriate transitions between such development and adjacent residential areas, and take steps to manage additional traffic and parking demand and improve Metro access, including installation of an adequate number of Capital Bikeshare stations so that residents who live more than half a mile from the Metro can get to a station easily.
1511.8
Continue to promote Eastern Market’s intended function as a produce, meat, farmers, and retail market, as well as a community meeting place and visual arts center. Preserve the historic character of the market and surrounding area.
1511.9
Continue to promote Barracks Row as a neighborhood-serving retail center. Emphasize local-serving rather than regional or large-format retail use, and retain the area’s historic scale and character. Particularly encourage additional retail to locate along the portion of Barracks Row south of the freeway, thus enhancing the connection between Capitol Hill and the emerging waterfront neighborhoods.
1511.10
Support the revitalization of vacant commercial space and additional moderate to medium-density mixed-use development around the Potomac Avenue Metro station. Such development should be located on existing commercially zoned property and developed in a manner that is consistent with existing zoning (including established provisions for planned unit developments and pending programs for inclusionary housing). Any infill development should be compatible with, the character of the adjacent row house community.
Implement plans to beautify Pennsylvania Avenue SE, including landscaping, street furniture and street lighting improvements, maintenance of the esplanade and small parks along the avenue, pedestrian improvements, and traffic management measures. These improvements should reinforce the avenue's symbolic importance and should complement the efforts that have already been made to improve the streetscape in the 600 block and near Eastern Market.
Prepare and implement a pedestrian-focused urban design and multimodal transit improvement plan for the Eastern Market Metro station entrance, making it a more attractive town square—and improving the plaza's ability to function as a major transfer point including, if appropriate relocating bus stops to ensure safety and accessibility.
Pursue redevelopment of Potomac Gardens as a mixed- income development, including an equivalent number of affordable units and additional market rate units. Overall densities on the site should be compatible with adjacent uses. Every effort should be made to avoid the long-term displacement of existing residents if the project is reconstructed.
SOURCE: District of Columbia Comprehensive Plan Act of 1984, effective April 10, 1984 (D.C. Law 5-76; 31 DCR 1049 (March 9, 1984)); as amended by District of Columbia Comprehensive Plan Act of 1984 Land Use Element Amendment Act of 1984, effective March 16, 1985 (D.C. Law 5-187; 32 DCR 873 (February 15, 1985)); as amended by District of Columbia Comprehensive Plan Amendments Act of 1989, effective May 23, 1990 (D.C. Law 8-129; 37 DCR 55 (January 5, 1990)); as amended by District of Columbia Comprehensive Plan Amendments Act of 1989 NCPC-Recommended Amendments, and Closing of Public Alleys in Square 669, S.O. 88-452, Act of 1990, effective May 23, 1990 (D.C. Law 8-132; 37 DCR 2213 (April 6, 1990)); as amended by District Government Land Use Temporary Amendment Act of 1994, effective October 1, 1994 (D.C. Law 10-190; 41 DCR 5360 (August 12, 1994)); as amended by Comprehensive Plan Amendments Act of 1994, effective October 6, 1994 (D.C. Law 10-193; 41 DCR 5536 (August 19, 1994)); as amended by District of Columbia Comprehensive Plan Act of 1984 Land Use Amendment Act of 1994, effective March 21, 1995 (D.C. Law 10-235; 42 DCR 30 (January 6, 1995)); as amended by Technical Amendments Act of 1996, effective April 18, 1996 (D.C. Law 11-110; 43 DCR 530 (February 9, 1996)); as amended by Second Technical Amendments Act of 1996, effective April 9, 1997 (D.C. Law 11-255; 44 DCR 1271 (March 7, 1997)); as amended by Comprehensive Plan Amendment Act of 1998, effective April 27, 1999 (D.C. Law 12-275; 46 DCR 1441 (February 19, 1999)); as amended by Technical Amendments Act of 1999, effective April 12, 2000 (D.C. Law 13-91; 47 DCR 520 (January 28, 2000)); as amended by Comprehensive Plan Amendment Act of 2006, effective March 8, 2007 (D.C. Law 16-300; 54 DCR 924 (February 2, 2007)); as amended by Technical Amendments Act of 2008, effective March 25, 2009 (D.C. Law 17-353; 56 DCR 1117 (February 6, 2009)); as amended by Comprehensive Plan Amendment Act of 2010, effective April 8, 2011 (D.C. Law 18-361; 58 DCR 908 (February 4, 2011)); as amended by Comprehensive Plan Amendment Act of 2021, effective August 21, 2021 (D.C. Law 24-20; 68 DCR 006918 (July 16, 2021)).