D.C. Mun. Regs. tit. 10-A, § 313
313.1 Commercial uses and local public facilities are an essential part of the District's neighborhoods. Many of these uses are clustered in well-defined centers that serve as the heart of the neighborhood. These areas support diverse business, civic, and social activities. Each center reflects the identity of the neighborhood around it through the shops and establishments it supports and the architecture and scale of its buildings. These centers are also often connecting points for public transit lines—in fact, many originated around streetcar stops and continue to be important transit points today.
313.2 Since 2006, the District has experienced significant population growth with the emergence of new neighborhoods and revitalization of existing ones. Growth of commercial centers has favored walkability and a retail mix led by food establishments and neighborhood shopping options. Residential growth has also spurred local commercial growth, buoying the success of more commercial centers and alleviating the District's long-standing retail gap. These changes have reshaped the retail landscape. Established retail areas have new competition while new opportunities emerged in underused centers. Commercial centers in neighborhoods provide amenities to residents, help to define public life, and provide community anchors and places for social interaction. Planning areas east of the Anacostia River remain underserved by retail and grocery stores, limiting access and options for the predominantly Black communities in these areas. Online retail and other emerging issues, some created or accelerated by the pandemic, will also shape future commercial development.
313.3 In 2012, OP developed the DC Vibrant Retail Streets Toolkit to help community and business leaders maximize the potential of their commercial centers with a road map based on extensive market research. The most important factor for vibrant commercial districts is support from a management organization, such as a business improvement district (BID), Main Street, merchants' association, or other community group. Management organizations present a unified identity and efficiently communicate the center's interests and needs.
313.4 The structure of retail space is another important factor. Retail space is most likely to be most vibrant when it is contiguous with other retail spaces, ceilings are at least 12 feet high, storefronts are transparent, and sidewalks are at least eight feet wide. Each commercial center has its own market position based on numerous factors, including the characteristics of the residential and daytime populations, function and composition of nearby centers, and accessibility. The type of retail mix and amount of space that can be supported depends on a center's market position, which can change by increasing housing and jobs in or near the center and/or increasing access to the center.
313.5 Improving access to neighborhood commercial centers for pedestrians, transit riders, bicyclists, and drivers is an important factor for vibrant retail operations. Pedestrian access is the most important accessibility factor for all commercial centers because it is the common thread that connects retail space with patrons using all other modes.
313.6 Curbside management is another major factor for vibrant commercial areas. Manage the curbside of streets in commercial centers to promote greater access and turnover for customers. Curbside management may be done through strategies such as adjusting parking prices and time limits. Curbside lanes are used for multiple purposes, including parking, loading, bicycle lanes, and transit movements. All such uses should be carefully considered when determining how to manage access in each commercial center. Additionally, management organizations should manage off-street parking in commercial centers to promote shared parking among different uses at different times of day and days of the week.
313.7 Even the most inclusive neighborhood centers have to deal with land use conflicts. Areas with a high prevalence of bars, liquor stores, fast-food outlets, convenience stores, and similar uses are causes for concern regarding noise, litter, traffic, and other sources of potential conflict in almost every part of the District. Commercial parking demand affects nearby residential streets around many centers. In some locations, commercial and residential rear yards abut one another, causing concerns over rodents, odors, noise, shadows, view obstruction, and other effects. Effective zoning and buffering requirements are important in addressing such concerns while accommodating growth, enhancing local amenities, and protecting neighborhood character. Zoning has been used in some commercial districts to limit the range of allowable uses and reduce the likelihood of external impacts.
313.8 Not all commercial uses occur in defined centers. Many thoroughfares are lined with strip commercial development, much of it auto-oriented and not particularly focused on residents of the adjacent neighborhoods. Activities such as auto dealerships and repair services, motels, and similar uses can be important contributors to the economy. Again, zoning regulations establish where these uses are appropriate and should set buffering and screening requirements and other standards that improve the compatibility of such uses with their surroundings.
313.9 Policy LU-2.4.1: Promotion of Commercial Centers Promote the vitality of commercial centers and provide for the continued growth of commercial land uses to meet the needs of residents, expand employment opportunities, accommodate population growth, and sustain Washington, DC's role as the center of the metropolitan area. Commercial centers should be inviting,
accessible, and attractive places, support social interaction, and provide amenities for nearby residents. Support commercial development in underserved areas to provide equitable access and options to meet the needs of nearby communities.
Maintain and reinforce a hierarchy of neighborhood, multi-neighborhood regional, and main street commercial centers in the District. Activities in each type of center should reflect the center’s intended role and market area, as defined in the Framework Element. Established centers should be expanded in areas where the existing range of goods and services is insufficient to meet community needs.
Support and enhance the District’s regional commercial centers to help serve area shopping needs that are not met downtown. Permit the District’s two established regional commercial centers, at Georgetown and Friendship Heights, to develop and evolve in ways that are compatible with other land use policies, including those for accommodating population growth and increasing affordable housing, especially along corridors; strengthening commercial vitality; maintaining established neighborhoods; mitigating negative environmental impacts; strengthening transit options; managing parking; and minimizing adverse transportation impacts. Promote equitable access to regional shopping by encouraging the continued development of the emerging regional centers at Minnesota-Benning and Hechinger Mall in a manner that is consistent with other policies, including those noted above, in the Comprehensive Plan.
Provide heights and densities in established and proposed regional centers that provide daytime and residential populations to support successful retail and services, allow for additional housing, and offer employment opportunities. Use buffer areas, siting, massing, design, and other strategies to compatibly transition to adjoining residential neighborhoods.
Discourage auto-oriented commercial strip development and instead encourage pedestrian-oriented nodes of commercial development at key locations along major corridors. Zoning and design standards should ensure that the height, mass, and scale of development within nodes respects the integrity and character of surrounding residential areas and does not unreasonably impact them.
Develop new uses within commercial districts at a height, mass, scale, and design that is appropriate for a growing, densifying Washington, DC, and that is compatible with surrounding areas.
313.15 Policy LU-2.4.7: Location of Nightclubs and Bars Provide zoning and alcoholic beverage control laws that encourage a mix of ground-floor uses in commercial areas, creating stronger retail environments and minimizing potential negative effects of liquor licensed establishments (e.g., nightclubs and bars) in neighborhood commercial districts and adjacent residential areas. New uses that generate late-night activity and large crowds should be prioritized downtown, in designated arts or entertainment districts, and in areas where there is a limited residential population nearby.
313.16 Policy LU-2.4.8: Addressing Commercial Parking Impacts Apply zoning and other regulations, and as needed develop new regulations, to consider the transportation and parking impacts of different commercial activities and include provisions to mitigate the parking demand and congestion problems that may result as new development occurs, especially related to loading and goods delivery.
Please refer to the Transportation Element, Section 3.2 for additional policies and actions related to parking.
313.17 Policy LU-2.4.9: High-Impact Commercial Uses Limit the location and proliferation of fast-food restaurants, sexually oriented businesses, late-night alcoholic beverage establishments, 24-hour mini-marts and convenience stores, and similar high-impact commercial establishments that generate excessive late-night activity, noise, or otherwise affect the quality of life in nearby residential neighborhoods. Efforts should recognize and focus on consistent enforcement in disproportionately affected areas to improve neighborhood outcomes.
313.18 Policy LU-2.4.10: Use of Public Space within Commercial Centers Carefully manage the use of sidewalks and other public spaces within commercial districts to avoid pedestrian obstructions and to provide an attractive and accessible environment for shoppers. Continue to encourage the identification and transition of excess public right-of-way into temporary or permanent plazas that contribute to social interaction within commercial centers. Where feasible, the development of outdoor sidewalk cafes, flower stands, and similar uses that animate the street should be encouraged. Conversely, the enclosure of outdoor sidewalk space with permanent structures should generally be discouraged.
313.19 Policy LU-2.4.11: Hotel Impacts Manage the impacts of hotels on surrounding areas, particularly in the Near Northwest neighborhoods where large hotels adjoin residential neighborhoods. Provisions to manage truck movement and deliveries, overflow parking, motor coach parking, and other impacts associated with hotel activities should be
developed and enforced.
Please refer to Policies 2.3.9 and 2.3.10 of this element for additional guidance on hotel uses within residential neighborhoods.
313.20
Maintain a range of monitoring, inspection, and enforcement programs for commercial areas to ensure that activities are occurring in accordance with local planning, building, zoning, transportation, health, alcoholic beverage control, and other District rules and regulations. Prompt and effective action should be taken in the event non-compliance with these rules and regulations is observed.
313.21
Not all commercial uses can be appropriately sited within designated neighborhood, multi-neighborhood, and regional centers. For example, automobile sales, nurseries, building supply stores, large nightclubs, hotels, and similar uses may require locations near parking and major roads. Retain and support such uses and accommodate them on appropriately located sites.
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)).