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The PennsylvanlaAvenue Plan 1tJ
Pennsylvania Avenue Development Corporation
October 1874
First Printing, NOvamOar1974
5aOOnd Printing, April 1975
Thi(d Printing, August 1976
Fourth Printing, April 1977
Fifth Printing, March 1978
Sixth Printing, January 1979
5avanhPrinting, March 1980
Eighth Printing, January 1982
Ninth Printing, June 1986
Tenth Printing, July 1993
ADDENDUM
AMENDMENT TO 7Hb PbNN6YLVANlA AVbNUb PLAN 79f4 FOH WE8TEHN PLAZA AND PENN8YLVANlA AVENUE
BETWEEN 13TH AND 1TH 8THEET8
The Western Plaza area is located between E
Street on the north" and south, 13th Street on the
east, and 14th Street on the west. Today it is
hardly recognizable as a plaza nor useable by
pedestrians. Pennsylvania Avenue, which diago
nally bisects this space, and E Street and its
connecting roadways consume more than two
thirds of the land area. The remainder consists
of a series of small reservations that function as
traffic islands and two small parks, one with a
statue of General Casimir Pulaski, the other with
a statue of Alexander Shepherd.
The L'Enfant Plan shows a rectangular plaza in
this general location. Ellicott, in his revision of
L'Enfant's plan specifically placed the "plaza"
between 13th and 14th Streets. The plaza space
has been designated a Category I landmark
place, as an important element of the original
plan for the City of Washington. The Pennsyl
vania Avenue Development Corporation's goal is
to restore this concept of a Western Plaza.
I. DESIGN OF PENNSYLVANIA AVENUE AND
RELATED OPEN SPACES BETWEEN 13TH
AND 15TH STREETS IN HE PENNSYLVANIA
AVENUE PLAN!94
A. Western Plaza
The design of Western Plaza is illustrated on
pages 7, 11, 32, and 60 and described in the text
on pages 30, 57, and 61. The landscaping and
traffic circulation improvements shown in the
Plan increase the amount of useable open space,
reduce the amount of roadway, and landscape
the space in the image of a public square.
At the time the Plan was prepared, it appeared
necessary to maintain the Pennsylvania Avenue
right-of-way through the plaza and a diagonal
connection of E Street across Pennsylvania Ave
nue. However, the Plan stipulated that further
attempts would be made to increase the amount
of open space readily accessible to pedestrians
and to enhance the setting of the buildings to t.he
TWOWAY
ONE-WAY

PEDESTRIAN
STREET
Western Plaza and Its Vicinity As Shown on Pages 7, 11, 32 and 60
north and south of the plaza.
B. Pennsylvania Avenue between 14th and 15th
Streets
Pennsylvania Avenue between 14th and 15th
Streets is illustrated on pages 7, 11, 19, 28, and
60 and described in the text on pages 28 and 57.
The Avenue would be closed to through traffic,
but would be designed to allow necessary access
to abutting buildings and to keep open the full
width of the right-of-way for parades and for the
vista.
II. REVISED DESIGN OF WESTERN PLAZA AND
NARROWING OF PENNSYLVANIA AVENUE
BETWEEN 14TH AND 15TH STREETS
A. Revised Design of Western Plaza
Since the Plan's approval by Congress, the Cor
poration has revised the design of Western Plaza
Traffic Circulation in Western Plaza and Its Vicinity As
Shown on Page 60
to restore L'Enfant's and Ellicott's concept of a
"square" and to modify the configuration of
traffic circulation. in the vicinity. The revisions
were reviewed by the Commission of Fine Arts
on April 17, 1976 and approved by the Corpora
tion's Board of Directors on November 17; 1976
and by the Secretary of the Interior on January
13, 1977.
The revised design, as illustrated here, consists
of the following modifications:
P The Pennsylvania Avenue right-of-way would
be eliminated between 13th and 14th Streets.
Traffic now using Pennsylvania Avenue east
of 13th Street would use the E Street road
way.
M
The diagonal connection between the legs
of E Street would be eliminated. The E
Street north roadway would continue west
from 13th to 14th Street where it would meet
Pennsylvania Avenue.
P A rectangular open space w'ould be created
between 13th Street on the east, 14th Street
on the west, and between the legs of E
Street on the north and south.
M
Rows of trees would be planted along the
northern sidewalk in front of Square 254 and
The Revised Traffic Circulation in Western Plaza and Its
Vicinity
along the south sidewalk in front of the Dis
trict Building.
P The vista alon( the Pennsylvania Avenue
axis from the south terrace of the Treasury
Building to the Capitol would be kept open.
B. Narrowing of Pennsylvania Avenue between
14th and 15th Streets
As a result of revisions to the design of Western
Plaza, Pennsylvania Avenue between 14th and
15th would remain open with a narrowed one
way roadway accommodating three to four lanes
of westbound traffic. However, the landscape
treatment of the widened sidewalk along the
Willard Hotel block, the Pennsylvania Avenue
roadway, and Square 226 to the south would be
coordinated and unified.
m. TEXT CHANGES TO 7HE PENNSYLVAN|A
AVENUE PLAN!94
Chapter Two, Section II. General Description of
Dpvelopment Plan
On page 16, in the first paragraph under the sec
tion E. Public Spaces, line 15, add the words
"Western Plaza" to the following sentence so
TWO-WAY
ONE-WAY

PEDESTRIAN
STREET
ADDENDUM
it reads:
Larger public open spaces would /e developed
at important locations along the Avenue, most
notably at Market Square, Western Plaza, and
Pershing Square.
Chapter Two, Section m. Block-by-Block De
scription of Development Plan
On page 28, in the second paragraph under Pro
posed Development for Square 225, delete the
last three sentences beginning on line 6 and add
in their place:
The Avenue roadway between 14th and 15th
Streets would be narrowed to accommodate
three or four lanes of one-way traffic west-
bound,
.
On page 30, in the first paragraph under Pro
posed Development for Square 226, iine 5, delete
the word "closed" and add in its place "nar
rowed" so the sentence reads:
The landscaping treatment would be coordi
nated with the treatment of the narrowed Penn
sylvania Avenue right-of-way between 14th and
15th Streets,
On page 30, delete the second paragraph under
Proposed Development for Western Plaza and
The Revised Design of Western Plaza and Its Vicinity
ii
ADDENDUM
add the followi ng paragraph in its place:
The rectangular plaza proposed by L'Enfant
and Ellicott would be fully restored. The statue
of Count Casimir Pulaski would be retained in
the plaza. rhe Shepherd statue would be
moved to a new location in front of the pro-
. posed new District Building. The E street road
ways north and south of the plaza would be
impcei. Roadways through the plaza would
be eliminated allowing for a unified landscape
treatment
'
to enhance the setang of District
government buildings to the south and the
theater and entertainment uses on Square 254
to the north. Traffic now using Pennsylvania
Avenue west of 13th Street would use the E
Street south roadway. Traffic on E Street west
bound from 13th Street would continue on E
Street to 14th Street then on the narrowed
Pennsylvania Avenue roadway to 15th Street.
On rage 32. delete the last paragraph under
Proposed Development for Souare 254 and add
the following paragraph in its place:
Development would be permitted along the ex
isting E Street building line. For a distance
50 feet back of the E Street right-of-way, con
struction would be restricted to a height of
135 feet above E Street. Construction on the
remainder of the block would be limited to a
height of 160 feet above E Street. Once de
velopment is complete, the block would con
tain an estimated 1,250,000 square feet of new
office space and 100,000 square feet of new
retail space.
Chapter Two, Section IV. Vehicular Circulation
Plan
On page 57, delete the first full paragraph.
On page 61, in the section designated Pennsyl
vania Avenue-E Street Connector, delete the last
sentence in the first paragraph and the second
paragraph and add in their place the fo|lowing:
iii
This proposal would improve traffic flow in the
downtown area and pedestrian movement be
tween the Federal Triangle to the south and
the business district to the north. Traffic from
15th Street now moving east On either Pennsyl
vania Avenue or E Street would use a widened
E Street south of Pershing Square (Square
226) and Western Plaza. At 13th Street this
south leg of E Street would join Pennsylvania
Avenue. Vehicles could continue east on the
Avenue, turn north on to 13th Street (to con
tinue east on E Street), or turn south on 13th
Street from which access to the District Bul/d
ing is proposed. Traffic moving west on Penn
sylvania Avenue could turn in either direction
at 13th Street or continue westward along the E
Street south roadway. Northbound turs from
E Street also would be permitted at the 14th
Street intersection. Approaching 13th Street,
eastbound vehicles on E Street would continue
On the one-way, realigned E Street roadway be
tween 13th and 14th Streets north of Western
Plaza. There they would be permitted to tur
north on to 14th Street or continue west along
the narrowed Pennsylvania Avenue roadway.
On

age 61, in the section deSignated Pennsyl

vania Avenue-E Street Connector, delete the
fou

th paragraph and add in its place the fol

|OWng:
Simplifying the Avenue and E Street intersec
tIOn would require use of 13th Street south of
the Avenue by both cars and buses. As a
result, 13th Street should be improved to ac
commodate two-way traffic fow south of the
Avenue.
\
Avenue paving plan proposed in T 8b3.
1LCMNlCL 5OFFLLNLN15
| n add|Ion to the Pennsy|van|a Avenue ||an documenI, |r|va1e |nanc|ng-|easbl|ty Ana|yses and |ropo|s
andthe fo||owng1echn|ca| supp|emenIswereIransm|IIedIoCongressn November, T914.
T. H |51OH|C |Hb5bHVA1| ON |HOGHAM
by 1he |ennsy|vana Avenue Deve|opmenI CorporaI|on and
Bu| l dngHesIoraIonConsulIants, | nc.
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and Hugh Newel| Jacobsen, |.A.|.A.
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1ppeIts AbbeItMcCarIhy5IraIton

Table of Contents
Introduction e . . e . . e . . . . . . . . o-
| . 1heL'Ln!anIFlan e e e e e e s e e e e e e e e s e e e e e e e e e s e e e e e e e e s e e e e e s e e e e e e e II
| | . 1heDevelopmento|IheAvenueDuringthe T 9thand 20Ih Centures e e e e e e s s e e e e e s s e
V
| l| . 1heL'LnfantF|an and the Avenue Flan s e e e s . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . VI I
| V. HenIFlann|ng- T 9b2totheFresent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . VI I I
Chapter One: The Pennsylvania Avenue Development Corporation . e . . . . . . 1
|. 1heFurposesand Fowerso!the CorporaIon e e e s s s e e s s s e e e s e s e e e e e s e e 1
| | . 1he Fl ann|ngFrocess .. . . . . . . . . . . . . .. . . . . . . . . . ... . . . . . . . . . . . . . . . . . .... . 1
Chapter Two: The Pennsylvania Avenue F|an 1974 3
| . Goalsand OD)ecIves . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . 3
| | . GeneralDescrptonofDeve|opmentP|an e s s e s e e e e s s s s e e s s s e e s s s s s . . s s e 5
| | | . BlockbyBlockDescrpt|ono! Deve|opment P| an s s s e e e s e e e e s e e e e s s s e e e e e s 24
| V. Veh|cularCrculaIon Plan s e e s s e e s e s e e e e e e s s e e e e s s e s . s e s e s e s s 55
Chapter Three: Economic and Financial Program . e . . . s s e s e s " . . . . . . . 63
| . 5ummaryof Ma]or Lconom|cBene!|Is e e e e s s e s e s e e e e s s e s e e e e s e s e e e e 63
| l. 5ummaryof DevelopmenIFrogram e e e e e e e s e s s e e e e e s s s e s e e s s s s e e e e s e 64
| | I. 5ummaryo!|nanc|a| Frogram s s e e e e e s s e e e e s e e e s e e e e e s e e e s s e s . s e e s 65
|V. Amendmentsto FennsylvanaAvenueDevelopmentCorporaI|on Act e e s e s s e s e * s s s e 69
Chapter Four: Market Anaylsis e e e e e e e s e e e 70
| . Overv|ewo! Frincipal |ind|ngs e e s s s e e e e s e e e e e e e e e s e e e e e e e s e e s e e s s 70
| | . 5urveyo! DevelopmenI1rendsand FoIenta|s s e e e e e e s e e s e e e e e e s . e e e s s s 71
Chapter Five: Reloation and Pasing Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
|. Descr|pt|ono! He|ocatonFrogram e e e e e e e e s e e s e s e e e e e e e s s s s e e e e s e e 78
| | . Descr|pI|onof Fhas|ngFrogram . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
Chapter Six: Regulatory Implementation Program e e 85
| . Background e e e e e s e e s s s e e e e e e e e e e e e e s e e s e e e e e s e e e s e 85
| | . Froposed Hegul aIory Mechan|sms e s e e e e s e e e e e e s s e 86
| | | . 1rans|Iono!Author|tyUponCompleI|ono! F|an e s s s e s s s e e e e s e s e e s e +
,
. . . . . . . 87
F|ansand Maps
| . Vc|nity F|an .. . . . . . . . . . . . . . . 6
l| . Land Use Plan s e e s s s s e e e e 8
| | | . | l l ustraIive5iteFlan . . . . . . . . . . . 12
|V. LandmarksMap e s e e s s s s e e e 10
V. Bul d| ngFreservaton Flan e e . . . . . . 23
VI. Lxstng1raf!cVolumes ........ 56
V| | . Lx|st|ng1raff|cC|rculaton e e e s 58
V|| | . Froposed 1ra!fcCrcu|aton e e s s e 60
| K. 5tagng . e s e e e s e e s s s e e e e s e 84
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Plan of Washington by Pierre Charles L'Enfant
*
La. o_1e.-.. . . N .
Introduction
|n T 181, Ihe de|egates to Ihe ConsttuIona| Conven
I|on rea||zed IhaI Ihe new governmenI Ihey were
esIabl|shng needed a permanenI |ocaIon, a cap|Ia|
I0aI would De removed from Ihe sovere|gnIy of any
sIate and De|ong Io a|| ofIhepeop|e.1herefore,they
nc|uded |n Ihe ConsI|IuI|on a prov|s|onIhaICongress
rceve ec|usveur|sd|cI|on "over such d|str|cI (noI
ceed|ng Ien mles square) as may, Dy Cess|on of
parI|cJlar 5Iates . . . become Ihe5eaIofGovernmenI
of Ihe UnIed 5IaIes". | mmed|aIe|y, var|ous sIaIes,
nc|Jd|ng New York, |ennsylvana, Mary|and and
Vrg| n|a, soughI Io haveIhecapIa| esIab||shed w|th|n
ther Doundares. Among Ihe Iowns or|gnally con-
s|dered forIhecap|Ia| c|Iy |ocat|on were. New York,
Ph||ade|ph|a, Annapo||s, 1renIon, Ba|I|more, Hch
mond, and Wr|ghts |erry aI Ihe |a||s of the 5us
quehanna Hver.
Topography of Site for the Feeral City
1he |otomac H|ver s|te was chosen as a resu|I of a
po|Ica| compromse |nvolvng souIhern supporI for
Ihe assumpIon of Ihe sIates' deDIs Dy the |cderal
GovernmenI n reIurnfornorthernagreemenIto Ih|s
souIhern |ocaton ofthecapta|cIy.1hese|ecton of
a sIe on the |otomac was nf| uenced as well Dy the
poIenI|al of IhaI r|ver as a maor Irade rouIe Io the
nIeror Ihrough canal deve|opment across the
Appalachan range.
In T 190, the 5IaIes of Vrg|naand Maryland granIed
Ihe D| str|ct of Co|umDa Ierr|tory Io the |edera|
GovernmenI. Once Ihes|tewasselected, Congress |eft
Ihe determ|naIon of acIua| boundares ofIhecap|Ial
c|Iy to George Washngton. |n T 19T ,WashngIonhad
Ihe D|strct Doundar|es drawn up to ncorporaIe
GeorgeIown, A|eandr|a, Carrol|sDJrg and HamDurg.
1. 1HE L'EN|AN1FLAN
A. 1he Overa|I |Ian
5oon after the s|tc was se|ected for the capta| cty,
Maor Perre Char|es L'bnfant was apponted to
execuIe n|I|a| surveyng and des|gn stud|es. L'bn
fant's plan, wh|ch was Degun n T 19T , was Dascallya
Dlendng oI Iwo maor concepts of cty des|gna
system of axal and Iransverse relaIonsh ps, Dest
typf|ed Dy Ihe p|ann|ng of Versalles, and a more
uI|| taran gr|dron sysIem, favored DyhomasJeffer
son. 1he overa|| plan for the c|Iy s Dased upon Iwo
physcal consderaIons. I11 the overall Iopography of
the cIy and I2) vewsfrom onetopographca|feature
to anoIher. he nIeracI|on of Ihese Iwo e|ements
g|ves one a v|sal experence ofthecty asa coherent
--- AVENUES
_ SQUARES/OPENS SPACES
Elements of L'Enfant's Design in Relation to Topography
II
1. CAPITOL Z. SUPREME COURT
J. MARKET SQUARE . NATIONAL CHURCH
. WHITE HOUSE . WASHINGTON fNUMENT
7. NAVAL ITINERARV ANO MEMORIAL COLUMN
VISTAS DOWN THE RIVER
LINCOLN MEMRIAL Z. JEFFERSON MErORrAL
. WASHINGTON MONUMENT (OFF-CENTERED)
4. OBLITERATED VISTA TOWARD WASH. MONUMENT
FROM MRKET SQUARE AND OLD CITY HALL
0 TREASURY BUILDING WHICH BLOCKS THE VIEW
OF WHITE HOUSE FROM THE CAPITOL
_OBLITERATED OR DISTORTED VISTAS
Views and Vistas as L'Enfant Intended Views and Vistas at the Present Time
un| I. V|ews of Ihe d|fferenI natura| feaIures are
prov|ded by avenues IhaIconnectIhem,revca| ngIhe
underlyng sIrucIural and aesIheI|c organzat|on of
Ihe p|an.
hemosI promnenI natura|!eaIureso!thec|tywere
Io be used as s|Ies !or bu||d|ngs of naI|ona| |mpor
Iance. he !our most |mporIant of Ihese bu|d|ngs
Ihe Fres|denI's House, Ihe Congress House, the
NaIona| Church and Ihe CourI Housewere Io De
sIed on the !our r|ses o!|andarchngwesIward from
Ihe ccnIer of Ihe C|Iy. Of Ihese bu||d|ngs, only Ihe
Frcsdent's House and Ihe Congress acIua|lysIand on
Ihe s|IeschosenforIhem,whchwereIheIwohghcst
o! the four r|ses of |and. (1he O|d FaIent Off|ce
Bu|d| ngnowIhe NaI|ona| ForIra|I Gal|ery-occup|es
the NaI|ona| Church s|Ie,and Ihe O|d C|Iy Ha| |now
used as a courIoccupesIheCourIHouses|Ic. Most
of Ihe ma)or avenues rad|aIc from Ihe Fres|denI's
House andCongressHouse,emphas|z|ngIhesymbo||c
|mporIanceofIhese sIrucIures. Because o!IheacuIe
ang|ed | nIcrsecI|ons, |I s possble Io |ook down Iwo
or Ihree avenuesaIonce.
III
L'bnfanI consdered v|ews noIon| y Irom onepo|nt
to another wIh|n Ihe c|ty, buIa|sopo|nIsacrossand
down Ihe FoIomac H|ver. he ma)or vews o! Ihe
Hver are ref|ecIed |n Ihe p|an Dy Iwo perpend|cu|ar
aes. Both are open spaces raIher Ihan avenues,
emphasz|ng Ihe|r mporIance. Onev|ewetendswesI
from Ihc Congress Housc Io V|rgna, and Ihe oIher
eIends south from Ihe FresdenI's House down Ihe
Fotomac. O! |esser symDo|c |mporIance were Iwo
oIher v|sual aes Io Ihe r|ver. 1we|fIh 5IreeI gave a
norIhsouIh v|ew Iowards the center ofa parI|cu|ar|y
broad sIreIch of the FoIomac,where |Ichangesfrom
an easIward Io a southward course. |urIhereasIIhe
8th5treeIa|s, |ocaIed eacI|y ha|fway DeIween Ihe
Fres|denI's HouseandIheCongressHouse,prov|deda
v|cwsouIhIoIhe FoIomac.
L'bnfant mposed a gr|d streeIsysIemupon Ihebas|c
organ| aI|ona| sIrucIure of v|ews, avenues and open
spaces. 1hc gr|d sysIem, wh|ch prov|dcd foreff|c|enI
use of Ihe |and, was | a| d ouI | n a way IhaI |s
sympaIheI|c w|Ih the C|ty's Iopography. An aIIempI
was madc Io keep sIreeIs as |eve| as poss|b|e by
orcnI|ng thcm |n norIhsouIh and easIwesI drcc-
I|ons, an arrangemenI thaI close|y fo||ows Ihe drop
of|of l andfromIhe norIh IowardsIhe r|ver.
5quares wcreestab|shedaIsc|ecIed |ocaI|ons,usua|ly
h|gh po|nIs, and avenues and gr|d sIrceIs were
arranged to nIersecI at the squ+res. Accord|ngIo a
noIaIon by L'bnfanIon Ihe F| an.
"The situation of these Squares is such that
they are te most advantageously and recipro
cally sen from each other, and. as equally
distributd over the whole City district and
connected by sacious A"nues round te
grnd Fedral Improvements, and as contiguous
to them, and at the sme time as equaly distant
from each other, a circumstances wuld
admit".
|n add|I|on, L'bnfanI des|gncd Ihe squares, many of
whch wcreu|I|maIe|yIobccomec|rc|es,soIhaIthc|r
s| teswou|dbeproport|onalIoIhe numDerofaveues
|cad|ngIoIhcm.
1h|s map s based onareconsIruct|on o! L'En!ant'sdesignforIhe cenIra| partofWash| ngtonthatwas made by
b|bert |eets n T 928. Mr. |eeIs used L'Enfant's p|ans and reports |n mak|ngthe reconstructon,which!| rst ap
peared n the 5eptember, T 932, ssue ofArchitectural Record.
Va|orAxes
A: North Capitol Street Axis
B. 3rd Street Axis
C. dth otreet Axis
0: 12th Street Axis
b. 16th Street Axis
(Axis "C" is equi distant from Axes "A" an. d
"E", Axis "S" marks a third o!the di stance
rom "A" to "E",)
Vaor|azas
a. Upper Capitol Square
b. Capitol
c. LLwe Capitol Square
d: Cascade
e: Canal
f. Market and Canal Port
g. Residences of Forei gn Mi nisters lw.th gardens)
h . "Grand Avenue"
. Naval Itinerary & Memorial Column
) . Viewto the center of the River
k: Publ ic Park
I: Lawn l400feet wide)
m. Equestrian Statue of G. Washington
n. Landing Quay?
L. Fountain
p: Wh ite House
o Vistas from White House
r. Executi ve Department Bu ldings
s. Gardens of White House?
t: Theater
u: Supreme Court Buil di ng
v: 'Grand |ountan>'
w. National Church
y: Esplanade (design uncertai n; perhaps an open plaza)
OIher |emenIs
T . bastern Plaza
2: Market Square
3. Western Plaza
IV
Another bas|c e|emenI o! L'En!ant'sp|an wasa cana|
!o||owing 1he rouIe o! |ber Creek, which etended
westward !rom the |oIomac H|verIoIhe Cap|Io| and
Ihen conI|nued souIhward to the Anasostia H|ver.
his cana|, wh|ch was | n operaI|on dur|ng Ihe !i rst
ha|f o! the T 9Ih CenIury, had two basic purposes.
|i rsI, iI was to have been used !or transporI|ng
bui|ding mater|a|s inIoIhecenIerofIhe C|Iy.5econd,
the cana| !ronIage be|ow Ihe Congress House and
souIh Iothe basIern Branch IAnacostia Hiver} wasto
have beenthecommerc|a|centerofIheC|ty.
Over the years many changes have been made Io
L'En!anI's or|g|na| design !or Ihe city. However, the
p|an has le!I Washington withtwomaJor|egac|esIhat
set|taparI!romal most a|| other American cit|es. One
is a sense of hor|zonIa||Iy, which is nowen!orced by
height ||mits. he oIher |sa senseo!spaciousnessand
spaIia| inIerrelationships given bythe broad avenues
o!the radial sysIem.
B. "The Bas|cTrangIe"
he cenIral feaIure o! L'En!ant's plan was Ihe
i ntersecI|on o! Ihree aes, creat|ng a Ir|ang|e: I T )
from the |res|dent's HouseIotheWashington 5tatue,
(2} from Ihe Wash|ngton 5taIue Io Ihe Congress
House and I3} !rom the Congress House Io Ihe
|resident's House. The aesIheI|c !unct|on o! Ih|s
trianglewasdescr|bedby El bert Pee1s.
v
The aesthetic driving member so to speak is-or
wa to have been-what I have called the basic
triangle: Cpitl, President's Hous and Wash
ington statue-for L'Enfant intended the inter
section of the axes to be marked by an
"equestriaa figure", probably fcing south.
Suppos one studies this spatial integration
from the Capitol. One wuld first look down
the ugrand avenue" and see the statue broad
side. Its orientation would convey the impres
sion of a spatial fow at right angles to the
Capitol axis. One would then look down
Pennsylvania Avenue and see the Preident's
Hous. The view of it portico and other
member, lit by the souther sun, would reveal
it orientation as being, like the statue, at right
angles to the Capitol axis. The unifying efect
of the statue, a part of both the orgnizations,
would b felt. Normality (perpendicularity J is
itlf a form of integation. The harmony of the
two sptial fow wuld be sensed. In addition
to the optical triangulation, there would be the
common style and material of the two avenues,
and similar plastic element, all cooperating to
give the spectator a sens of ordr in, and of
tactie command over, "a larg orgnism of space
and solid. ,
Today, the Ma|| ( L'bn!anI's "grand avenue"} forms
the !irsI ais, |ennsylvan|a Avenue !orms Ihe second
ais and Ihe Ihird is def|ned by the open space
between the Wh|Ie House and IheWashingIon Monu
ment. The MonumenI, inIended to be aI 1he inter
sect|on o! Ihe perpendicu|ar axes, was acIua||y bu||I
s|ightly southeast o! 1he |ntersecI|on aI a |ocat|on
Iha1 provided a beIIer foundat|on. L'En!ant|ntended
that |ennsy|van|a Avenue wou|d be a cenIer o!civic
act|viIy. |Iwas to havebeen||nedw|Ihres|dencesand
ma|or bu||dings o! Ihe |edera| C|Iy-the eecuIive
deparIment bui|d|ngs, a p|ayhouse, and the market
echange. |ore|gn embass|eswereIo be |ocaIed south
o!|ennsy|van|aAvenueonIhe Ma||.
1hree p|azas, each o! di!!er|ng characIer, were Io
punctuaIe the |ength of |ennsy|vania Avenue. A
"wesIern p|aza" was |ocated

aI Ihe |nIersecIion o!
|ennsylvan|a Avenue and Ihe T 2Ih 5treeI ais !ac|ng
souIhtotheecepti ona||y broad v|ewo!Ihe|oIomac
Hiver. A "cenIra| p|aza" was |ocaIed aI Ihe |nIersec
t|on o! Ihree ma)or aes, |ennsy|van|a Avenue,
Lou|siana Inow Ind|ana} Avenue and8Ih 5treet.1h|s
"p|aza", wh|ch L'En!ant | nIended as Ihe siIe of
"grand !ounIa|ns",was parI|cu|ar|y |mporIan1since|I
provided v|ews of Ihe s|Ies he had chosen !or Ihe
Nat|ona| Church,theJud|ciary Houseand Ihe Wash
i ngIon 5taIue, as we|| as Ihe |resident's House and
the Congress House. |ina||y L'En!anI p|aced an
"eastern plaza" along the Avenue rough|y beIween
the presenI day 4th and bIh 5Ireets. 1his "p|aza'
provided a v|ew north Iowards Ihe Jud|ciary House
andopened onIhe southtothe Mal |.
` Paul D. Spreiregen, Ed., On the Ar of Designing Cities:
Selected Essays by Elbert Pets (Cambridge, Mass., 1 968)'
p. 1 4.
C. The Ellicot Plan
L'En!anI's d|!!|cu|ties w|1h Ihe commissioners
appo|nIed Io manage Ihe deve|opmento!Ihe |ederal
C|Iy |ed to h|s dismissa| |n T 792. Hewas rep|aced by !
Andrew E|| icoII, who
.
had previously been ch|e! ,
surveyor. E||icott was |nsIrucIed to redraw Ihe p|an
accuraIe|y so 1haI itcou|d be used asIhe bas|s !or the
sa|e o! |ots. 1he resu|Iwas aplanessenI|a||yIhesame
as L'bn!ant'svers|on inIerms o!overa|| e|emenIs,but
|ack|ng L'En!ant's care!u| aIIen1ion to the re|aI|on
sh|p o! Iopography Io Ihe |ayouI o! streeIs, avenues,
squaresandv|ews.
El | | coII made one maJor change !or Ihe p|an a|ong
|ennsy|van|a Avenue by s||pping the"
g
esIern p|aza'
one b|ockwesI, thusdesIroy|ngiIsrelaIionsh|ptoIhe
except|ona| v|ew o!the |oIomac H|ver Io Ihe souIh.
OIher aspects o! Ihe des|gn !or Ihe Avenues and |Is
re|aI|onships to Iopography and v|ews rema|ned
essenI|al|yas L'En!anIhadp|anned.
II. THE DEVELOPMENT OF THE AVENUE DUR
ING THE T91Hand20TH CENTURIES
OnceIhe plan was madeof!|cia|,thef|rsIs1reeIIo be
cleared and graded was |ennsy|vania Avneue. Work
began qu|ck|y on the Cap|Io| and Ihe White House,
boIh o! which were under consIrucIion by T 800,
when Ihe |res|dent and Congress moved Io Ihe new
c|Iy. In T 803, |res|denI Je!!erson had Ihe Avenue
||ned w|th !our rows o! Lombardy |op|ars, wh|ch
were |n p|aceby T 80bwhen he rode!ro
g
Ihe Cap|Io|
Io Ihe WhiIe House, |nsI|Iut|ng Ihe !|rst | naugura|
|arade.
L'En!ant had |n1ended Ihat Ihe commerc|a| core o!
Ihecity wouldexIendeasIward!romtheCap|Io|,bu1
Ih|s was noI the case. | nsIead, |ennsy|van|a Avenue
became Ihe ma|n commercia| and business sIreeIo!
Ihe city. Dur|ngIhe!|rsIha|!o!Ihe Lentury Ihes|des
o! 1he Avenue were !||l ed |n wiIh residences, board
|ng houses, hoIe|s, sa|oons and shops, and by m|d
cenIury Pennsy|van|a Avenuewasone o! 1hel | ve|| est
sIreets |n Ihe nat|on. Ma)or |mprovemenIswere made
to Ihe Avenue |n Ihe decade !o||ow|ng the L|v|| War,
|nc|uding a new woodb|ock pavemenI Ihat was |a|d
a|ong 1he |ength of Ihe Avenue i n T 871 . Numerous
new bu||d|ngs wereerected |n1heeclecI|cs1y|eo!Ihe
late 19th Century-borrowed freely from French
chateaux, Greek Temples, Gothic and Romanesque
churches and other styles of the past.
By the start of the 20th Century the United States
was an expanding world power and the Federal
government felt the need for a new architecture that
woul d ref lect the country's prominence. A
commission-composed of Senator James McMillan,
Charles McKim, Daniel Burnham, Frederick Law
Olmstead, Jr., Charles Moore and Augustus St.
Gaudens-was authorized by Congress in 1901 to
formulate plans and policies for the governmental
center. The aesthetic viewpoint of the Commission
members strongly reflected the neoclassical, beaux
arts grandeur of the 1893 Columbian exposition at
Chicago. They accepted the stylistic cohesion dis
played in Chicago and recommended unified heights
and materials for the new buildings.
The Commission's plan affected several basic prem
ises of the L'Enfant Plan. Official Washington was to
become, under the plan, a city of buildings within
parks. The balance of open-ended axes extending
north-south from the White House and east-west from
the Capitol was shifted, giving primacy to the
east-west axis along the Mall by extending it to the
Lincoln Memorial site. The plan also proposed that
new government buildings front on the Mall, which
L'Enfant had hoped would be lined with residences
for foreign ministers. Finally, the Commission recom
mended that the area bounded by Pennsylvania
Avenue, Constitution Avenue and the White House
grounds be set aside for further government offices.
This last proposal led to the design of the Federal
Triangle, which, when built in the 1920's and 1930's
was the major unitary building complex in the world.
Significantly for the future of Pennsylvania Avenue,
it was treated as an edge of the new governmental
city, with its north side rendered. in dark shading on
all the plans.
Construction of the Federal Triangle obliterated the
fabric of 23 individual city squares laid out by
L'Enfant. Two important vistas in L'Enfant's plan-
8th Street and Louisiana (now Indiana) Avenue were
blocked. The Triangle Plan also weakened the axial
quality of the Avenue at its western end by terminat
ing the Commerce Building at E Street and leaving
the block between E Street and Pennsylvania Avenue
as open space. The construction of Constitution
Old patent office
Plan of the Federal Triangle Area According to L'Enfant's Principles
.
a
Shig
t
on

n
um
;
-
-

--
----
-
-Ce

n
t
e
r
___
The Federal Triangle Today
VI
Avenue, a wide swath cutting across Pennsylvania
Avenue, left its eastern end diffused. Elbert Peets
commented on the Avenue's fate in a 1937 essay "On
the Plans for Washington":
Poor old Pnnsylvania Avenue ... A vast open
space, largly to remain open, weakens its
easter end; Constitution Avenue crases acros
it; the plaza at Eighth Steet is maimed; vast
walls of stone weigh down one side of the
Avenue, while parking lots cut gps in the other
. .. finally, the plaza betwen Thirteenth and
Fourteent Streets has been ruine by an open
space yawning wide towrd the west.
Finally, the Federal Triangle separated the govern
ment from the city of Washington. Pennsylvania
Avenue became a barrier between the massive govern
ment buildings on the south and the edge of the city's
downtown area on the north. As time passed, the
office and commercial core of the city shifted away
from the Avenue to the northwest area of the city.
Few new buildings were erected along the Avenue,
and existing structures decayed. By the 1950's the
Avenue had lost its prominence in the economic and
social life of the city. And, although L'Enfant'o
"basic triangle" of Pennsylvania Avenue, Mall and
White House axes remained, many elements of his
design for this central area had been altered or
obliterated.
III. THE L'ENFANT PLAN AND THE AVENUE
PLAN
The L'Enfant plan has given the city a unique sense
of spaciousness and visual coherence. However, the
plan has also left p' roblems, some of which are
inherent in the plan and some of which are the result
of changes L'Enfant could not foresee. His welding
of radial and gridiron street systems created inevitable
conflicts, both in terms of efficient circulation and
the relationship of buildings to open areas. L'Enfant
himself might have reconciled some of these difficul
ties if he had not been dismissed before he could
work out all of the details of his intricate plan. Even
Spreiregen, On the Art of Designing Cities: Selected Essays
by Elbert Peets, p. 71 .
VII
so, he could not have envisioned the changes the 20th
Century would bring, most notably the advent of the
automobile and highrise construction techniques. Nor
could he have foreseen the changes others would
make to his conception of the city, either by failing
to carry out his intent or by deliberately altering his
design.
A critical analysis of the L'Enfant plan is particularly
important for Pennsylvania Avenue, which was a
major component of his design for the center of the
city. Enshrining the L'Enfant plan as the unchange
able holy writ of Washington's physical planning
would preclude the solution of many' of the problems
found along the Avenue today. Such problems
include the overall lack of vhual focus, the inefficient
and awkward relationhip of streets, buildings and
open spaces, and pqor traffic circulation.
L'Enfant intended that lowscale buildings would fill
the area on either side of the Avenue, leading the eye
to the' great monuments at both ends-the President's
House and the Congress House. The plan focused
upon the ends of the vista. The sides, lined with
typical four-to five-story 18th Century structures,
would have appeared as unobtrusive low walls rather
than enclosures. This difference in scale, emphasized
by siting the major monuments on rises of land, has
been fundamentally altered by the height and mass of
buildings erected during the 20th Century. Even with
the imposition of height controls, the buildings along
Pennsylvania Avenue today form enclosures, lessening
the dramatic effect of L'Enfant's original conception.
Large volumes of automobile traffic accentuate the
problems of L'Enfant's combination of radial and
grid systems. Despite the fact that an extraordinarily
high proportion of land in the city is consumed by
streets-some 60 percent in contrast to between 25
and 30 percent in cities with straight grid systems.
traffic flow is awkward. This is particularly true
where the radial and grid system intersect, as they do
along Pennsylvania Avenue. The uneven street pattern
often precludes a regular rhythm of signalling and
traffic flow.
Besides creating problems for efficient traffic flow,
the street layout has serious implications for the
physical design of the City. Vast expanses of pave
ment are found at many intersections, notably at
Pennsylvania Avenue between 13th and 15th Streets.
I n such areas the relationship of buildings to ope
space appears diffused and unfocused, rather th,
spacious. The L'Enfant design left many small L
buildable tracts of 'land scattered along the radi
avenues. Almost a dozen parcels of land, ranging frol
traffic islands to small parks, are found today alor
the northern edge of Pennsylvania Avenue. Whe
these spaces are well-landscaped and maintained the
contribute an openness and irregularity that can t
charming. But all too often they are poorly plante
and neglected fragments with little relationship 1
surrounding buildings and circulation patterns.
Planning for Pennsylvania Avenue must be directe
toward achieving a more rational balance among t
demands of people, traffic, building developmen
and the historic plan. In some very fundament
ways, to accept the historic plan as pre-eminer
among these demands would mean that little signi1
cant improvement is possible in the other areas. I
for example, all the historic streets must be ke
open, no matter how vestigial their function, then
real improvement is possible either to traffic flow (
to the ratio btween streets and buildable area. If n
variations are possible in the definitions of L'Enfant
vistas, then the ones that have received appropria1
foci, such as Pennsylvania Avenue, must compel
with those that have not, such as Indiana Avenue.
To admit that some of what L'Enfant proposed h
been invalidated by time or subsequent developmen
is not to deny the L'Enfant plan. Any planning eflo
for Pennsylvania Avenue has to start with maje
givens of his plan-the great radial armature, tr
openness and low density character of spaces an
buildings-and then try to build upon its strengd
and to play down its weakne

sses. Above all the pIa

must reinforce what should be the greatest stree
scape in the country, the stretch of Pennsylvan
Avenue between the White House and the Capitol. I
order to accomplish this, it will be necessary t
modify the relationship between buildings, stree'
and open spaces, not in a way that does violence t
L'Enfant's intent, but in a way that reinterprets th
intent, satisfying both contemporary demands (
circulation and building siting and the histori
demands of the L'Enfant Plan.
I

Pennsylvania Avenue Plan 1964

IV. RECENT PlANNING-1962 TO THE PRESENT
A. President's Council on Pennsylvania Avenue
Pennsylvania Avenue has been the subject of active
planning in recent years since T 9b2,when the Ad Hoc
Comm ittee on Federal Office Space recommended to
President Kennedy that the government "should
formally undertake the redevelopment of Pennsylva
nia Avenue", President Kennedy subsequently
appointed an Advisory Council on Pennsylvania
Avenue with Nathaniel OWings as chairman. After a
number of discussion meetings, the Council decided
to prepare a master plan for the Avenue.
The plan, which was published in T9b4,was intended
to provide an illustrative pattern of development and
to define major public improvements. The purpose
was to provide an image to arouse public and
governmental enthusiasm which might lead to more
detailed development plans and implementation pro
cedures. To quote from the T 9b4 Plan, the goals and
objectives were:
I T } Pennsylvania Avenue is inseparable from its
adjoining area.
I2) The Avenue, as the Nation's ceremonial way,
should have a special character.
I3| The Avenue should do honor to its lofty destina
tions.
VIII
(4) The Avenue should be harmonious in itself and
linked with the City around it in both its
architecture and its planning.
(5) The Avenue should be pleasant to traverse either
on foot or by vehicle.
(6) The Avenue should b reclaimed and developed
as a unified whole.3
In addition to these objectives, the plan specifically
proposed establishing a new building line 50 feet back
from the existing line along the north side of the
Avenue, providing space for three rows of trees and a
broad sidewalk to encourage pedestrian use. New
buildings were to have a uniform height of 110 feet
to match the Federal Triangle height. Buildings set
back from the new Pennsylvania Avenue north build
ing line between 1st and 15th Streets could take
advantage of the 160-foot height allowed by the 1910
Heiht of Buildings Act.
The south side of the Avenue was to be landscaped
with a double row of trees. The Grand Plaza of the
Federal Triangle was also to be landscape and the
Federal Triangle was to be completed by extending
the Post Office Department westward toward the
District Building and by extending the Internal
Revenue Srvice north and west to encompass the
tower of the Old Post Office. The Old Post Office
Building itself was expected to be demolished, as had
been planned ever since the Federal Triangle was
designed, but the Tower was to be retained as a
visitor's lookout. A sculpture garden with under
ground parking was proposed for the area south of
the Archives between 7th and 9th Streets.
The ends of the Avenue were to have been treated
specially to emphasize their terminating functions. A
large reflecting pool was proposed between Pennsyl
vania Avenue and Maryland Avenue, over the Center
Leg Freeway Tunnel, providing a suitable terminus
for the Avenue and the Mall at the foot of the Capitol
grou nds. A new National Square was proposed for the
western end-an expansive open plaza with a larg
fountain that would have defined the Avenue's
termination at the executive precinct.
3Pennsylvania Avenue. Report of the President's Council on
Pennsylvania Avenue, 196, pp. 1819.
IX
The Advisory Council's plan was to have been
presented to President Kennedy shortly after his
return from Dallas in the fall of 1963. After the
assasination, it was not formally transmitted to
President Johnson until April of 1964. Throughout
1964 it received considerable publicity, much of it
favorable. It was endorsed by the American Institute
of Architects at the 1964 Convention in St. louis and
approved in prinCiple the Commission of Fine Arts
and by the National Capital Planning Commission,
with a recommendation for further study of the
National Square.
B. President's Temporary Commission on Pennsylva
nia Avenue
President Johnson established the President's
Temporary Commission on Pennsylvania Avenue on
March 26, 1965, with Nathaniel Owings carrying on
as chairman, to continue work on the plan. During
this same year the Pennsylvania Avenue National
Historic Site was designated by Secretary of the In"
terior Stewart Udall in conjunction with the Tempor
a r y Commission's planning efforts. The Site is
approximately. retal)gular, and extends on either side
of Pennsylvania Avenue to encompass such nationally
significant lanmarks as the Treasury Building, Ford's
Theater, the Old Patent Office and the Pension Build
ing. However, the Site lacks a coherent quality
throughout its boundaries. Its distinction, according
to the Interior Department's study of the Site, "rests
on the symbolic values derived from the ceremonial
role Pennsylvania Avenue has played in national life
for a century and a half, on the association of the
District during these years with men and events of
national consequences in American history, and on
the survival of a group of buildings individually of
significance in the history of the United States."4
During 1965, the President's Temporary Commission
on Pennsylvania Avenue continued its work on the
plan, particularly on the proposal to create a National
Square in front of the White House at the terminus of
Pennsylvania Avenue. A revised scheme for the
Square was presented to the Commission of Fine Arts
The Pennsylvania Avenue District In United States History,
U.S. Deprtment of the Interior, National Park Service, 1965,
p. iii.
.
and to the National Capital Planning Commissio
early 1966. This revised scheme reduced the siz
the Square to the boundaries of 14th, 15th an
Streets and Pennsylvania Avenue, thus retaining
National Press Building but still proposing razing
Willard and Washington Hotels. Both Commissi
approved the revised scheme.
During this period there was also progress on
reflecting pool at the eastern terminus of the Aven
In 1966, the Committee for the Extension of
Capitol, the Architect of the Capitol, the Engin
Commissioner of the District of Columbia,
Secretary of the Interior, and the D.C. Department
Highways and Traffic agreed that the Capitol Refle
ing Pool should be built as part of the construction
the Center Leg Freeway project. Construction of 1
pool began in March of 1968 and was completed
1972.
.
Two major government buildings were begun in t
Pennsylvania Avenue area in the latter part of tl
1960's. During 1965-1967, the Temporary Comm
sion worked with the F.B.I. and its architects
reconcile the plans for a new F.B.I. Building wi:
plans for the Avenue. The F.B.I. agreed not to exce,
the height of the Federal Triangle, and to set tt
building back 50 feet from the existing building lin'
In 1968, construction was begun on a new buildin
for the Department of Labor on air rights over th
Center leg Freeway. Both of these buildings ar
nearing completion.
Other developments during the Commission's tenurl
included the enactment of Public law 90-637, whicl
established a National Memorial to Woodrow Wilsor
and empowered its Board of Trustees to prepare plan:
for a memorial in consultation with the Temporal)
Commission or its successor. The first private devel

opment project was also completed during the late
1960's-the Presidential Building at the corner ot
12th Street and Pennsylvania Avenue. The sidewalk
in front of this building was landscaped in accordance
with the plan's provision for a triple row of trees.
The President's Temporary Commission published a
report in 1969 detailing the evolution of the 1964
plan during the intervening period and the current
status of the plan. The report covered in detail such
features as the Capitol Reflecting Pool, the labor
Building, the Woodrow Wilson Center and Market
Square, the F.B.1. Building, the Presidential Building,
the completion of the Federal Triangle and the
revised National square, including a program for
developing the adjoining block to the east as a
superblock with internal circulation. It also treated
such related developments as the National Gallery
East Building, Judiciary Square, the National Sulp
ture Garden and the Hirshhorn Museum on the Mall.
Planning work was continued by the Commission
during 1969 with the endorsement of President
Nixon, who stated in his message to Congress on the
District of Columbia of April, 1969 his intention to
submit new legislation on Pennsylvania Avenue.
Funding .or the Temporary Commission was termi
nated in October 1969, and shortly thereafter several
bills were introduced proposing the establishment of
a government corporation with the power to imple
ment a plan for the Avenue.
C. The Establishment of the Pennsylvania Avenue
Development Corporation
Bills to establish a wholly owned Federal develop
ment Corporation, initially tied to the Bicentennial,
were introduced in both the House and the Senate.
After hearings on several of these bills, an amended
version of H.R. 10751 was enacted into law on
October 27, 1972 as the Pennsylvania Avenue Devel
opment Corporation Act of 1972 (Public Law
92578, 86 Stat. 1266).
During the more than eight years between the
publication of the 1964 Plan and the establishment of
the Pennsylvania Avenue Development Corporation
in 1972, there was considerable public response to
the plans for the Avenue. Although much of the
response is undocumented, it can be summarized
generally in the following way. The first responses to
come from the government and from planning pro
fessionals were generally favorable, commending the
Plan for its breadth and grandeur. With time, increas
ing unfavorable response appeared from laymen and
some professionals, questioning the value of massive
government plans in general and the dangers of
sterility and over-monumentality in this plan partic
ularly.
A continuing political problem was caused by the act
that the plans had been prepared and most of the
efforts at implementation had been made by the
White House without Congressional sanction and
without efforts to seek the approval of the District of
Columbia government and residents. Many who were
not opposed to the idea of renewing Pennsylvania
Avenue were opposed to the specifics of the 1964
Plan and the way in which it was developed.
Testimony on the bill establishing the CorporatIon
made it clear that the plans prepared by this new
agency should b responsive not only to changes in
attitudes about grandeur and historic preservation but
also to the interests of the people who live and work
in the city.
x
CHAPER ONE
Chapter One
Pennsyl vani a Avenue Development Corporation
I. THE PURPOSE AND POWERS OF THE CORPO-
RATION
The Pennsylvania Avenue Development Corporation
was established by Congress through Public Law
92-578, enacted on October 27, 1972. In passing this
law, Congress determined that the national interest
required that the area adjacent to Pennsylvania
Avenue between the Capitol and the White House be
developed and used in a manner suitable to its
ceremonial, physical, and historic relationship to the
legislative and executive branches of the Federal
Government, and to the governmental buildings,
monuments, memorials and parks in and around the
area. In reaching this determination Congress con
sidered not only the national significance of this great
Avenue, but also the steady deterioration of its
northern environs and the consequent economic and
social liabilities imposed upon the District of Colum
bia.
The Corporation's enabling act states that in order to
insure proper development and use of the area and
the elimination of blight, a comprehensive plan must
be developed and implemented, which would specify:
1
(1) the types of uses, both public and private, to be
permitted;
(2) criteria for the design and appearance of build
ings, facilities, open space, and other irprove
ments;
(3) an estimate of the current values of all proper
ties to be acquired;
I4I An estimate of the relocation costs that would
be incurred in carrying out the provisions of the
plan;
(5) An estimate of the cost of land preparation for
all properties to be acquired;
(b} An estimate of the reuse values of the properties
to be acquired;
(7) a program for the staging of a proposed develop
ment, including a detailed description of the
portion of the program to be scheduled for
completion by 1976.
I8) a determination of the marketability of such
development;
(9) an estimate of the development costs, both
public and private;
(10) a thorough study of the econom.ic impact of
such development, including the impact on the
local tax base, the metropolitan area as a whole
and the existing business activities within the
development area; and
(11) the procedures (including both interim and long
term arrangments) to be used in carrying out
and insuring continuing conformance to the
development plan.
Because the powers conferred and the program
mandated by the Act are for public purposes,
Congress established the Corporation as a wholly
owned corporation of the United States Government.
Maximum use of private as well as public resources
was encouraged in implementing the plan.
The Act gives the Corporation a broad range of
powers, including the authority: ( 1) to sue and be
sued in its own name; (2) to acquire property through
eminent domain proceedings; (3) to construct and to
rehabilitate buildings; |4I to manage property, and
(5) to establish restrictions, standards and other
requirements that will assure conformance to the
plan. The Corporation is exempt from all Federal and
District taxes and assessments, but is required to
make payments in lieu of taxes on properties owned
by the Corporation,
I n recognition of the dual role played by tire City of
Washington as the seat of the national government
and as a municipality in its own right, the Act
provides that District and other Federal agencies may
continue to exercise their powers within the area,
consistent with the development plan. The Act
specifically requires that the Corporation consult and
cooperate with District and community officials,- give
primary consideration to local needs and desires, and
foster local initiative and participation in connection
with "its planning and development activities.
The powers of the Corporation are vested in a fifteen'
member Board of Directors. Eight members, four of
whom must b residents of the District of Columbia,'
are appointed by the President from private life.";
These persons include: Elwood R. Quesada, Chair:
man; Donald J. Bruckmann, Vice Chairman; John T.;
Connor, Joseph B. Danzansky, Mitchell I . Kafarski,
Willie l. Leftwich, Nathaniel A. Owings and Mrs.!
Jouett Shouse. Mr. Connor and Mrs. Shouse havel
since resigned. Sven members are government offi"
cials, including: The Secretaries of Interior, Treasury, i
Housing and Urban Development, and Transporta-
tion; the Administrator ' of General Services, the\
Mayor/Commissioner of the Distr"ict of Columbia and
the Chairman of the District of Columbia Council. '
Eig'ht other government officials are designated in the :
Act to serve as non-voting members, including: the :
Chairmen of the Commission of Fine Arts, the |
National Capital Planning Commission,.the District or:
Columbia Redevelopment Land Agency and the '
District of Columbia Commission on the Arts, the |
Secretary of the Smithsonian Institution, the Director '
of the National Gallery of Art, the Architect of the
Capitol, and the Archivist of the United States.
|
l I . THE PLANNING PROCESS
Once appropriated funds were made available in July
of 1973, the Corporation began substantive planning .
activities. A 15-member staff was hired, headed by
John M. Woodbridge, Executive Director. Contracts
were executed with various consulting firms t
provide technical assistance, including: Gladstone
Associates, Market|ng and bconomic Ana|ysis,
1ippetIsADbeItMcCar1hy5tra1Ion, bng|neering and
bnvironmenIa| | mpact, Wi|Dur 5mith and Associates,
1raff|c, Hugh Newe|| JacoDsen, Housing Des|gn,
Bui | di ng HestoraIion Consu|tants, |nc., HesIoration,
Land Des|gn Hesearch, Landscap|ng, and bvans and
Hi | | mann, LighIing.

| n preparing the p| an Ihe Corpora1ion's s1aff he|d

moreIhana hundredmeeI|ngswi1h represenIat|veso!
D|sIrictand |edera|governmen1agencies,commun|1y
groups, Dusnessandprofessiona| assocaIons.5pecia|
care was taken to assure tha1 accurate, upIodaIe
|nformation on the Corpora1|on's pl anni ngacI|v|1ies
was avai|aDle. Io represenIaI|ves of the med|a and to
|nd|v|dual s with|n Ihe communi1y who were |nter
esIed in or affecIed by Ihe plan. Because of the
sens|t|ve |ssuesra|sed Dy reloca1ion, numerousconsu|
tat|onswere he|dwiIh puD||c andpr|vaIeagenciesand
|nd|v|dual s i n an e!fort Io |dent|fy proD|ems and
meansIo a| l ev|ate hardsh|ps.Aser|eso!meeIngswas
he|d wiIh a sevenmemDer Adv|sory Board represenI
i ngowners andtenanIs w|Ihin the developmentarea.
|n add|tion Io Ih|s group, which was required under
Ihe AcI, Ihe Corpora1ion estaD|ished a ninememDer
Community Adv|sory Group composed o! persons
represent|nga wide rangeo!commun|tyi nIerests.
1he final resu|I of Ihis |ntens|ve p|anningef!ort was
Ihe development p|an Iransmi11ed on March T 9, 1 914
1o the MayorlCommiss|onero!the D|stricIo!Co|um
D| a and the 5ecreIary of the |n1erior!or Ihe 90day
rev|ew per|ods specified under the AcI. 1he DistricI
GovernmenI he| dIhreecommuniIyworkshopsonthe
proposed p|an prior Io a pub|ic hearing on May T 8,
T 914, aI which approimaIe|y b0 d|f!erenI ind|vid
ua|s, Dusinesses, organizat|ons and agenciespresented
Iheir v|ews. A coord|nated review was conducIed Dy
DisIr|ct Government agencies and commenIs were
rece|ved from Ihe NaI|ona| Cap|1al |lanningCommis
s|on, the Commiss|on on Fine Ar1s and the Joint
CommitIeeon Landmarks.
AfIer assessi ng Ihese viewpo|nIs, Ihe Mayorl
Commiss|oner IransmiI1ed h|s recommenda1ions to
Ihe CorporaIion on June T b, T 914.A11hesame1|me,
Ihe 5ecreIary o! Ihe |nIer|or 1ransm|t1ed his recom
mendat|ons, as cusIod|ano!1he|ennsy|vania Avenue
NaIiona| Hi sIorc 5Ie. 1hese recommenda1ions were
off|cia|ly rece|ved by 1he CorporaIion at i1s June 2b,
T 914 Board of Di recIors meeI|ng,a|ongw|Ih posiI|on
papers Dy the Owners and 1enan1s Adv|sory Board
and 1he Commun|Iy AdvisoryGroup. 1he Corpora
Iion'ss1aff Ihen Degan an eIens|ve ser|es o! mee1|ngs
wi1h representa1|ves !rom Ihe DisIr|ct Government
and Ihe Inter|or Depar1men1 in an e!forI Io reso|ve
issues ra|sed by Iheir offic|al rev|ews. 5uDstanI|a|
agreementwasreachedona|most a|l issues.
In accordance wi1h the Nationa| bnvironmental
|ol|cy Act of T9b9 Ihe CorporaIion conduc1ed an
assessmen1 of the environmenIal | mpact o! the
proposed p|an. A DrafI bnv|ronmental |mpact 51ate
menI was transmitIed to the Counc|| on bnviron
menIal Oual|Iy on May 3, T 914, and c| rculated
w|dely Io governmen1 andprivaIe organ|za1ions, and
Io ind|vidua|s epress|ng an |nIerest | nthe ef!ec1 o!
the p|anontheenv|ronmenI.OnIhebasisofsome2b
forma| comments received on the Draft 5Ia1ement,a
Fina| bnvironmental |mpacI 5Iatement was prepared
and 1ransm|t1ed Io 1he Council on bnvironmen1a|
OualIy n 5ep1ember !ora3daycirculationperod.
1he final p|an Io be presen1ed 1o Congress i s the
producI o! an etensive process of study, consu|ta
1ion, coopera1ion and nego1iati on. 1he process has
no1 been easy. |ennsylvania Avenue, Decause of |Is
grea1 i mportance to Ihe City and its symDol|c
importance to the naIion, is inevi1aD|y a focus of
conIroversyandconcern. However,out of Ihe process
has come a close consensus on a pl an to reDuld 1he
Avenue, based upon a rea|isIicassessmen1ofthe ki nd
of deve|opmenI tha1 is | i ke|y 1o occur over thenet
decade and a sens|I|ve Da|ancing o! local interesIs
w|th the national i mportance o!Ihe Avenue.
CHAPTER ONE
Z
CHAPTER TO
Chapter Two
The Pennsylvani a
I. GOALS ANOObJECTlVES
1he p|an | s nIended IO prOv|de !Or Ihe deve|OpmenI
o! Fennsy|vana Avenue as a vta| parI O! downIown
Wash|ngIOn, as IhesymbO||cceremOn|a|way between
Ihe Cap|Io| and Ihe Wh|Ie House and as a | | nk
beIween Ihe gOvernmenIa| c|ty andIhe pr|vate c|Iy.
|Or many years Ihe nOrIhern edgeO\IheAvenuehas
been deter|oraIng. Once a ||ve|ycenIerO!acI|v|Iy!Or
res|denIs and vs|IOrs a| | ke, |I has dec||ned n |mpor
Iance and IOday | s a drab and depress|ng p|ace. 5nce
Ihe cOnstrucI|On O!Ihe |edera| 1r|ang|e |n Ihe 1 920's
and T 930s Ihe Avenue has becOmea barrer beIween
the dOwnIOwn and Ihe Ma| | .1hsprOnounccdsepara
I|on O! !uncI|Ons, cOup|ed w|Ih neg|ecI by bOIh
pub|c and pr|vaIe |nIeresIs, has made Ihe Avenue
One o! Ihe shabb|esI and |easI |nIeresI|ng O! Ihe
wor|ds ma| n Ihorough!ares. Any aIIempI IO reverse
Ihs decl|ne w| | | requ|re a s|gn!|canI e!!Ort by boIh
pub|c and pr|vaIe secIOrs, wth Ihe gOvernmenI
|ead|ng Ihe way n Order IO demOnsIraIe Is cOmmI
menIIOpr|vaIedeve|opers.
1he !O||Ow|ng obecI|ves !Ormed Ihe bass !Or p|an
nng| nIhe|ennsy|van|aAvenuearea.
Hcn!Orc|ng Ihe Avenues un|que rOle as Ihe
phys|ca| and symbo||c | | nk beIween Ihe Wh|Ie
HOuse andIhe Cap|Io|. 1heAvenue musIservenOI
usI as a backdrop forparades, buIshOu|dbecOme
Ihe "mansIreeIO!Ihe naI|on.
Mak|ng Ihe Avenue !uncI|On as a br|dge, nOI asa
barr|er, beIween Ihe monumenIa| |edera| core Io
Ihe sOuIh and Ihe c|Iys dOwnIOwn Io Ihe nOrIh.
1he !uncIOna| segregaI|on o\ Ihe nOrth andsOuIh
sdes must be m| n| m|zed by makng |I easer !Or
peOpIe IO cross \rom One s|de IO IheOtherand by
g|v|ngIhem a reasOnIodOsO.
3
Avenue Pl an - 1U74
1rans!Ormng Ihe Avenue ntO an aItracIve and
p|easanI p|ace!Or resdenIs and v|s|IOrsa| | ke. 1he
phys|caI II|ng musI accOmmOdaIe Ihe var|ed
needs o! a|| Ihe peOp|e whO use |tO!!er|ng
cOm!orIab|e p|acesIO sIrO|| , resI, s|I andIa|k,eaI
and shOp.
|rOv|dng a mXIure O! cOmmerc|a| and cu|turaI
acI|vI|es a|Ong Ihe Avenue Ihatw||| atIracIaw|de
var|eIy o!pcop|eandst|mulaIestreeI||!e. | nIerest
|ng and d|verse sOc|a| andcu|Iura|acI|v|I|escan be
every bI as|mporIanIasthephysca|env|rOnmenI
|naIIracI|ngpeOp|eIoIhe area.
Brng|ng peOp|e back Io ||ve a|Ong the Avenue.
ArOundIhec|Ock res|denIs w||| he|p bOIh IO keep
Ihe area a||ve a!IerIhewOrkday| sOveranda|sOIo
supporI a greaIervar|eIy O! cOmmerc|a| acI|v|I|es.
| nIrOduc|ng, On currenI|y underuI| | | zed |and,new
bu|d|ngs represenIaI|ve O! Ihe besI conIemporary
arch|tecIural and p|annng cOncepIs. New bu||d
|ngs, hOwever, musI cOmp|emenI and enhance Ihe
e|sIngurban!abrc.
Ma|nIa|n|ng a sense O! hsIOr|c cOnI|nu|Iy and
evO|uI|on by preserv|ng bu||d|ngs represenIaI|veO!
d!!erenI eras and sIy|es. 1h|stang|b|eev|denceO!
Ihe Avenue's deve|OpmenI and change |n use and
sca|e w|| prov|de a ||nk wIh IhepastIhaI |s Ioo
o!Ien |ack|ng |n |arge sca|e, posIwar redeve|Op
menIp|ans.
Br|ng|ng new econom|c | | !eJObs, shopp|ng and
bus|ness OppOrIun|I|esIo Ihe Avenuewh||e re|n
!Orc|nge|sI|ngacI|vIy DOIh Onthe Avenueand |n
1headacenIdOwnIown area.
Heducng hardsh|ps IO esI|ng bus|nesses by
sIag| ng deve|OpmenI care!u| | y and by prOv|d|ng
e!\ecI|ve re|Ocat|On bene!|Is. A|Ihough s|gn|!canI
redeve|OpmenI |s accompan|ed |nev|IabIy bysOme
d|sIOcaI|On, every e!!OrI musI be made to assure
haI e|sI|ng bus| nesses have an OppOrIun|Iy Io
parI|c|paIe |n redeveIOpmenIa|ongIheAvenue.
Insur|ngIhaI m|nOr|Iy bus|nessesandwOrkershav
an oppOrIun|Iy IO share |n Ihe bene\|Is IhaIw| | |
Occur as a resu|I O! redeve|opmenI. |I |s essenI|a|,
| n a c|Iy w|Ih Ihe h|ghesI percenIage m| nOr|Iy
pOpu|aI|On O! any maOr urban cenIer |n Ihe
Un|Ied 5IaIes, IhaI Ihe CorporaI|On assess Ihe
|mpacI O! Ihe p|an On m|nor|Iy |nIeresIsIhrOugh
OuI Ihe deve|Opment per|od and Iake pOs|t|ve
measures IO assure !u|I m|nor|Iy parI|c|paI|On | n
acI|v|I|es and bene!|Is IhaI resu|I !rOmp| an|mp|e
menIaI|on.
Enhancng Ihe c|Iys Ia base Ihrough more
|nIens|v8useo!|and| nIh|spr|me |OcaI|on.
5Iructur|ng an Overa|| deve|opmenI prOgram Ihat
can be |mp|emenIed |n a Ime|y!ash|oncOns|sIent
wIh overa|| markeIdemand |nIhearea.
Many o!IheseObecI|veshavebeenaddressedd| recI|y
n Ihe prOposed deve|opmenI p|an. OIhers, hOwever,
depend mOre upOn Ihe way |n wh|ch Ihe proecI | s
eecuIed. 1h|s | s Irue O! Iwo parI|cu|ar|y |mpor!anI
ObecIvesprov|d|ng Ihe ||ve||esI poss|b|e m|Iuc o!
bus|ness and cu|Iura| acI|v|I|es, and assur|ng !u||
parI|c|paI|On o! m| nOr|Iy |nIeresIs | n Oeve|Opmn
prOgrams.
HecOgn|z|ng IhaI nIeresI|ng acI|vI|es are as |mpOr
IanI as Ihe phys|ca| env|rOnmenI a|Ong Ihe Avenue,
the COrpOraIon w||| conInue IO sIudy Ihe k|nds af
acI|v|I|es maI are needed a|OngIhe Avenue and w||
underIake a pos|I|ve program IO br|ngIheseacI|v|Iet
Io Ihe Avenue as deve|opmenI prOceeds. 1he CorpO
raI|On w||| a|sO cOnI|nue IO prOvde 1he !u|| esI
pOss|b|e|n!OrmaI|OnOn |Is acI|v|I|esIO Ihepub||cand
w||| es1ab||sh apprOpraIe prOcedures !Or |nvO|v|ng
cI|zens and area bus|nessmen | n d|scussOns O!
deIa||ed e|emenIs O! Ihe p|an as Ihey are be|ng
devc|Oped.
M|nOr|Iy bus|nesscs and workers musI be ab|e IO
share |n Ihc bene!|Is O! Ihe p|an as |I|s| mplemenIed.
1O Ih|s cnd, Ihe COrpOraI|On w||| Iake pOs|I|ve
mcasures IO assure !u|| m|nOr|Iy parI|c|paI|On. 1he
COrpOraI|On w||| work c|Ose|y w|Ih |edera| and
O|sIr|cIagenc|es andcOncerned pr|vaIeOrgan|zaIOns,
as we|| as cOmp|y wIh app||cab|e equa| OpporIun|Iy
|aws and regu|aI|Ons. On |Is Own prOecIs, Ihe
COrpOraIOn w||| adhere IO pO||ceso!m|nOr|Iy h|rng
and w|I| encOuragc Ihe parI|c|paI|On by m| nOr|Iy
cOnIracIOrs |n consIrucI|On wOrk. |Or prOecIs IhaI
arc tO be underIaken by pr|vaIe deve|Opers, Ihe
COrpOraI|On w||| urge m|nOrIy enIrepreneurs IO
prOpOseand assumeprOecIs.NonmnOr|Iy deve|Opers
w||| be encOuraged IO uI|||ze mnOr|Iy !|rms and
wOrkers | nIhecOnsIrucI|OnO!Ihe|rprOecIs.
|OrIunaIe|y,p|ann|ng!Or the AvenueOccurs aIa Ime
when OIher subsIanI|a| | mprOvemenIs are underway
bOIh n downIOwn Wash|ngIOn and w|Ihn Ihe |ed
era| en0|ave. MaOr Mb1HO ||ncs are undercOnsIruc
t|On wIhn Ihe dOwnIOwnand sOmesegmenIsshOu|d
be cOmp|cIe by Ihe 1 91b bcenIenn| a| . ||ans have
been deve|Oped IO convcrI pOrI|Ons O! | and G
5IrccIs, the re1a| core O! thc c|Iy, | nIO pedesIran
ma||s. 5evera| urban renewa| s|Ics arOund maor
subway s1Ops have been assemb|ed by Ihe O.C.
Hcdevc|OpmenI Land Agency and O!!ered !Or deve|
OpmenI. COnstrucIOn s underway On Ihe NaI|ona|
V|s|IOr CenIer aI UnOn 5IaI|On. Ma]Or new gOvern
menI O!!ces are schedu|ed IO open Ih|s year, |nc|ud
|ng Ihe |. B| . and U.5. DeparImenI o! Labor buld
|ngs.
|n add|Ion IO th|s acI|v|Iy n Ihe downIOwn core,
subsIanI|a| mprOvemenIs arc be|ng made n Ihc area
sOuth O! Ihe Av0nue. One new museum, Ihe H|rsh
hOrn Museum O! ArI, has a|ready Opened, and
anOIher, Ihe NaI|Ona| Ar and 5pace Museum, s
schedu|ed IO bc Open byIhe b|cenIenn| a| .1wOOIher
muscums are a|sO under way, Ihe NaIOna| Ga||ery
bast bu||dng and the Natona| 5cu|pIure Garden.
New Irees and |andscap|ng arc beng added IO Ihe
Ma||, and a |arge re!|ecIng pOO| has been bu|IaIIhe
Propose Conver
sicn cI the En
close Courtyard
in the Old Post DI
f i c e B u i l d i ng
(Sketch by James
Sandell of Arrow
street, Inc., Cam
b r i dge, Massa
chusetts)
CHAPTER TWO
4
VI CI NIT PLN G51
SCALE: 1. _
The base map was prepared by the School of Architecture,
University of Maryland and Professor J. R. Passonneau.
!OoI O! theCap|IO|.1he NaIIOna| EndOwmenIfOrIhe
ArIs has propOsed resIor|ng the O|d |osI Of!|ce
bu||d|ngw|Ih|n the |edeta| 1r|ang|e and us|ng|Iasa
un|quecu|Iura|cenIerprOv|d|ngspace!orIhe EndOw
menI's headquarIers, |oca| cu|Iura| acI|v|IIes, resIau
ranIs and shOps. ||na||y, Ihe O|sIrIct O! CO|umb|a
governmenI wou|d ||ke Io erecI a new bu||d|nga|ong
|ennsy|vanIa Avenueon a pIOI Of |and nowusedasa
park|ng |oI, adJacenI to theeX|sIIng O|sIr|cI bu||d|ng.
1aken a| | IOgether, Ihese changes hera|d a rev|Ia||za
IIOn ot dOwnIOwn WashngIOn and Ihe deveIOpmenI
O! the MaI| area as the naI|On's greaIesI museum
cOmp|eX. Hedeve|OpmenIOt1heAvenueshou|d re|n
tOrce Ihese changes and p|ay a p|vOIa| ro|e In
Irans!ormIng Ihe cOre o! Ihe c|ty inIo a dynam|c
centet O! ecOnOmIc, sOcIa| and cu|Iura|, as we|| as
governmentacI|v|Iy.
l I . GENEHAL OE8CHlFTlON OF OEVELO|MENT
FLPN
1he |and uses prOposed |n Ihep| anInc|udeboIhuses
currenI|y !Ound a|ongIhe

Avenueand new usIhaI

are InIended IO makeIhearea acenIero!arOundIhe
c|ock acIIvIIy. |8e Land Use ||an) 1heAvenueIse|t
wOu|d be enhanced bOIh by spec|a| Iandscap|ng and
||ghIIng and by prOvId|ng a cOnIInuOus frOnIage O!
reIa|| acI|v|Iy aIong |Is norIh sIde. Of!|ce and hOIe|
uses wOu| d dOmInate |n the wesIetn porI|on of Ihe
deve|opmenI area, cOns|stent w|0 |Is |OcaIIOn near
Ihe bus|ness and bank|ng heart o! Ihe C|Iy. 1he
easIern pOrtIOn wOu|d be the |ocaI|On Ot a new
resIdenI|a| cOmmun|ty. A|IhOugh IhIs area has been
predom|nanI|y cOmmerc|a| !Or many years, a maor
change |n |and use Is cOns|dered essenIIa| forsevera|
5
VICINITY PLAN
@ PDC AREA
RENEWAL AION AREA
m MUSEUM DISRICT
METO
DOWNTWN URBN RENEWAL AREA
. SPECIAL PROJET AREA
- SREETS M PEOPLE
6
<- '-~~~~-~~.~-~~
LND USE PLN
SCALE: <
HOTEL
;:;:;:;:;:;:::; RESIDENTIAL
OFFICE
RETAIL
l||||||l|l||l|l| GO'T/INST'L.
J
G52

=

Constitution Avenue

-

,
I " X '

LANDMARKS
SCALE: && W I
LANDMARK BUILDING
PADC AREA

PENNSYLVANIA AVENUE
VISTA

INTERRUPED VISTA
1 W HO
2 TRASL
a WHINHTEL
R. WILLARD HOEL
9. ao BK F STREET
1 TARIF CMMISIO
11. ARCHrES
1. SK O WSHNGTON
HISTORIC
5, DISTRICT BILDIG
S OLD PT OICE
1 CENTRAL NTIONAL BK
7 EVENING STAR BUILDIN
1. MAITHEW BRAD STUDO
. CITY HALL
B. NAONAL PRTRAIT GAt. 1 U S CP
9
G54
DISTRICT
I LLUSTRATI VE SITE PLAN G53
SCALE: &&
reasOns. ||rsI, Ihe IOIa| amOunI O! |and a|ong
Fennsy|van|a Avenue IhaI |s nOw zoned !Or Of|ce
deve|OpmenI cannOI be markeIed !Or IhaI use |n Ihe
!Oreseeab|e !uIure. 5ecOnd, Ihere |s a demonsIrab|y
sIrOng markeI !Or hOus|ngdOwnIOwn. ||na|Iy, Ihe
| nIrOducI|On O! res|denIs shOu|d he|p IO make Ihe
area| |veIy,aIrracI|veandsa!e.
1hese bas|c Iand uses wOu|d be prov|ded Ihrough a
cOmb|naI|On O! newdeve|OpmenI a|ongw|Ih rehab|||
IaI|On and reIenI|On O! e|sI|ng sIrucIures. A| | des|g
naIed |andmark sIrucIures wOu|d be reIa|ned and, |!
necessary, rehab| | | IaIed. |See Landmarks |denI|!|ca
I|On Oraw|ng) ManyO!IheOIheroIdersIrucIuresIhaI
have arch|IecIura| mer|I buIareO!IessIhan|andmark
qua||Iy wOu|d reIa|ned, e|Iher by preserv|ngIhem |n
p|ace Or by mOv|ngIhe|r!acadesIo newconso||daIed
|OcaI|Ons. In add|I|On, many e|sI|ng bu||d|ngs IhaI
haveuse!uI ecOnOm|cI|ves wOuId rema|n.1hepIan, |n
tummary, prOv|des !Or a cOmb|naI|Ono!Ihe newand
Ihe O|d, raIher Ihan a IOtaI rebu|d||ngO!Ihe Avenue.
|See | | | usIraI|ve 5|Ie F|an
|OI|Ow|ng |s a br|e! descr|pI|Ono!Ihemaor usesand
Ihe way | nwh|chIheywOu|d bedeveIOpeda|OngIhe
Avenue.
A. Hesden1aI
1he hOus|ng deveIOpmenI, wh|ch wOu|d be concen
IraIed |n Ihe area easI O! Ihe new |. b. I . bu||d|ng, | s
des|gned IO prOv|de a un| que and mOde| |nIown
I|v|ng 0nv|rOnmenI. 1h|s area Ioday |s a m| Iure O!
va0anI |OIs, a !ew new h|gh r|se of|ce bu|d|ngs
1 1
erecIed dur|ng Ihe 1 9b0's and |eased Io Ihe govern
menI, and a Iarge number O! |OwscaIe cOmmerc|aI
bu||d| ngs erecIed dur|ng Ihe 1 9Ih and ear|y 20Ih
CenIur|es. 1h|s sIreIch O! Ihe Avenue was Once Ihe
CIy's commerc|a| cenIer, buI |I has

|ong s|nce been

ec||psed by Ihe reIa|I cOncenIraI|on a|ong I and G
5IreeIs.
1he COrpOraI|On recogn|zed IhaI success!u| res|den
I|a| deve|opmenI wou|d requ|re Ihe creaI|On O! a
subsIanI|a| and un|que commun|ty1haI couIdaIItacI
peOpIe |ong acOsIOmed IO Ih|nk|ng O!dOwnIown
Wash|ngIOn as a p|a IO wOrk and shop, nOI as a
pIace Io I|ve. I n Order Io ach|eve Ih|s ObecI|ve, Ihe
p|an, prepared w|Ih Ihe ass|sIance O! Ihe COrpora
I|On's hous|ng consu|IanI, Hugh Newe|I Jacobsen,
proposes a spec|a| con!|guraI|on o! h|gh dens|Iy
res|denI|a| and m|ed uses, presenI|ng a dOwnIOwn
c|Iy sca|e On Ihe per|meIer and an |nI|maIe, IOwn
hOuse sca|e OnIhe |nIer|Or. 1heh|ghsIrucIuresonIhe
per|meIer wOuId noI On|y re|aIe |n sca|e Io Ihe
surrOund|ng area, buI wouId serve Io bu!!er Ihe
res|denI|aIun|Is,| |!I|ngIhemupandaway!rOm sIreeI
nO|se and prOv|d|ng good v|ews !or a ma|mum
numbetO!dweI||ngs.
1he maJOr hous|ng deve|opmenI wouId be cOncen
IraIed |n a !ourbIOck area beIween 7Ih and 9Ih
5IreeI, E 5IreeI and Fennsy|van|a Avenue. V|ewed
!rOm Ihe Avenue, Ihe sIrucIure wOu|d r|se 1 1 0!eeI,
w|Ih arcaded grOund !|oor teta|I space,severaIsIor|es
O! O!!|ce space and aI IeasI !our sIor|es o! hOus|ng.
Ins|de Ihe bIock, Ihe hOus|ng wo0Id be arranged | n
IwoIo!oursIory I|ers f|ank|ng nIer|or Op0n a|r
waIkways and sIepp|ng down IO gound Ieve| aIIhe
View of Proposed Housing between 7th and 91h Streets
13
Propose Housing Program
Rental: % No.
Efficiency 50% 250
1 -Bedroom 39% 195
2-Bedroom 1 1 % 55
Total 100% 500
Sales: % No.
Efficiency 14% 140
1-Bedroom 55% 550
2-Bedroom 21% 210
3-Bedroom 10% 100
Total 100% 1000
*Prices reflect January, 1 974 dollars.
center of the block. Parking would be provided under
the stepped housing within the structure. Thus, from
the outside, a person would see a building in scale
with its surroundings, with lively street activity in
front of shops, restaurants, and offices. Inside,
wherever a person stood, he would see a low-scale
residential neighborhood, with landscaped walkways
giving di rect access to apartments and townhouses,
with parking out of sight but only a short walk or
elevator ride away.
Although the housing units would be grouped in
low-rise structures, the overall density would be
high-about 130 units per acre, which is double the
average residential density of the Southwest Urban
Renewal Area. Despite the density, the housing
would have a qualtiy of spaciousness that is not
available in standard elevator apartment buildings.
Most of the units would have private patios, and all
would have direct access to landscaped walkways,
providing strol l i ng and play areas free from auto
mobile traffic.
Additional residential development would be pro
vided in the area east of 7th Street. Because of
substantial number of existing buildi ngs-both new
office structures and older buildings with architec
tural merit-are proposed for retention in this area,
the basic housing development pattern would vary. I n
instances where a sufficient land area is available, the
Size Monthly Rent*
550 s. ft. $275.00
750 sq. ft. $325.00
1 .00 sq. ft. $500.00
Size Sales Price*
650 s. ft. $32,50
850 sq. ft. $41.560
1 .200 sq. ft. $56,400
1 ,350 sq. ft. $62,100
same basic pattern would be employed. In other
i nstances, constricted sites will , dictate more conen
tional high rise housing patterns that would be filled
i n between existing structures.
I n al l , approximately T b00 residential units would be
provided, about a third of which would be rental and
two-thirds for sale. Most of the units would be small
(efficiencies and one-bedrooms), with rental and
purchase prices aimed at households with annual
incomes ranging from ST b,000 to S3b,000. These
prices reflect current costs for private high density
residential development at close-in locations. In order
to provide an opportunity for lower income house
holds to live in the project, the Corporation will
request Federal subsidy funds for up to 2b0 units.
These units would be made available to households
meeting the eligibility criteria of Sections 23b and
23b of the National Housing Act or successor acts.
The Corporation will consult with the District of
Columbia government on the administration of these
low and moderate income units.
B. Office
Most of the land under the Corporation's jurisdiction
is now zoned for intensive office development.
Despite the lack of activity in recent years, the
Corporation's economic development consultants,
Gladstone Associates, are confident that new office
construction can be attracted to the area. Several
factors contribute to . this renewed potential. Fi rst,
there are fewer and fewer sites available for office
construction in the "new\ downtown" area centered
around Connecticut Avenue. The high cost of these
remaining sites, along with growing community
opposition as office buildings\'encroach upon estab
lished residential neighborhoods,' should help to
attract office development into other areas. Despite
its current state of decay, thel Pennsyl

ania Avenue
area offers a numbr of advan.tages. It IS well served
by public transit-both bus and, in the near future,
METRO. Major public i nvestment has al ready
occurred in the area, most importantly the al most
completed F.B. 1 . Building. Finally, i mprovements
proposed as a part of the Pennsylv'nia Avenue Plan
will result in a major upgrading of the appearance of
the Avenue, reinforcing its importance as a center of
activity for the City.
The area west of the F. B. 1 . Bui l ding was selected as
the most l i kely location for new private office
development to occur. Up to 3.2 mi l l i on square feet
of new office space could be provided over a T 2 to T b
year period. The configuration of the office area
provides a maximum amount of prestigious space on
a relandscaped Pennsylvania Avenue. Developers
woul d be al lowed to build the full amount of office
space permitted under the existing\-4 zoning and at
the same time would be given consid
\
able flexibility
in the design and massing of their 'Quildings. The
Corporation and its market consultants are confident
that, with the implementation of the plan, this space
will become in every way competitive with the
prestige office center around Connecticut Avenue and
KStreet.
Some office space would also be provided in the area
east of the F. B. 1 . Buidling. Approximately b00,000
square feet could be developed in conjunction with
the proposed residential complex. Another b00,000
square feet might be developed in the later stages of
plan implementation on the " block fronting on
Pennsylvania Avenue between John Marshall Place
and 6th Streets. This block, which is adjacent to the
U.S. District Court and across the street from the
National Gallery of Art, could be an attractive site for
a "single use" building, such as a major institutional
or corporate hedquarters.
14
CHAPTER lO
C. Retail
Shopping facilities in the area would be designed to
serve residents, visitors and office workers i n a way
that would strengthen retail activity where it is
presently weak, without competing with the nearby
downtown retail space on F and G Streets. This is to
be done by consol idating and concentrating retail
space in the project area. For example, expanded
specialty and department store space would be
provided on F Street between 8th and 9th Streets,
strengthening the main downtown shopping street in
this area. A smal l shopping plaza oriented towards
tourists, office workers and residents is designed as
part of the mul ti-use residential complex at Penn
sylvania Avenue and 7th Street. This plaza would be
across the street from the METRO stop at Market
Square, and a special entrance could be provided,
leading di rectly into the shopping area.
Ground floor commerical space would be developed
throughout the area. In addition to the Pnnsylvania
Avenue frontage, retail space would be provided
along E Street and along the north-south streets
leading into downtown, especi al l y 7th Street, which
has long been a center of commerical activity. These
retail establishments will help to assure continued
vitality in the area, while enhancing the city's main
retail core by drawing a steady stream of office
workers and visitors north onto F and G Streets. The
liveliest possible mixture of commercial uses wi l l be
encouraged, including restaurants, theaters, night
clubs, art galleries, boutiques and specialty shops that
naturally attract l arge numbers of users and stimulate
street life.
A total of between 900,000 and 950,000 square feet
of new retail space could be accommodated under the
development pl an. The new department store on F
Street woul d account for 270,000 square feet, the
shopping plaza at Pennsylvania Avenue and 7th Street
would account for between 1 00,000 and 1 50,000
square feet, and the remaining space would be located
on the ground floor of bui l dings throughout the area.
Every effort will be made to mi ni mize the impact of
development upon existing retail activity by provid
ing a special relocation assistance program, described
in Chapter 5, that goes well beyond the requirements
of the present law. This program, which would
include both interim relocation space for busi nesses
1 5
Vie of Market Square
and temporary rental assistance, is intended to keep
as many existing businesses as possible in the area
while permitting new development to take place.
D. Hotel
Althou the Corporation would welcome more
hotels in the development area, its market analysts
indicate that the demand for additional hotel rooms
over and above those already committed for the
coming years is marginal. Therefore, the plan pro
poses only the retention of the Wash ington. the
newer portion of the Harrington, the rehabil itation of
the Willard and possibly a new hotel across from the
National Gallery of Art. Altogether btween 400 and
700 rooms could b added to the present hotel space
inventory in the area. The rehabilitation of the
Willard is urged for two reasons, even though it is
likely to require governmental assistanc to be feasi
ble. Fi rst, it is a landmark building and second. hotel
activity in this key location will help tremendously in
the revitalization of the Avenue.
E. Pbic Saes
The Avenue would b completely relandsaped and
specially i l l umi nated to establish its identity as the
main street of the nation. Unified and distinctive
paving surfaces, plant materials and lighting fi xtures
would b used to give the Avenue the visual cohesion
i t now lacks and to reinforce its unique location and
function as the physical l i nk btween the White
Hous and the Capitol. Sidewalks would be trans
formed into broad, tree-lined esplanades, giving
pedestrians an inviting place to strol l . The canopy of
trees will provide a natural setting for - shops and
restaurants, espeially sidewalk cafes. The proposals
have been developed with the assistance of Land
Design Researd (landscaping) and Evans and Hill
mann (l ighting/.
The original width l'Enfant assigned to the Avenue
was 160 feet, of which 80 feet was to b devoted to
roadway, leaving 40 feet on either side for sidewalks.
The Avenue is still 1 60 feet wide. However, a total of
1 07.5 feet is devoted to roadway and a total of 52.5
feet is given to sidewalks. The 25foot sidewalk on
the south side leaves room for only a single row of
trees. The 27.5 foot sidewalk on the north side is
only sporadically landscaped. The wide expans of
roadway, along with the absence of pleasant sidewalk
areas, contributes to the low volume of pedestrian
activity along the Avenue.
Since the south side of the Avenue is l ined with
government offices, major pedestrian activity will
naturally ocur on the north side, which will be lined
with shops and restaurants that attract large volumes
of tourists, residents and workers. Making the north
side a magnet for pedestrians will also help to draw
people into the main downtown shopping core,
especially tourists, who rarel y venture away from the
government precinct to the south. For this reason, a
wider, more inviting pedestrian area wouLd be pro
vided on the north side.
Because of the heavy volumes of traffic that now use
Pennsylvania Avenue, the roadway itself cannot be
reduced significantly, at least for the foreseeable
future. Thus, if substantial additional pedestrian areas
are to be provided, it will b necessary to alter .
somewhat the original 1 60 foot width of the Avenue.
Under the plan, the sidewalk of the Avenue's north
side would be widened by 50 feet in areas where new
construction would ocur. The sidewalk would not be
. widened where existing buildings with historic and
architectural value are to be preserved. The additional
sidewalk space will provide room for a triple row of
trees along much of the Avenue's north side. The
south sidewalk of the Avenue would be widened by
trimming up to 7.5 feet from the roadway and
similarly landscaped, although there would only be
room for a double row of trees.
The treatment of the Avenue roadway is intended to
make its broad expanse less of a physical and visual
barrier than it is today. Two 1 1 -foot outside lanes
would b paved i n different material than the inner
lanes, and, if traffic conditions permit, reserved for
exclusive bicycle and bus us. The different material
would give the roadway a narrower feeling. In order
to identify pedestrian crossing areas clearly, the
special paving would also be used at intersections.
Lighting along the Avenue would achieve several
important objectives. The street itself would b lit by
a continuous row of bright fixtures. reinforcing the
vista btween tne White House and the Capitol.
Individual building, monuments. fountains and
major landscaped areas would b specially lit to make
CHAPTER TWO
them stand out from their surroundings. Finally,
pedestrian areas would b l it to a greater intensity
than the street, enhancing pedestrian safety and
thereby increasing night-time activity along the Ave
nue.
The overall effect of the landscaping and lighting
proposals woul d be to give the Avenue a very special
quality. Its double swath of green, brilliantly i l l umi
nated at night, would be not onl y. , a grand and
dignified setting for ceremonial occasions, but also a
lively center of activity for the people of the city and
the nation to use, admire and enjoy.
1 6
CHAPTER TO
Typical Avenue Landscaping Plan
PRESIDENTIAL BUILDING F.al. BUILDI NG
SERVICE
OLD POST OFFI CE
17
CHAPTER TO
Typical Avenue Cross Section
3
18

I
-

v~~
View Toward Capitol from Treasury Terrace
1 9
View of Widened Pennsylvania Avenue Pedestrian Promenade
20
TYPI CAL
LI GHTI NG
SECTI ON
21
|
2
BUI LDI NG PRESERVATI ON PLN G55
SCALE:
W
W
. . .

BUILDING PLANNED TO REAIN
BILDING MAY REMAIN
FACADES TO BE CONSIDERED FOR PRESERVATION
I I I . BLOCKBYBLOCK DESCRIPTION OF
DEVELOPMENT PLAN
Each block presented different problems that had to
be resolved in determini ng the overall land use and
site development plan. Although significant tracts of
vacant or underutilized land are to be found within
the development area, it is for the most part covered
with buildings of varying sizes, styles and conditions.
There are a number of substantial existing buildings
that had to be accommodated within the develop
ment sheme, either because of their established
historic or architectural merit or bcause of their
economc value. Some blocks contai n .1 9th and early
2h century bi l dings that are not landmarks, but
have considerable architectural interest.
In general, three categories of existing buildings have
been identified for special consideration, as i l l ustrated
on the Building Preservation Plan: ( 1 ) buildings that
are planned to b retained in place, including land
marks and modern office structures; I2) buildi ngs
that may b retained but could ultimately be replaced
by new developments or modified to conform with
plan requirements and, I3) buildings of architectural
interest that are located in areas proposed for
redevelopment, but wi l l be given special considera
tion, either for preservation in place or possible
facade relocation.
Special development controls have been established
covering unique conditions in each blok, either to
meet requirements of the landscaping plan or to
assure compatible development adjacent to existing
structures within each block. In addition, general
controls have ben established covering land use,
floor area ratio"and buil ding heights.
Following is a description of existing conditions and
proposed development on each block. For simpliCity,
blocks have been identified by their official city
square numbers, which are shown on the square
identification map.
*
Floor Area Ratio (FAR): a figure which expresses the total
gross floor area as a multiple of the area of the lot. This
figure is determined by dividing the gross floor area of al l
buildingson a l ot by the area of that lot.
24
f
CHAPTER TWO
PADC BOUNDARY AND SQUARE I DENTI FI CATI ON NUMBERS
25
l`

SQUARE 187
This block is occupied entirely by the U.S. Treasury
Building, a monumental Greek revival style structure
that was erected btween 1 836 and 1 869 and has
been designated a National Historic Landmark. No
changes would be made to the building itself under
the development plan. However, the south terrace is
proposed to b expanded and relandscaped, Alexan
der Hamilton Place would be closed and the Sherman
Monument grounds would be relandscaped. This
entire area would become a convenient waiting place
for White House tourists.
CHAPTER TWO
5OOHL1 87
w
O
Z
w
>

w
>
i
O
u
w
X
w

w
PENNSYLVANIA AVENUE
'
ALEXANDER HAMI L TON PLACE

.
.
'

Sherman Monument
' "r
E STREET
T
w
0
c
O
I
7
26
f
CHAPTER TWO
5OOHLZZb

U
U

r
U
.
:
EXISTING CONDITIONS
ILLUSTRATIVE DEVELOPMENT
27
Washington Hotel
| | lusIrat|vc Dcvc|opmenI Kcy.
@ Hotel
|
Office
@ Retail
Residential
1hcsc |ndicaI|onsapplyto al l
| l l ustrativcdcvclopmcntd|agrams
|nIhisChapIcr.
Willard Hotel
SQUARE 225
Existing Conditions: More than two-thirds
block is occupied by two hotel buildings, the
Willard (A) and the Washington (B), and the remain
der is taken up by two parking structures (C and D)
and the now vacant buildings of the Occidental
Restaurant ( E and F)_
The eleven-story Willard Hotel, an excellent example
of the French-inspired eclectic beaux-ars style, was
the City's fi rst skyscraper when it was opened in
1 901 . For many years the hotel was a traditional
stopping place for diplomats and statesmen, but it
was closed in 1968 and has been vacant since. Six
years of minimal maintenance have left the building
badly deteriorated_ The Willard is listed on the
National Reister of Historic Places and is a Category
I I landmark_
The Washington Hotel, a nine-story building of Italian
Renaissance-inspired design erected in 1917, is a
Category I I I landmark. Unlike the Willard, the Wash
ington continues to b a successful hotel, with more
than 300 rooms and a- penthouse terrace restaurant
that has a spectacular view of the Treasury Building,
Ell ipse and Mall.
The two building adjacent to the Willard Hotel
formerly housed the Occidental Restaurant, which in
its day was a famous establishment catering to
government officials and dignitaries. The eastern
The Joint Committe on Landmarks has estblished three
categries of landmarks: Category I, including landmrks of
great importance that contribute significantly to the national
cultural heritag or that of the District of Columbia and its
environs, and which must be presrve; Categry I I , including
landmarks of importance that contribute significantly to the
cultural heritag or visual beuty and interest of the District
of Columbia and its environs, and which should b preserve
or restored, if possible, and Ctegry I I I , including landmarks
of value that contribute to the cultural heritag or visual
bauty and interest of the District of Columbia and its
environs, and which should be preserve, or restored; if
practicable.
CHAPTER TWO
eight-story section adjacent to the Willard was built in
1 903 and has some architectural merit. The western
two-story section was built in 1914. These building
are currently vacant and require major improvements.
Proposed Development: Under the plan, hotels would
be the dominant use on this key block, which is
located at the- western terminus o! the
A
venue.
Retai
'
l and office uses' wou
ld
also be per
'
mitt
e
d.
T
he
Washington Hotel would remain, although there may
be changes to its configuration in the interior of the
block as a result of adjacent new development. The
Willard Hotel would be preserved, preferably as a
hotel, but office or residential use would also be
acceptable. A specific request would be made for
Federal funds in order to assure its preservation. The
area btween the two hotels would b developed for
office, retail and related parking, along with facilities
for conference activities generated by the two hotels.
New development would be permitted between the
two hotels, extending from the building l ine on
Pennsylvania Avenue to the building line on F. Street.
The Pennsylvania Avenue sidewalk would be treated
as part of a coordi nated landscaping plan with Square
226.
A maximum floor area ratio of 10 would b
permitted for new development between the two
hotels, and buildings could extend to the full height
of the Willard Hotel. Once development is complete,
it is estimated that the block would contain at least
675 hotel rooms, approximately 60,000 square feet
of new retail space and 200,000 square feet of new
office space.
In the event that the Willard Hotel cannot be
retained, the Corporation will propose an alternate
development plan for the entire block. Under this
alternate plan all existing structures would b cleared
and a new office and retail complex would be erected
conforming to the new setback building line and to
the height and bul-k regulations 'for new constrlction
elsewhere along the Avenue west of the F . B. 1 .
Building.
28
CHAPTER lO
5OUHL226 & VL51LHNFL
f
29
Site for a New
Office Building
E STREET
SQUARE 226
Existing Conditions: This block is now an informal,
landscaped park.
Proposed DeveloPment: Under the plan this block,
which has been dedicated by Congress as a memorial
to General John L..-Pershing would be used as public
open space. I n addition, special attention will be given to
assure that the landscaping design defines the western
edge of the adjacent public square, called the "West
ern Plaza."
As requested by the Secretary of the Interior, the
Corporation will continue to study the possibility of
erecting a building on this block, which L'Enfant had
intended to be used for building purposes, rather than
public open space. Any development that occurs
would be required to conform to the Federal Triangle
building criteria for height and setback.
CHAPTER TWO
WESTERN PLAZA
Existing Conditions: This "plaza" is bounded by
1 3th, 1 4th and E St
r
eets and crossed diagonally by
Pennsylvania Avenue and the connecting l i nk of E
Street. The L'Enfant plan showed a rectangular plaza
in this general location, and Ell icott, in his revision of
the plan, specifically placed the "plaza" tween
1 3th and 1 4th Street. The "plaza" space has been
designated a Category I landmark place, as an
important element of the original plan for the City.
Today this space bears little resemblance to a uplaza'"
either functionally or visual l y. More than two thirds
of its interior space is consumed by roadways and .the
remaining space is taken by two small parks (one with
a statue of General Casimir Pulaski and the other
with a statue of Alexander Shepherd) and several
smaller reservations that function as traffic islands.
Proposed Development: Under the plan, landscaping
and circulation improvements would help to make
the "plaza" function more effectivel y as a public
open space and to provide an improved setting for the
District building and its proposed sister building. (The
District government has recommended that a new
city office building be erected on the vacant land just
east of the existing District Building. Although this
land is outside of the Pennsylvania Avenue develop
ment area boundaries, the Corporation has officially
endorsed the proposal. The new building would be
aligned with the existing District Building).
3
CHAPTER TO
SQUARE 254
S
l
TRE
-
ET

U
r
f
U
J
H

.
E STREET
` -
EXISTING CODITIONS
ILLUSTRATIVE DEVELOPMENT
31
SQUARE 254
Existing Conditions: This block now.contains a wide
variety
o
f building types and land uses, including
shops, restaurants, theaters, office buildings and
parking facilities. There are few structures of land
mark qual ity in this square. However, some of the
building are in sound condition and fill their
al l owable zoning envelopes.
The three dominant buildings on the block are the
National Press (A), Munsey (B) and National Theatre
(C) Buildings, al l of which were erected during the
first half of the 20th Century. The 1 3story National
Press Building at 1 4th and F Streets is occupied by
newspaper and publication offices and the National
Press Club. The 1 2story Munsey Building is a
welldefined, early 20th Century commercial building
presently occupied by government and private ten
ants. The adjacent 7story National Theater Building
is of a compatible style and houses the National
Theater in its lower floors and offices in its upper
floors. All of these buildings are in general l y sound
condition, but are somewhat outdated by competitive
standards.
In addition to the National Theater, the block
contains the Loew's Palace Theater ID), which is
operated as a movie house but has facilities for stage
shows. There are several commercial structures at the
corner of F and 1 3th Streets ( E) , which are occupied
by stores and a restaurant. These two- to four-story
structu res were erected in the first half of the 20th
Century. Of particular note is the arch of the former
Fox Theater at 1 326 F Street, which was built in
1 927 and is a fine architectural entrance treatment of
what was once the largest and grandest theater in
Washington. The theater, however, was converted to
retail and office space in 1 962 as part of the National
Press Building renovation.
The corner of 14th Street and Pennsylvania Avenue
contains a number of l o
w
-scale commercial structures
of varying eras and styles that house Bassin's restau
rant ( F) . The late 1 9th Century, I tal ianate style
Bassins's building at 1 347 E Street has some archi
tectural interest. The remainder of the block includes
a four-story parking structure (G) adjacent to the
Munsey Buil
d
ing and to vacant lots (H) and (J) that
are now used for surface parking.
Proposed Development: Under the plan, office and
retail uses would dominate on this block, and a
special emphasis would be placed on maintaining and
increasing theatrical and entertainment establish
ments. With the exception of two key underdevel
oped parcels located at the corners of 1 4th Street and
Pennsylvania Avenue and 1 3th and E Streets, the plan
does not anticipate immediate redevelopment. The
National Press Building, the Munsey, National Thea
ter and Loew's Theater Buildings could remain as
long as their owners chose not to redevelop them.
The remainder of the block would be redeveloped for
office uses with ground floor retail space. New
buildings would be constructed in accordance with a
plan providing for an overall approach to servicing,
parking and interior pedestrian circulation.
There are no designated landmark buildings on the
block. However, it does contain several structures
with architectural merit. The Fox Theater arch,
which has been incorporated into the National Press
Building, would remain. The facade o the Bassin's
restaurant building at 1347 Pennsylvania Avenue
would be studied for possible relocation.
CHAPER 1O
32
CHAPTER TO
SQUARE 291
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EXISTING CONDITIONS
I LLUSTRATIVE DEVELOPMENT
33
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SQUARE 291
Existing Conditions: This block contains a mixture
of low-density retail and parking useat the eastern
end, a major office building at the western end and
vacant land in between. The major structure on the
block is the Pennsylvania Building IA), a 1 3-story
office building with a drugstore and a restaurant on
the ground floor and three levels of underground
parking. The building, which was erected in 1953, is
an undistinguished example of the ribbon fenestra
tion pattern that was popular for commercial build
ings of the 1 950's. I t is in sound condition and has
considerable economic life.
The frontage along 1 2th Street contains a pair of late
1 9th Century, four-story structures that are used as
service buildings. The corner of 1 2th and bStreets is
occupied by a two-story structure used as a combina
tion garage and service station I B) , The central
portion of the block along Pennsylvania Avenue is
now vacant and usefor parking (D). The eastern
portion of the Pennsylvania Avenue frontage is
occupied by three low-scale late 19th Century build
ings, whose lower floors are occupied by stores and
l unchrooms and upper floors are generally vacant (C).
The corner building, with its turret and distinctive
fenestration, is the most architecturally interesting of
these structures.
Proposed Development: Under the plan this block
would be substantially redeveloped for office uses
with ground floor retail space. The Pennsylvania
Building could retain its present configuration as long
as is practicable. However, the final stages of develop
ment for the block would include its replacement or
its renovation to conform to the new building line
along the Avenue.
There are no designated landmark buildings on this
block, but the three late 1 9th Century buildings at
1 2th Street and Pennsylvania Avenue have some
architectural interest. These structures would have to
be removed in order to accommodate new develop
ment, but their facades would be considered for
possible facade relocation.
A maximum floor area ratio of 1 1 would be all owed
for new construction. Development wo
u
l d be re
quired to conform to the new set back Pennsylvania
Avenue building l ine. As explained earlier, the Penn-
CHAPTER TWO
sylvania Building, which now extends to the existing
building l ine, would ultimately be modified to con
form to the new building l i ne. For a distance of up to
1 00 feet behind the new set back building line,
construction would be limited to the height estab
l ished by a horizontal plane measured 1 35 feet above
the new building l ine. Construction on the remainder
of the block would be l imited to the height estab
lished by a horizontal plane measured 1 60 feet above
the new building line. Once development is complete,
the block would contain an estimated 520,000 square
feet of new office space and 50,000 square feet of
new retail space.
34
CHAPTER TO
SQUARES 322 & 348
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E STREET
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ILLUSTRATIVE DEVELOPMENT
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SQUARES 322 AND 348
(These blocks are discussed together since they wGuld
be developed under a coordinated plan, with Con
struction occurring in the air rights over 1 1 th Street) .
Existing Conditions (Square 322): Much of this
block is occupied by nine- to twelve-story structures
with office and hotel uses. These l arger buildings
essentially fi l l the available zoning envelope. The
Presidential Building (A), loated at 1 2th Street and
Pennsylvani,a Avenue, is the only substantial new
private structure that has been built on the Avenue in
recent years. It is an 1 1 -story office building that
conforms to the basic design criteria of the Pennsyl
vania Avenue plan. The structure is set back 50 feet,
consistent with the proposed new building line, and
the sidewalk in front has been planted with a triple
row of trees. The upper floors of the building are
presently occupied by D.C. government offices; the
ground floor contains a bank, restaurants and stores,
and there are three levels of underground parking.
The E Street frontage is occupied by the 300room
Harrington Hotel (B), which provides moderately
priced accommodations and has special arrangements
for organized tourist groups. The Hotel encompasses
a 1 2-story structure fronting on 1 2th Street and a
6-story addition fronting on 1 1 th Street.
The most architecturally interesting structure on .the
block is the Old Evening Star Building (CI. an
1 1 -story structure with a superb classical style marble
facad
e
that was erected in 1 898. The main portion of
the building, located at the corner of Pennsylvania
Avenue and 1 1th Street, is a Category I I I landmark.
An annex ( D) was built along 1 1 th Street in the first
part of the 20th Century. This portion of the building
is not a designated landmark. Both str
u
ctures are in
good condition and currently used as office space.
There are two small buildings along Pennsylvania
Avenue between the Evening Star and the Presidential
Buildings. Both of these buildings are in deteriorated
condition and ne'ither has significant architectural or
economic value.
Existing Conditions (Square 38): This block can
tains small retail establishments and restaurants that
occupy numerous small buHdings typical of 19th and
early 20th Century development of downtown Wash
ington. Most of these buildings are one- to four
stories high and generally fill less than half of the
i
available zoning envelope. Many are deteriorated and
vacant above the ground floor.
There are no designated landmark buildings on the
block. However, there are a number of structures,
particularly along 1 0th and 1 1 th Streets that have
some architectural merit. Noteworthy structures
along 1 0th Street include: ( 1 ) the lowscale mi d19th
Century commercial building at 1 0th and D Streets
( E) ; (2) the threestory structure at 412 1 0th Street
(F) , whose facade and dormers give evidence of 1 830's
residential architecture, although the building was
modernized for commercial use in the early 20th
Century; (3) the adjacent fourstory Greek revival
style townhouse building at 414 1 0th Street (G); and
(4) the fourstor early 20th Century, classical revival
building at 416 1 0th Street ( H) . Next to this low
scale grouping is the eight-story U.S. Storage
Company at 41 8 1 0th Street (J) , which was built in
1 909 and is a forceful expression of utilitarian
architecture, with enormous entrance doors, strongly
detailed windows and an iron-bracketed canopy.
Noteworthy buildings along 1 1 th Street include: ( 1 )
the three-stor, turn of the century structure at 431
1 1 th Street with intricate brick detai ling IK} , and (2)
the adjacent three-story, early 20th Century structure
with rusticated neo-classical stone detailing at 425
1 1 th Street ( L) . The remaining frontage along 1 1 th
Street contains typical 1 9th Century commercial
structures that have l ittle architectural distinction.
With the exception of the corner building mentioned
above, the E and D Street frontages of this block are
lined with low-scale structures that have little archi
tectural merit. The small triangular plot between D
Street and Pennsylvania Avenue is occupied by a
statue of Benjamin Franklin (M) .
Proposed Development+ Under the plan these two
blocks would contain a mixture of hotel and office
uses with ground floor retail space. The plan would
provide both for the retention of sound and archi
tecturally significant existing buildings and for new
development on currently underutilized land. Devel
opment on the two blocks would be linked by air
rights construction over 1 1th Street. Buildings that
would remain on Square 322 include the Presidential
Building, the Harrington Hotel and the Evening Star
Building. An addition would be erected adjacent to
the Evening Star structure along Pennsylvania Avenue
in order to fill out its western side, which is now an
CHAPTER TO
exposed party wall, and consideration would be given
to retaining the Evening Star Annex on 1 1 th Street.
Although major redevelopment is expected on Square
348, consideration would b .given to retai ning the
facades of several of the more architecturally signifi
cant building. The most important of these struc
tures are the United States Storage Company building
at 41 8 1 0th Street, the building at 431 1 1 th Street,
and the Greek revival style structure at 414 1 0th
Street.
A maximum floor area ratio of 1 1 would be al l owed
for new construction, except that air rights develop
ment over 1 1 th Street would be restricted to a floor
area ratio of 9. Development woul d be required to
conform to the new building line along Pennsylvania
Avenue. The Old Evening Star Building, however,
would remain in its existing position with Its ground
floor opened to the sidewalk a a pedestrian
arcade, and the proposed addition could extend to
the existing Avenue building line. Air rights construc
tion over 1 1 th Street would be set back to a l ine
perpendicular to 1 1th Street beginning at the north
ern edge of the original Evening Star Building. For a
distance of up to 1 00 feet behind the new Avenue
building line, construction would be restricted to the
height established by a horizontal plane measured
1 35 feet above the new building line. Construction on
the remainder of the block would be l imited to the
height established by a horizontal plane measured
1 60 feet above the new building line. Once develop
ment is complete, the blocks would contain approxi
mately 300 hotel rooms, some 1 ,250,000square feet
of new office space, and 85,000 square feet of new
retail space,
36
CHAPTER TWO
SQUARES 378 & 379
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SQUARES 378 AND 379
These blocks are occupied by the new F. B. 1 . Building.
which has been built in conformance with the new
Pennsylvania Avenue building line. The structure is
now planned to be used solely for F . B. 1 . offices.
However, the Corporation will encourage the F. B. I .
to permit retail businesses along the Pennsylvania'
Avenue frontage so that there can be continuous
retail activity along the Avenue instead of a two
block hiatus at this critical location. Ground level
shops and restaurants would do much to alleviate the
building's monumental appearance, whi l e providing
services for the large numbers of tourists who wi l l
visit the building, as well as for F.B. I. employees and
the general population.
SQUARE 4b
Existing Conditions: This block is now vacant and
used for surface parkirg, with the exception of the
commercial buildings fronting on | Street, which are
Category I I I landmarks and listed on the National
Register of Historic Places. Although the buildings
have varied styles and heights, they were all erected at
about the same time and have a harmonious appear
ance that complements the scale and ambience of the
adjacent National Portrait Gallery and Tariff Com
mission buildings. Unfortunately, the structures are
generally in a deteriorated condition. The ground
Hoors are used for shops and have ben modernized
during the. 20th Century. obscuring much of the
original detai l i ng. The upper floors are mostly vacant
or used for studio space.
The most architecturally interesting of the structures
is the LeDroit Building (A). which was erected in
1 875. This four-story Itaiianate structure was de
signed for both retail and office uses and has a bi-Ievel
'store front, which provides for shops both on the
ground and first floor levels. The sixstory Atlas
Building (B) was erected in 1 892 and has a narrow
two-bay facade on | Street and a 1 2-bay facade on
9th Street. The building has semicircular arches on
the lower two floors that have been partially obliter
ated by later shop fronts. In between the LeDroit and
Atlas Buildings are three two- to three-story struc
tures (C) with intricately detailed facades that were
erected in the 1 870's and 80s. The building at 81 8 F
Street is completely covered with modern porcelain
facing, but the original cast iron and masonry facade
remains intact behind it.
Proposed Development: Under the plan this block
would be redeveloped as a major retail structure that
could possibly b
e
used as a relocation site for Kann's
Department Store. One or two floors of office spac
for the store would be provided above the retail
space. The facades of the landmark structures along
the 800 block of | Street would be retained and
incorporated into the new development. Both the F
Street right-of-way in front of the National Portrait
Gallery and the 8th Street right-ofway between b
and | Streets are to be closed to normal vehicular
traffic and converted to pedestrian malls as part of
CHAPTER TO
SQUARES 406 & 430
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EXISTING CONDITIONS
ILLUSTRATIVE DEVELOPMENT
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CHAPTER TWO
the Hedeve|opment Land Agencys "5treets !or
|eop|e'program.
A maimum !|oor area raIio o! .bwou|dbe a|| owed
!or new construct|on. Bui | di ng heights wou|d b
restricIed to assure compat|bi||ty with |andmark
structures. A|ong 9Ih 5treet construct|on wou|d be
| i mited to a horizonta| p|aneestab|ished by theheighI
o! the At|as Bui|ding, wh|ch is about 75 !eet. 1his
he|ght wou|d cont|nue !or a|| areasnot!rontingon |
5treet, 8th 5treet or b 5Ireet. A|ong | 5IreeI and !or
a distanceof 30 !eet backfrom | 5treeI,construction
would be | | mited Io the heights o! the |andmark
!acades. A|ong 8th 5IreeI and !ora distance b0 !eet
back !rom 8th 5treeI construct|on wou|d be | | mited
Io a hor|zontal p|anc establ|shed by thc heighIo! the
1arif! Commission Bu| | di ng. 1hc 1ari!f Commission
height would also be maintained a|ong b 5trcet and
!or a di stance 30 !eet back !rom b 5treet. After
redeve|opment, |t |s est|matcd that Ihe block would
contain a toIa| o! 270,000 square !eeto! new rcIail
space and up to 35,000 square !eet o! new of!ice
space.
SOUAHb430
1his block is occupied by the 1ar|f! Commission
bui|ding, !ormer|y the Genera| |ost fficc. 1his
important Greek rcvival sty|estructurcwaserccted in
two scctons beIween T 839 and 1844 and T 8b and
T8bb. | I i s a Nationa| HisIoric Landmark and no
ma|orchangcsareproposed tothisbui | di ngunderthe
dcve|opment p|an. However, the Corporation would
cncourage thc Federal government to remove the
temporary strucIures i n thc courtyard and tousethc
bui | di ng !or !unctions that would beaItractive to the
shoppers and tourists in Ihearea.
39
Portion of the "Streets for People" Program in front of the National Portrait Gallery
(Photo: Courtesy of D.C. Reevelopment Land Agency)
SOUAHES40J,408,43T AND 43Z
I1hcsc b|Ocks arc d|scusscd IOgcIhcr bccausc Ihcy
wOu|dbc dcvc|Opcdundcra cOOrd|naIcd|an . )
Exs1ng COnd1Ons ISquatc 40J): 1h|s b|Ock cOn
Ia|ns scvcra| |Owsca|c bu||d|ngs, ark|ng sIructurcs
and a numbcr O! vacanI |OIs thaIarcuscd!Orsur!a
arkng. 1hc |argcsI bu||d|ng On Ihc b|Ock |s Ihc
FOIOmac b|ccIrc FOwcr COmpany's Irans!Ormcr sub
sIaI|On IA), wh|ch |s hOuscd n a !OursIOry bu||d|ng
a| Ong 8Ih 5trccI. AdaccnI IOIhcsubsIaI|On |s a |aIc
1 9th CcnIurys|xsIOry br|ckcOmmcrc|a| bu||d|ngIB).
hc OIhcrmaOrbu||d|ngOnIhcb|Ock|sa IhrccsIOry
sIructurc aI 800 b 5IrccI IC), an car|y Z0Ih CcnIury
bu||d|ngcurrcnI|y Occu|cd by Hcrman'sAI|as5pOrI
| ng GOOds, Onc O! Ihc |argcr bus|ncsscs |n Ihc arca.
1hcrc arc IwO smaI| 1 9Ih CcnIury cOmmcrc|a| bu|d
|ngs aI 41 band 41 19Ih5IrccI (D). 1hcrcma|ndcrO!
Ihc b|Ock |s takcn u by a ark|ng sIrucIurc I b) and
vacanI|and.
Exs1ng COndIOns ISquarc 408)[ 1h|s b|Ock, ||kc
OIhcrs |n Ihc arca, s cOns|dcrab|\undcrut|||zcd.
AbOut a th|rd O! Ihc |and s vacanI and uscd !Or
sur!acc ark|ng. bxccI !Ora mOdcrn 1 sIOryO!!|cc
strucIurc aIthccOrncrO\ 9Ihand D 5IrccIs (F), mOsI
O! Ihc bu|d|ngs arc |Owsca|c and |n OOr cOnd|I|On.
A numbcr O! Ihcsc sIrucIurcs, hOwcvcr, havc sOmc
arch|IccIura| |nIcrcsI, cspcc|a||y thOsc !rOnI|ng On
MarkcI5pacc,|nc|ud|ng:I 1 ) IhcFcrry Bu||d|ngaI8Z1
MarkcI 5paccIG) , a !Our-sIOry cOmmcrca| sIrucIurc
crccIcd |n 1 8b0 w|Ih an add|I|On |n 1 90Z, wh|ch |s
nOw Occup|cd by a rcsIauranI and an anI|quc sIOrc,
I2) Ihc !OursIOry bu||dng aI 809 MarkcI 5accI H) ,
nOw Occupcd by a!urnIurcsIOrc,wh|chwascrccIcd
|n 1 88band hascscc|a||y!|nc casI |rOn dcIa||ng,and
I3) Ihc IhrccsIOry bu|Id|ng aI81 1 Ma|8cI5pacc IJ),
nOw OOup|cd by a sOuvcn|r shOp, whch was bu||I
arOund 1 890 and hasd|sI|ncI|vcbrckandIcrracOIIa
dcs|gns On |Is !acadc. 1hc On|y Othcr bu||d|ng a|Ong
MarkcI 5acc |s a IOwsca|c mOdcrn sIructurc
Occu|cd by a sav|ngs and |Oan assOcaI|On.1hcrcarc
scvcral bu|d|ngs O! archIccIura| nOIc c| scwhcrc On
Ihc b|Ock, |nc|ud|ng Ihc IhrccsIOry, car|y Z0Ih
CcnIury cOmmcrc|aI sIrucIurc at 800 D 5IrccI IK) ,
and Ihc ad]accnt rcd br|ck, !OursIOry Grcck rcv|va|
sIy|c IOwnhOusc aI3Z08Ih5IrccIdaI|ng!rOmbc!Orc
1 8b0L .
SQUARES 407 & 408
E STREET
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CHAPTER TWO
40
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CHAPTER TO
SQUARES 431 & 432
41

E STREET
L
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H
VAPKL1 SPACL
Existing Conditions (Square 43Tl: 1h|s D|ock is
occup|cd by Ihc vacanI Lansburgh's DcparImcnI
SIorc Du||d| ngs and a numbcr o! two Io thrccsIory
Du||dings thaI housc a var|cIy of rcIa|| ouIlcIs. 1hc
Lansburgh's comp|c |s composcd of scvcra| archi
tcIura| un|Is. 1hc mosI d|sI|ncI|vc o! Ihcsc is Ihc
s| sIory, Iurn o! Ihc ccnIup Du||dingon thc souIh
crn corncr o! 8Ih and E SIrccIs |A), w|Ih an
ornamcnIal IcrracoIIa !acadc anddccoraIivccorn|cc.
NcIIo iIon E SIrcct |B) |sthco|dcsI bu||dingofIhc
group, wh|ch has a

Homancsquc br|ck !acadc daI|ng

!rom abouI 1 890. AnoIhcr ma)or bui|d|ng i n Ihc
Lansburgh's comp|c !ronts on 7th SIrccI |C). 1his
bui|d|ng's | |mcsIonc!acadc |sthcon|ycamplco!thc
"modcrnc" sIy|c in Ihc dcvc|opmcnI arca. Ad)accnt
Io Ihc Lansburgh's bu||ding on 8Ih SIrccI |s a sma||
IwosIory sIrucIurc |D wiIha masonry!acadcthat|s
uscdbyFE|CO.
1hc southcrn porI|on o! Ihc b|ock iscovcrcd wiIh a
numDcr o! |owsca|c bui|d|ngs o! di !!crcnIsIy|cs IhaI
housc a var|cIy o! rcIa| l cstab|ishmcnIs. 1hc mosI
archiIccIura||yinIcrcsIingarcIhcs|sIory,carly20th
ccnIury buil d|ng wiIh scmic|rcular archcs aI 7Ih and
D StrccIs | E) and Ihc s|m||ar !|vcsIory structurc at
8th andD SIrccIs ( Fl .
Existing Conditions |Squarc 43Z): 1his b|ock |s
|argcly occupicd by Kann's Dcpartmcnt SIorc,which
cncompasscs scvcra| 19Ih and car|y 20Ih ccntury
Dui|d|ngs |G) Ihat havc bccn cncascd in a un|!orm
mcta| !acadc. Kann's |s Ihc sing|c | argcsI bus|ncss |n
Ihc dcvc|opmcnI arca, and cvcn though Ihc phys|ca|
cond|Iion of Ihc storc |s outdaIcd, |I |sa v|ab|c rcIai |
out|ct Ihat scrvcs IhcmodcraIc |ncomc markcI. 1hc
norIhcasIcrn corncr o! Ihc b|ock conIains Ihrcc and
!oursIory bui|d|ngs | HI IhaI havc l |It|c archiIccIura|
|nIcrcst. 1hcy arc occupicd by a branch bank and
scvcra| rcIail csIabl|shmcnIs, Ihc mosI |mpo|1anI o!
which is a MorIon's Storc. 1hc sma|| Iriangular
rcscrvation bcIwccn Markct Spacc and |cnnsy|vania
Avcnuc conIa|ns an cqucsIrian staIuc of Gcncra|
Win!|c|dScoII Hancock.
Proposed Development: Undcr Ihc p|an Ih|s !our
b|ock arca wou|d bc dcvc|opcd comprchcns|vc|y asa
"supcrb|ock" d|vidcd in IhcccnIcr by 8Ih SIrccI.1hc
"supcrb|ock" dcvc|opmcnI wou|d conIa|n pr|mar||y
rcs|dcnI|a| uscs, a|ong w|Ih rcta| | spacc and privatc
and govcrnmcnI o!!|ccs. 1hc ground !|oor wou|d
contain arcadcd rcIa||spacca|ong MarkcISquarc,7Ih
CHAPTER lO
StrccI, 9Ih SIrccI, E SIrccI and on DoIh s|dcsof 8Ih
SIrccI ad)accnI Io MarkcISquarcand E SIrccI.O!!icc
spacc and park|ng wou|d occupy Ihcmidd|c!|oorsof
thc sIrucIurcand thc uppcr!|oors wou|d bc rcsidcn
I|a|. |ns|dc Ihc sIrucIurc, Ihc hous|ng wou|d bc
arrangcd |n Iwo Io foursIory I|crs !|ank|ng inIcrior
wa|kways and sIcpp|ng down Io ground |cvc| aIIhc
ccnIcr of thc comp|c. A bascmcnI !|oor pass|ng
DcncaIh 8Ih SIrccI would a||ow a sing|c scrv|cc
cnIrancc for a|| uscsthroughouIthc "supcrDlock."
1hc plan providcs !or a sIrucIurc IhaI wou|d housc
Ihc Woodrow Wi|son | nIcrnaIiona| CcnIcr !or Scho|
ars as part of thc bui|d|ng comp|c !ronI|ng on
MarkcI Squarc. | n addit|on, a ma)or sIoragc rcpos|
Iory is p|anncd !orIhc NationalArch|vcsbcncaIhIhc
complc Ihat wou|d bcconncctcdby tunncl w|IhIhc
main Archivcs Bu||d|ng across |cnnsylvania Avcnuc.
1h|s spacc wou|d bc di rccI|y acccss|b|c bc|ow gradc
IoIhc MctroSIationaIMarkcI Squarc.
Most o! Ihc cisIing sIrucIurcs |n th|s!ourb|ock arca
would bc c|carcd in ordcr to pcrmiI ncw dcvc|op
mcnI. Bccausc o! thc grcaI cpcnsc involvcd |n
rc|ocaI|ng Ihc |E|CO subsIaI|on,|Iwould probaD|y
havc Io rcma|n and bc |ncorporaIcd inIo Ihc sur
rounding Du||d|ng comp|c. Howcvcr, Ihc Corpora
tion wi | l conIinuc Io cplorc Ihc !casib|l |Iy of
rclocat|ng Ihc suDsIat|on. A|Ihough Ihc arcacontains
nodcs|gnaIcd |andmark bu||dings,thcrcarca numbcr
o! architccIurally |ntcrcsIing bu| | d| ngs. Whcrc prac
t|caDlc, Ihcsc bui|d|ngs wou|d Dc prcscrvcd and
considcraI|on wou|d bc g|vcn Io rc|ocaIing somc o!
Ihc !acadcs i! prcscrvat|on |n p|acc is noI possiblc.
Dur|ng Ihc dcvc|opmcnI pcriod, Ihc CorporaI|on
proposcs us|ng Ihc Lansburgh's bu||dings in Squarc
431 as an inIcr|m ccntcr for rc|ocaIcd busincsscs. A
plan has bccn prcparcd undcr Ihc di |:ccIion of Ihc
UrDan Bus|ncss Educat|on Assoc|aIion thaI providcs
for convcrIing Ihc buil d|ng Io an cncloscd shopp|ng
ccnIcr, w|Ih add|I|ona| spacc for rcstauranIs and
possiD|y cu|Iura| acI|v|I|cs. H Ih| s comp|c provcs
succcss!u| in gcncraI|ng rcIa|| activ|Iy and bring|ng
ncw l|!c Io downIown, Ihc dcvclopmcnI p|an wou|d
bc rcsIud|cd Io dcIcrm|ncIhc !cas|b||iIy o! rcta|n|ng
al | or porI|ons o! Ihc rcnovaIcd bu| l d| ngs asparIo!
Ihc complc.
1hc cntirc !ourb|ock complc would bc p|crccd by
8Ih SIrcct, which wou|d bc c| oscd to norma| vch|cu
4Z
CHAPTER TWO
HOUSI NG PLAN
4
|
|ar tra!!c and convcrIcd Io a pcdcstr|an way. Lghth
Strcct |s a CaIcgory | | landmark placc bccausc o! |Is
|mporIancc |n Ihc L'bn!anI p| an. 1h|s sIrcIch of 8th
SIrcct provdcs rcc|proca| v|cws o! Ihc Fortrat
Ga||cry and thc Arch|vcs Buldng. Although thc
rghto!way would Dc narrowcd somcwhat, su!!c|cnt
wdIh wou|d bc rctancd Io provdc fu|| vcws o! thc
port|cos o! thcsc two |andmark Duld|ngs. 1hc r|ghI
o!way wou|d bc aI lcast b0 fcct at L SIrccI and

wou|d cIcnd south Ioan opcnspacc |n thc ccnIcro!

Ihc complc. 1hs opcn spacc would Dc not lcssthan
T40 !ccI | n Is smal|cst dmcnson. 1hc rghIofway
souIh o! Ihc opcn spacc would Dc aI |casI b0 fccI.
1hc changc |n wdth o!thc 8th StrcctpcdcsIran way
woul d pcrmt ccnIcrng Ihc v|sIa on thc |ortratGal
lcry | n oncdrcctonandonIhcArchvcs n Ihcothcr,
sncc thcsc Iwo monumcnts arc not onthcsamcccn
Icr |nc.
\
1hc pcdcstran ma|| a|ong8Ih SIrccIwoul dopcn nto
an cpandcd puDl |c squarc at Markct Flacc, whch
1vpical Pedestrian Walkw-av b'etween Rows of Houses
Eight Street Courtyard
wou|d Dc uscd for pub|c acIvtcs, ncludng rcsIau
rants, chb|Ions, rccrcat|on and opcn ar markcIs.
1hc CorporaI|on would cncouragc to thc grcatcst
possD|c dcgrcc that thc ground !loor spacc !ront|ng
on Markct Squarc Dc uscd !or shops, rcsIauranIs and
oIhcr pcdcstranor|cntcd uscs. 1hc a| locaIon o! a
sgn!cant porIon o! Ihs !rontagc Io any usc thaI
docs not contrbuIc Io pcdcstran acIvty, such as
monumcnIa| nst|tuIonal cnIranccs, wou|d Dc ds
couragcd.
A ma|mum !|oor arca raIo o! b wou|d bc a| l owcd
!or ncw dcvc|opmcnI, not nclud|ng Ihc poIcnIa|
CHAPTER TWO
undcrground Archvcs rcpos|Iory. A ncw Du||dng
||nc, para||c| Io L SIrcct, woul d bc csIabl|shcd aI a
dsIancc appro|maIc|y T00 !ccI norIh o! thc ntcr
scct|on o! thc csI|ng |cnnsy|van|a Avcnuc and 9th
SIrccI Du|d|ngl|ncs. A|| bu| l d| ngs wou|d bcrcstr|cIcd
to thc hc|ghI dcIcrmncd by a hor|zonIa| p|anc
mcasurcd T 1 0 fccI abovc thc ncw MarkcI Squarc
`Du||d|ng | | nc. Oncc dcvc|opmcnI |s complcIc, Ihc
comp|c wou|d conIa|n 7b0 rcs|dcnIa| un|Is, an
csI|maIcdT b0,000 squarc fccI of ncw rcta||spaccand
240,000 squarc !ccI o! ncw o!!|cc spacc. Up Io a
m| | | on squarc !ccI o! undcrground sIoragc spacc
cou|d Dc provdcd !orthcArch|vcs.
44
HOUSI NG SECTI ONS
CHO555bC1| ON IAAI LOOK| NG5OU1H 1OWAHD1HbAHCH| Vb5
CHO555bC1| ON(BB)ALONG81H51HbE1LOOK| NG bA51AHD
45
F. B. I . Building
/
The Archives
Firemen's I nsurance Co.
Apex Building
National Bank of Washington
46
'J
CHAPTER TWO
saUARE 457

7
I
E STREET
.mm+mm mmm+
I
/ i
'
, l l
y l l
. ' II
I ( I
_
|

/
. ,

'

- _o.
A
L.
O STREET
EXISTING CONDITIONS
ILLUSTRATIVE DEVELOPENT
4?
SQUARE 4b1
Existing Conditions: 1h|s b|ock i s functiona||y
d|v|ded |nIo Iwo parts an easIernsecI|on,occup|ed
by two ma)or o!|ce Du||dings, anda western secI|on,
occup|ed by numerous o|der commerc|a| strucIures
Iyp|ca| of 1Ih SIreeI's evo|uI|on as a commercial
cenIer. 1he eastern secIion conta|ns Ihe tensIory
|atrick Henry Bu||d|ng (A), a ma)or o!!|ce sIructure
occup|ed |argely by |eased governmenI ofl|ces.
AnoIher l arge o!fice building (B) is under consIruc
Iion on Ihe rema|n|ng land |n Ihe eastern secIion o!
Ihe D|ock.
MosI o! Ihe bui|dings |n Ihe western secIion aretwo
Io !oursIory strucIures dat|ng!romthe |aIterpartof
Ihc T 9Ih CenIury and now occup|ed Dy sma|| and
med|ums|zed reta| l bus| nesses on Ihe ground !loor
and genera||y vacant on Ihe upper !|oors.1he mosI
arch|tecIuraI |y significanI sIrucIure is Ihe Ihreeuni t
Germond Crande|l Bu||ding aI 40T 401 1Ih StreeI
(C), wh|ch was constructed in T 881. 1h|s!ourstory
CHAPTER TWO
masonry buil d|ng, which has sIrong ornamenta| fea
tures and rhythmic fenestration pattern, | sone of Ihe
!inesI express|ons o! |aIe T 9Ih CenIury commerc|al
architecIure on 1th Street, but unfortunaIely iI i s in
anextreme|ydeIerioraIed condition. AnoIher noIaD|e
Duil d|ng | s Ihe !ourstory sIructure erecIed around
1 883 aI 41 b 1Ih StreeI | D) . 1h|s bu||ding,which i s
general|y i n good cond|t|on, has an inIricaIely de
Iai|ed and arcaded masonry !acade. Although Ihe
other |ate T 9th cenIury strucIures on Ih|s block are
not as str|king, there are a numbcr of archiIecIual|y
i nIeresting o|der Dui l dings, part|cular|y Ihosc at 443
1th StreeI ( b} , b2b b SIreet( F) b3bb4T D SIreet lGI
and b29 D SIreet I H} . 1he western port|on ofthe
Dlock also conIa|ns several 20Ih CenIury structures,
the mostsignif|canto!which isIhesevensIory Mayer
Bui l di ng(|I.
Proposed Development: Under Ihe plan this block
would be deve|oped wiIh a miIure o! off|ce, reIa||
and residenI|al uses. 1he two ma)or o!!ice sIrucIures
on the easIern portion o! Ihe b|ock wou|d rema|n as
is. 1he wesIern port|on wou|d De redeveloped pr|
mari|y !or res|dences, wiIh reIa|| useson Iheground
floor. L|sI|ng bu||d|ng !acades o! h|sIoric or arch|
tecIural meriI wou|d be sIud|ed !or preservat|on |n
p|ace.
A maimum !|oor area raIio of T 0wou|d bea| l owed
on the D|ock. Bui | di ngwou|d be resIr|cIed Io a heighI
determ|ned by a hor|zonIa| p|ane measured T T 0 !eeI
aDove the 1Ih SIreeI Dui l di ng ||ne. However, |ower
he|ghts would De requ|red !or newconsIrucIionada
cent Io eisIing Du||d|ngs or facades w|Ih arch|Iec
Iural merit IhaI are to Dc reIa|ned. A!ter redevelop
menI Ihe Dlock would conIa|n an esIimaIed400 resi
denIia| un|Is, 10,000 square !cet o! new reIa|l space
and T 00,000square !eeto!newo!ficespace.
48
CHAPTER TWO
SQUARE 458
EXISTING CONDITIONS
ILLUSTRATIVE DEVELOPMENT
49
!

SQUARE 458
Existing Conditions: 1h|s Ir|angu|ar b|ock !orms Ihc
norIhcrn cdgc o! Ihc pate d'oie
2
con!|guraI|on o!
sIrccIs IhaI rad|aIc !rom MarkcI Squarc, |nc|ud|ng
|nd|ana Avcnuc, C SIrccI and Fcnnsy|van|a Avcnuc.
1h|s b|ock conIa|ns a m|Iurc o! rcIa|| and o!!|cc
sIrucIurcs |n a var|cIy o! sca|cs and s]|cs, rang|ng
!rom Iwo Io IhrccsIory bu||d|ngs dat|ng !rom Ihc
T 840's Io modcrn h|ghr|sco!!|ccsIructurcs.
1hc Ind|ana Avcnuc !ronIagc |s ||ncd w|Ih a numbcr
o! arch|IccIura||y s|gn|!|canI bu||d|ngs.1hc|| rcmcn's
| nsurancc Company Bu||d|ng, crccIcd |n 1 882 aI 7Ih
SIrccI and |nd|ana Avcnuc |A), |s an ccc||cnI
camp|c o! |aIc 1 880's commcrc|a| arch|IccIurc.
A|Ihough Ihc domc o! Ihc bu||d|ng'socIagona| Iowcr
has bccn rcmovcd, thc !|vcsIory ma|n porI|on o!Ihc
bu||d|ng rcma|ns. Ad)accnI Io Ih|s bu||d|ng |s thc
Nat|ona| Un|on | nsurancc Company | B) , wh|ch |s
conIcmporary |n daIc and dcs|gn Io Ihc I|rcmcn's
| nsurancc Company sIrucIurc. NcI Io Ihcsc Iwo
sIructurcs arc Ihrcc lowcrsca|c bu||d|ngs aI b37b41
| nd| ana Avcnuc |C) that daIc !rom Ihc T 840's. 1hcsc
bu||d| ngs arc Iyp|ca| o! Ihc car|y dcvclopmcnI o!
downtown Wash|ngIon and arc now occup|cd by
sma|| rcIa|| bus|ncsscs. O! s|m||arsca|c,butscparaIcd
from Ihcsc bu||d|ngs by a modcrn o!!|cc sIrucIurc, |s
a IhrccsIory bu||d|ng aI b2b | nd|ana Avcnuc Ihat
daIcs!rom Ihc 1 8b0's | D .
AI Ihc corncr o! 7th and D SIrccIs ( b) arc f|vc
|owsca|c bu||d|ngs IhaI havc bccn cncascd |n a
modcrn !|aI !acadc and housc thc Hub |urn|Iurc
Storc, onc o! Ihc maJor rcIa|l bus|ncsscs |n Ihc arca.
1hc rcma|ndcr o! Ihc b|ock |s occup|cd by Iwo
und|st|ngu|shcd h|gh r|sc o!!|cc bu|ldings fronI|ng on
Ind|ana Avcnuc | Iand G) IhaIconIrasIsharp|y boIh
|n sca|c and sIy|c w|Ih Ihc|r T 9Ih ccnIury nc|ghbors.
|n bcIwccn Ihcsc Iwo bu||d|ngs |s a IwosIory garagc
| H).
: A patte doie i s a goosefoot-shaped intersection of three
streets arranged in acute angles of 20to 25 degrees. Standing
at the intersection, an observer can look down all three
streets at once since all three will be within the normal range
of vision - about 65 degrees.
Frooscd Devel opment: Undcr Ihc p|an Ihcrc wou|d
bc on|y m|nor rcdcvc|opmcnI | n Ih|s b|ock, wh|ch
wou|d conIa|n rcIa| | ,o!!|cc, and rcs|dcnI|a| uscs.1hc
|nsurancc company bu||d|ngs wou|d rcma|n, a|ong
w|Ih Ihc Ihrcc |owsca|ccommcrc|a| bu||d|ngsaIb37,
b39 and b4T Ind|ana Avcnuc. 1hc HUB |urn|Iurc
Company bu||d|ng cou|d a|so rcma|n, buI |Is !acadc
wou|d bc rcsIorcd so Ihat |ts appcarancc |s com
paI|b|c w|Ih ad)accnI T9th CcnIury bu|l d|ngs. BoIh o!
Ihc ncw o!!|cc sIrucIurcs aI Ihc casIcrn cnd o! Ihc
b|ock cou|d rcma|n as con!orm|ng uscs. 1hc rcma|n
dcr o! Ihc b|ockwou|d b rcdcvc|opcd !orrcs|dcnt|a|
oro!!|ccuscs,w|Ihgroundfloor rcIa|l spacc.
A ma|mum !|oor arca raI|o o! 8.0 wou|d Dc
pcrm|IIcd !or ncw cornIrucI|on. Bu||d|ngs wou|d bc
rcsIr|cIcd Io a hc|ghI dcIcrm|ncd by a hor|zonta|
p|anc mcasurcd T T 0 !ceI abovc Ihc D SIrcct bu||d|ng
||nc. Howcvcr, |owcr hc|ghIs wou|d bc rcqu|rcd for
any ncw consIrucI|on ad)accnI Io c|sI|ng bu||d|ngs
or !acadcs Ihat arc bc|ng rcta|ncd bccausc of arch|
Icctura| mcr|I. A!Icr rcdcvc|opmcnIIhc b|ock wou|d
conIa|n an cst|maIcd 80 rcs|dcnI|al un|Is and 1 b,000
squarc !ccI o! ncw rcIa|| spacc. Appro|maIc|y
T 0b,000 squarc !cct o! ncw o!!|cc spacc cou|d bc
prov|dcd as an a|IcrnaI|vcIo Ihc rcs|dcnI|a| un|ts.
CHAPTER 1wO
Indiana Avenue Vista toward Washington Monument from Old City Halli it is now blocked by the Justice Department Building in
the Federal Triangle.
50
CHAPTER TO
SQUARES 459 & 460

EXISTING CODITIONS
ILLUSTRATIVE DEVELOPMENT
b1
SOUAHES4b9 AND460
I1hese b|ocks are dscussed Iogether because Ihey
wou|d be deve|oped under a coordnated p| an).
Existing Conditions (Square 4b9): 1h|s Ir|angu|ar
block |es | n the mdd|e o! the patte d'oie streeI
con!guraIon rad|aIng from MarkeI Square. |t con
Ia|ns a vareIy o! reIa|| and of!|ce uses | n |owsca|e
bu||d|ngs. 1he most arch|Iectura||y sgn|f|canI sIruc
Iure ls Ihe NaI|ona| Bank o! Wash|ngton branch
bu||d|ng aI 1Ih 5IreeIand |nd|anaAvenue IA),wh|ch
was erecIed |n 1890 and has been desgnaIed a
CaIegory | | |andmark. 1h|s we||ma|nIaned bu|d|ng
!|||s ts rregular |oI and | s one o! the C|ty's !|nest
examp|es o! "Hchardson|an Homanesque' com
merca| des|gn. A vacanI |oI separaIes Ihe Bank!rom
Ihe CenIra| Unon M|ss|on Bu| | dng IB), a sevensIory
sIrucIure w|Ih b0 rooms !or Irans|ents thaI wasbu|I
n the 1 920's and has no parI|cu|ar arch|Iectura|
mer|I.
1he D|ock conIa|ns severa| nIerest|ng 1 9Ih CenIury
strucIures IhaI are noI des|gnaIed |andmarks. O!
parIcu|ar note |s Ihe house.aI 308 bIh 5Ireet IC),
wh|ch appears Io have Deen bu l Iaround 1830and|s
probab|y Ihe o|desIsIructure remanng | n Ihe deve|
opmenI area. 5evera| |owsca|e m|d1 9Ih CenIury
bu||d|ngs are |ocaIed a|ong |ndana Avenue and C
5IreeI, hous|ng resIaurants and a !ewsma|| shopsand
|aw of!|ces. 1he |ower !|oors o! Ihe bu||d|ngs on C
5IreeI ID) have been converted to a !asI !ood
esIab||shmenI wIh a plasIc !acade. However, severa|
o! the bu||d|ngs, |n parI|cu|ar Ihose aI b10and b1 2
|nd|ana Avenue (E), have reIa|ned much o! Ihe|r
or|g|nal appearance. Jhe rema|nder o! Ihe b|ock |s
occup|ed byvacanI|andanda pa|ro!!oursIory 20th
CenIury commerc|a| bu|Id|ngs Iocated on Ihecorners
o! bIh 5IreeI. 1he |s|and !ormed by the |nIersect|on
o! C 5IreeI, |nd|ana Avenue and 1Ih 5IreeI |sIhesite
o! Ihe Grand Army o! Ihe Hepub||cMemor|a|,whch
was erected |n honor o! Dr. BenJam|n 1. 5Ievenson,
organ|zero!Ihe Army.
Jhe sIreIch o! |nd|ana Avenue between 5quares4b8
and 4b9 has been des|gnaIed a CaIegory | |andmark
p|ace because o! |\s |mportance |n Ihe or|g|na| p|an
!or the C|Iy. L'bn!anI had env|s|oned a maor vsta
a|ong the Avenue between Ihe "Wash|ngIon sIatue"
and Ihe sIe o! Ihe "Jud|c|ary House." However,
consIruct|on o! the |edera| 1r|ang|e e| | m| nated a||
DuIa twob|ocksegmento! |ndanaAvenue.1he v|ew
souIh IoIheWashngIon Monument sb|ocked byIhe
JusI|ce DepartmenI and Ihe v|ew north eposes a
corner,noI |n the !ronto!Ihe O|d Cty Ha| | .
Existing Conditions (Square 460): 1h| s Ir|angu|ar
b|ock !orms Ine souInern edge o! Ihe patte d'oie
con!|guraI|on rad|at|ng !rom Market 5quare. A|
Ihough |I conta|ns severa| arch|tectura||y and hstor|
ca||y s|gn|!|canI bu||d|ngs, mosI o! Ihe |and s
occup|ed Dy deIeroraIed|owsca|esIrucIuresIhaIare
eIher vacanI or occup|ed on|y on Ihe ground !|oor.
1he mosI |mporIanI bu||dng on Ihe b|ock |s Ihe
Centra| NaI|ona| Bank, now occup|ed Dy the Ape
L|quor sIore I |} , a s|sIory brownstone sIructure
erected |n 1888 w|th Iwo round Iurrets capped Dy
con|ca| roo!s. 1hs bu|ding has Deen des|gnaIed a
Category | | | landmark and s sIrucIura||y sound, but
w||| requ|re a cons|derab|e amounI o! resIoraI|on
work. L|ke Ihe ||remen's | nsurance Company and
NaIona| Bank o! Washngton Branch, Ihe Du|d|ng
was desgned Io !|I a p|voIa| |rregu|ar |oIcreaIedby
Ihe convergence o! the streeIs rad|aIng !rom MarkeI
5quare at 1Ih 5IreeI. 1he 1emperance FounIan.
erecIed around 181b, occupesIhe s|dewalk | n !ronI
o!Ihe bu||dngI G) .
A vacanI | oI separaIes Ihe CenIra| Nat|ona| Bank
Bu||d|ng !rom Iwo m|d1 9Ih CenIuty !ourstoty
sIructures aI b2b and 21 |ennsy|van|a AvenueI H) .
1he upper!|oors o! Ihese bu|d|ngs arevacantIoday,
buI they once housed Ihe s\ud|os o!!amed C|v|| War
phoIographer MaIIhew Brady. 1he ground !|oors are
now occup|ed Dy acamera shopanda restauranI.1he
on|y oIher archlIectura||y |nIeresI|ngsIrucIureon the
b|ock |s Ihe s|sIory AI|anIc CoasI L|ne Bu|l dng
IJ), whchwaserecIedn 1 890aIIhecornero!|enn
sy|vana Avenue and bIh 5IreeI. 1he bu| | dng'scrcu
|ar baysechoIheIurreIso!IheCenIra| NaI|ona| Bank
Bu|l dng. 1he remander o! Ihe b|ockconta|ns a !ew
|owsca|e 1 9Ih CenIury bu|d|ngs(KI occup|ed Dyres
IauranIs, and a | arge, vacant onesIory strucIure I L) .
Proposed Development: Under Ihe p|an Ihese two
b|ocks wou|d be deve|oped w|Ih a comb|nat|on o!
res|denI|a|, of!ce and reIa|| uses. 5hops would be
| ocaIed on Ihe ground !|ooro!Ihe Du||d|ngs,!orm|ng
a sma|| shopp|ng p|aza Ihat wou|d serve res|denIs,
of!|ce workers and Iour|sIs. 1he uper!|oors o! the
bu||d|ngwou|d be deve|opedpr|mar|y!orres|dent|a|
CHAPTER TWO
uses, buI some o!!|ce space cou|d a|so be provded.
1he Nat|ona| Bank o!Wash|ngIon branch,IheCentra|
NaIona| Bank bu||d|ng and thestrucIuresthaI once
housed MaIIhew Brady's sIud|o would De reta|ned
because o! Ihe|r h|sIor|c and arch|tectura| mer|I.
ConsderaI|on wou|d a|so be g|ven Io re\an|ng Ihe
AI|anI|c CoasI Lne Bu||d|ng aI bIh 5IreeI and
|ennsy|van|a Avenue. 1he rema| n| ng !rontage a|ong
|ennsy|van|a Avenue cou|d be used as re|ocaI|on
space !or arch|IecIura||y s|gn!canI!acadesIhaI musI
De moved!rom oIher areas n order Io prov|de!or
newdeve|omenI.
1he shopp|ng p|aza wou|d De |ocaIed around Ihe
Nat|ona| Bank o!Wash|ngtonbranch,whchwou|dbe
surrounded by sma|l we||de!|ned pedesIr|an spaces.
A|Ihough Iwo of Ihe Ihree rad|atng streeIs, |nd|ana
Avenueand C 5IreeI, wou|dbec|osedandconverted
Io pedesIran use, e|st|ng sIreet | | nes wou|d b
ma|nIa|ned and used Io de!|ne the arch|IecIura|
!eatures o! Ihe p|voIa| Du|d|ngs at the corners o!
Ihose streeIs. 1he C 5Ireet r|ghto!way wou|d be
kepI at |Is presenI w|dth between 1th 5IreeI and the
eastwal| o!Ihe NaIona| Bank. BeyondIhaI po|nI,a
pedesIran wa|kway wou|d eIend a|ongthe | neo!C
5Ireet up to bIh 5treeI. 1h|s porI|on o! C 5IreeI
wou|d be covered by new deve|opmenI and cou|d De
less Ihan Ihe currenI r|ghto!way. w|dIh. |nd|ana
Avenuewou|d benarrowed Dyb0!eeIa|ongIssouIh
s|de and Ihe rema|n|ng80!ooIr|ghIofway wou|d be
converIed Io pedesIran use. 5u!!|c|enI w|dth wou|d
be reIaned Io manIa|n Ihe e|sI|ng vewo! O|dCty
Ha|| and to perm|tIhree |anes o!Ira!!|c,!necessary.
Lowsca|e bu||dngs wou|d surround Ihe p|aza. 1he
norIhern edge wou|d be de!ned Dy Ihe |nsurance |
company bu||dngs and adacenI 1 9Ih Century sIruc
Iures a|ong| nd| anaAvenue. 1hesouIhern and easIern
edges cou|d b construcIed w|Ihe|sIng!acadesIhaI
musI be moved !rom other |ocaI|ons w|Ih|n Ihe
deve|opmenI area. |! Ihs |s noI pract|cab|e, new
consIruct|on o! a s|m||ar sca|ecou|d our. 1he easI
sde o! Ihe NaI|ona| Bank o! Wash|ngton branch
cou|d be ||nked Io adacenI deve|opmenI by | n!| | |
construcI|on, possb|y open aI Ihe base. Jhe wesIern
edge o!Ihe plaza wou|d be | andscaped |n a wayIhaI
wou|d demarcaIe Market 5quare. As an a|IernaI|ve,
Ihe CorporaI|on w|||conI|nueIosIudytheposs| b||Iy
o! consIrucI|ng a bu||dng | n !ronI o! Ihe NaI|ona|
Bank O! Wash|ngIon, !ronIng on 1Ih 5treet. 5uch a
bu||d|ng wou|d be oen aI Ihe base and resIr|cIed Io
bZ
CHAPTER TWO
approimate|y the height o! the Centra| National
Bank IApe) buil ding.
A ma|mum!|oorarea ratioofb wou|d Deperm|tted.
New deve|opmentwou|d De restr|ctedtotheareaeast
of a new northsouth bu|l ding l i ne that would De
established 40 !eet east o! the Nationa| Bank of
Washington branch. 1he eisting |ennsy|vania Ave
nue Du|lding l | ne between the Central Nat|onal Bank
and At|ant|c Coastl |ne Bui|d|ngs wou|d De retained.
Any new construct|on betweenthese bui|dingswould
be restr|cted to their appro|mate heights !or a
d|stance 5 !eet Dack !rom the eist|ng Avenue
Dui|d|ng |ine. At that point, buildings cou|d rise to
TI0 feet. Once deve|opment |s comp|ete the two
blocks woul d contai n approimately 210 residentia|
units, 90,000 square feet of new retai| space and
T 3b,000square!eetofnewo!f|cespace.
53
SQUARE 491
Existing Condtons 1his block conta|ns three s|ze-
ab|e bui|d|ngs occupied by governmenIa| and | nsI|tu
I|onal uses, a subsIant|a| amount o!vacanI land and
two sma|l 1 9Ih CenIury row houses IhaI have no
parI|cular arch|IecIura| mer|I. 1hewesIernendo!Ihe
b|ock |s occupied by the sisIory DisIr|cI o!Colum
b|a bmp|oyment Scur|Iy Bu||d|ng (A), wh|ch was
erecIed |n Ihe ear|y T 9b0's. 1he eastern end is
occupied by an o|der s|story bu||ding (B), wh|ch is
occupied by governmenI o!!|ces, Ihe D|sIr|cI moIor
poo|, and Ihe U5O. |n beIween Ihese bu|ld|ngs |s
another s| sIory sIrucIure IC) that |s a|so used for
Distr|cI government o!!ices. Most o!Ihe vacanI |and
|s used for o!!|cial DisIr|cI government park|ng ( D) .
|roosed DeveIomenI Under Ihe plan Ihis block
wou|d remain as is for Ihe |mmediaIe fuIure, buI
ulI|maIe|y |I wou|d be redeve|oped !or public or
pr|vaIe uses when Ihere |s a v|able proposa| !or Ihe
entire b|ock. |oIent|a|

uses on the b|ock would

be a new hoIe|,o!!|ce space !or a maor|nstituI|ona|
IenanI, and ground f|oor reta|| space. 5pec|al care
wou|d be Iaken Io re|aIe Ihe des|gn o! Ihe b|ock Io
John Marsha|| ||ace, wh|ch wou|d be c| osed Io
veh|cu|ar Ira!f|c and deve|oped as a pedesIrian way
etend|ng !rom Ol d CiIy Hal | to the NaI|ona| Ga|lery
o!ArI.
A maimum !|oor area raI|oo!8would bepermitIed
!or new consIrucIion. Deve|opmenI wou|d be re
qu|red Io con!orm Io the new bu| l d| ng ||ne along
|ennsy|vania Avenue and wou|d be restricIed to a
height esIabl|shed by a hor|zonIa| |ane T T 0 !eeI
above Ihe new | | ne. Once development |scomplete,
Ihe block wou|d conIa|n u to400newhote| rooms,
an est|maIed T 00,000 square feet o! new reta|| space
and an esIimaIed b2b,000 square !eeI of new o!f|ce
space.
SQUARE S533
1h|s b|ock |s occup|ed by Ihe U. 5. D|str|ctCourIand
wouldbeunchangedunderIhedeve|opmentpl an.
CHAPTER TWO
SQUARE 491
C STREET
o
EXISTING CONDITIONS
ILLUSTRATIVE DEVELOPMENT
54
IV. VEHICULAR CI RCULATION PLAN
1he proposed vehcu|ar crcu|aIon p|an, whch was
deve|oped w|Ih the ass|sIance o! Ihe CorporaIon's
Ira!!|c consu|Iants, W|bur 5mth and Assoc|aIes,was
based on etensve sIudy o! e|stng Ira!!|c paIIerns
and condt|ons, a revew o!prev|ousp|ann|ngefforts,
and conI|nued on!erences wIh key publ | c agences.
1he p|an assumes. ( 1 ) deve|opmenI and operatonof
Ihe Mb1HO sysIem wIh Ihe nta| ||nes |nservceby
abouI 1 91b, and Ihe maor|Iy o! IhedownIown|nes
| n operaIon by 1 918,I2)progress|verestrucIurngo!
bus serv|ce by the Wash|ngton Metropo|Ian Area
1ransI AuIhor|Iy (WMA1A}, I3) etenson o! Ihe
Center Leg bpressway as !ar norIh as New York
Avenue, (4) mp|emenIaI|on of the Department o!
H|ghways and 1ra!!c downtown sIreeI

routng pro
posa|s.
Although vehcu|artraff|c has |ncreased subsIanta||y
n the meIropo||tan area, Ira!!c volumes n and
around Ihe |ennsy|van|a Avenue env rons have noI
|ncreased apprec|ab|y overIhepasIdecade, ndcaIng
IhaI the roadway sysIem serv|ngdownIown reached
capacIy some Ime ago. 1herefore, tra!!c mprove
ments shorI o! maor streeIw|denngsw| l | on|yaffecI
!|ow on a loca|zed bass and noI Ihe number of
vchc|es enterng or |eavng the area. 5|nce such
wden|ngs are ne|Iherpossb|e nordesrab|e |n an area
|ke downtown Ihat s a|ready heav|y | mpacIed by
Iraf!|c, Ihe |ennsylvanaAvenue c|rculatonproposa|s
are on|y des|gned Io |mprove flow n the mmedate
envrons o! the proecI area. (5ee bsIng 1ra!!|c
Vo|umes Map)
1hestreeIcrculaIonproposa|s ncorporaIe andbu||d
upon the sIreeI rouI|ngs developed by the D.C.
DepartmenI o! Hghways and 1ra!!c n cooperaIon
wth oIher agenc|es, and |nc|ude Iheconvers|on o! |,
G and 8Ih 5treeIs to pedestran ma||s,asproposed |n
the Hedeve|opmenI Land Agnecy's "5IrecIs for
|eop|e" program. 5ome changes have been recom
mended n the DeparImento!H ghways and 1ra!f|c's
DownIown 1ra!!|c Crcu|aI|on ||an n order Io
resIructure traffc !lows and Io |mprovedevelopmenI
potenta|s n the area. 1he most sgn!cant d|!!er
ences betwecn the proposed |ennsylvan|a Avenue
crcu|aI|on p|an and the Downtown C|rculaton ||an
are Ihe convers|on o! 14Ih and 1 bth 5treeIs Io
oneway operaIonand thec|os|ngo! |nd|anaAvenue
beIween bIh and 1th 5treets. bar||er proposa|s !or a
ser|es o! Iunnels| nk| ngthe areas easIand westo!the
Whte House and for an underpass aI Const|IuIon
bb
EXISTING
1HOUANU>
2
3
4

|
!

I...... .. . . ..... , ,. ...... , . . . .......... .~=. . . ... ..i \j
i i
24- HOUR AVERAGE WEEKDAY VOLUMES
56
Avenue have been deleted from the proposed c|rcu|a
t|onp|an.
OneWay S1reet Houtng: Oneway sIreeI rouI|ngs
have been |mp|ementedn downIown Wash|ngton
over the pasI decade. 1he c|rculat|on p|an
represenIs a conI|nuaton by prov|d
ng 1 b1h 5tree1s
Dr|ve. 1h|s
equa||ze Ihe
sIreeIs, s|mp||!y Iraf!|csgna| I|m|ng,and
|e!t Iurns. 1rans|t|on po|nIs wou|d be
care!u| | y channe||zed Io ma|nta|n the conI|nu|ty of
norIhsouIh !|ow.
5pec|!|ca| l y, 14th 5IreeI wou|d be onverIed Io
oneway use norIhbound !or cars, wh|l e preserv|ng
two-way use !or buses |n ec|us|ve |anes. |our
norIh-bound |anes wou|d be prov|ded !or cars |n
addt|on Io Ihe bus |anes, and a l0fIturn lane wou|d
be prov|ded where s1reeI w|dth |s 10 feet or more.
|!teenth 5Ireet wou|d be converted tooneway use
southbound w|Ih a m| n| mum of four |anes 1hrough
out and s |anes beIween New York and ConsItu
I|on Avenues. Fr|or Io Ihe consIrucI|on o! Ihe
proposed Ma|l 1unne|, 1 b1h 5Ireetcou|dbe rea||gned
beIween ConsIIuI|on Avenue and Jef!erson Dr|ve to
permt a gradua| Irans|I|ono!Ihree southbound |anes
nIo 1 4th 5treeI. 5outh o! Jef!erson Dr|ve, 1 bth
51reet wou|d rema|n Iwoway to provde access Io
and !rom Ma|n Avenue.
1he tunne||ng o! 14th 5tree1 under the Ma| | and
| ndependence Avenue may be a necessary precursor
to 1he deve|opmenI o! oneway pa|rngfor T 41h and
1 bth 5IreeIs. However, |!one ofthe proposed nter|m
sur!ace solut|ons Io the rouIng of 1 bIh51reetacross
the Ma|| can be agreed upon, Ihe |mp|emenIaI|on o!
theoneway sys1emcouId precedethetunne|.
Mall 1unne|: 1he Fennsy|van|a Avenue c|rcu|aI|on
p|an prov|des !or tunne|ng 1 4Ih 5Ireet under the
Ma|| and | ndependence Avenue, and !or Ihe closure
o! Ihe streeIs onIhe Ma|| totraf!|c.1h|sconcepthas
been |ong endorsed by Ihe D.C. DepartmenI of
H|ghways and 1ra!!|c and by the Na1|ona| Fark
5erv|ce.
|ourIeenIh and ||!IeenIh 5Iree1s wou|d be broughI
Iogether n a !our|ane tunne| depressed sect|on w|th
shou|ders, to Ihe souIh o! Cons1tut|on Avenue near
Mad|son Dr|ve. 1he road wou|d be depressed under
I ndependence AvenueandreIurnIogradeaI b 5Ireet.
b7
bXl51lNU THAIIlC ClHCULA1lON
TWO-WAY
-.- ONE -WAY

l
, }. ' * | ... |. . .
58
| t wou|d have no |mpacI on the Bureau o!Engrav|ng
IunneI beIween C and D 5treeIs 5outhwesI. 5ut1ace
roads sou1h o! |ndependence Avenue wou|d De
ma|nIa|ned, prov|d|ng conI|nued access to adJacenI
properIes.
1he wesI Io souIh movemen! IhaI current|y Iakes
p|ace v|a I ndependence, 1 2th, C and 1 4Ih 5IrceIs
wou|d be trans!erred Io Ihe 1 4Ih 5IreeI serv|ce roads
d|recI|y aI Indeendence Avenue. C 5treeI wou|d
a||ow r|ghIum access on|y. 1h|s IreaImenI wOu|d
a||ow a sI!|ow o! Ira!!c !rom Ihe 1 4th 5Ireet
Drdges |nto Ihe 14Ihand 1 bth 5IreeIone-waysysIem
aI ConstIuI|on Avenue. Car and Dus access |nIo
cenIra| Wash|ngIon andIhe |ennsy|vana Avenuearea
wou|d mproved asa resu|I.
Pennsylvania Avenue Design and Circulation: 1he
Avenue wou|d conI|nue toserveIhesame Das|cIra!!c
!unctons IhaI are servcd Ioday Decause Ihere |s no
reasonab|e a|IernaI|ve route for Ihe presenI Ira!f|c.
1here!ore, Ihe p|an proposes Ihe !o||ow|ng |ane
arrangemenIs.Ihreetraff|c |anes eachway, |e!IIurns
and pedesIr|an re!ugew|Ihn a medanarea,andcurD
|anes !or buses, rghI Iurns and D|cyc|es, ! !easiD|e.
1hese !uncIons can be prov|ded w|Ih|n a 100 Io
1 02.b !ooI curbIocurD wdIh. Le!t Iurns cou|d De
gradua||y proh| D|Ied a|ong |ennsylvan|a Avenue as
m|nor streetsarec|osed. However, Iw||| De necessary
to reIan |e!I Iurns aI key |ocaIons, such as at 1 3th
5IreeI and aI ConsI|IuI|on Avenue.
|roposed |andscapng !or Ihe Avenu0 wou|d enhance
Ihe appearance o! the Avenue and re|n!orce Ihe
Ira!!|c !uncI|ons. 1he |andscap|ng p|an recommends
thaI |e!t Iurn sIorage |anes, !|ush med|an |s|ands and
curb |anes De denI!|ed Dy d|f!erenI sur!ace co|nrs
and teIures. 1reaImenI o! s|gns, s|gnal !|Iures,
streeI !urn|Iure and crosswa|ks wou|d De cons|s!enI
w|Ih good Ira!f|c eng|neer

|ng pracI|ces and w|Ih

cnv|ronmenIa| des|gn obJecI|ves.
E Street: 1he presenI bb!ooI w|dIh of b 5Ireet
wot|d prov|de !our mov|ng Ira!!c |anes p|us a
|e!IIurn |ane, and ma|nta|n the e|st|ng s|dewa|k
w|dIhs. 1hs wou|d requ|re a pa|nIed med|an raIher
Ihan a phys|ca| med|an and proh|D|t|on o! curb
park|ng dur|ng busy Ira!!|c Le!I Iurn |anes
wou|d be Ihe
F and G
proh|b|Ion
Avenue.
59
'
PROPOSED
TWO-WAY
-.- ONE-WAY
TUNNEL
PEDESTRIAN STREETS
60
CHAPTER TO
FennsyIvana Avenue EStreetConnector: 1hetraf
f|c c|

rcu|aI|on p|an proposes Ihes|mp| |!|caI|ono!Ihe

Avenue andb5IreeI |nIersecI|on |ntheWestern ||aza
area beIween 13Ih and 1 bIh 5IreeIs.
1he CorporaI|on's Ira!!|c consu|IanI has recom
mended IhaI 13Ih 5treeIshou|dbeeIended souIh of
Ihe D|sIr|c\ Bu||d|ng Io 14Ih 5Ireet. 1he 13Ih 5Ireet
adequaIe access both to Ihe
anne Io Ihe
Ihe norIh
garage, and
term||1a|. |f requ|red. |ur
Iher sIudy w||| g|ven Io th|s proposa| as deIa||ed
p|ans are deve|oped !or Ihe D| sIr|cI Bu||d|ng and Ihe
'Grand ||aza"o!the |edera| 1r|angle.
Mnor Street C|osures: CerIa| n m|nor sIreeIs n Ihe
dev0|opmenI area wou|d bec|osed, conI|ngenIonIhe
fo||ow|ng cons|deraI|ons. As a genera| pr|nc|p|e,
sIreeIs IhaI have conInu|ty shou|d rema|n open,
parI|cu|ar|y |! Ihey cross Ihe Ma| | . C|osure o! other
sIreeIs must ma|nIa|n essenI|a| serv|ces, a||ow e!!ec
I|ve bus use,s|mp||!ycomp|e|ntersecI|ons,!ac| | | Iate
|and conso||daI|on !or deve|opment, and not rerouIe
d|vrIed Ira!f|c Io over|oad adacent sIreeIs. Accord
|ng|y, Ihe p|an ca||s for Ihe c|osure of C 5treeI from
bIh and 1Ih 5IreeIs, D5IreeIfrom!thIo 9Ih 5Ireets,
and |nd|ana Avenue from bIh to 1th 5IreeIs. 1hese
c|osures wou|d reduce sIreeI redundancy a|ong|enn
sy|van|a Avennue and wou|d make superb|ock deve|
opmenI!eas|b|e.
1he c|osure o! |nd|ana Avenue wou|d requ|re Iwo
way traf!|c on D 5treeI Iween bIh and 1Ih5Ireets.
Consequent|y, tra!!|c on D 5IreeI w| | | |ncrease !rom
abouI4,000Io 8,000cars perday, wh|ch | swe|| w|Ih
|n Ihe capac|ty o! Ihe e|st|ng sIreeI r|ghto!way.
Be!ore Ind|anaAvenue | sc|osed |Iwou|d be necessary
to w|den D 5treeI beIween bIh and 1th 5IreeIs to
a||ow !or a !|ve |ane operaI|on. 1wo norIhbound
r|ghIIurn |anes wIh amp|e turn|ng rad|| shou|d be
prov|ded !rom 1Ih |nIo D 5Ireet. An easIbound |ef|
1urn 1ate&hDu|d be provded from D 5IreeI |nIo
bIh 5Ireet. 1he w|den|ng wou|d be made poss|b|eby
uI|||z|ng, on Ihe norIh s|de, a conI|nuous arcade as a
s|dewa|k. D 5Ireet shou|d a|so operaIe Iwo-way be
Iween 1Ih 5IreeIandtheCenIer Leg |reeway.
b1
1he purpose o! c|osng Ind|ana Avenue beIween
and 1Ih 5IreeIs |s Ioprov|deboth add|I|ona| deve|op-
ment area on whaI | s presenI|y a drasI|ca||y under
uI|||zed r|ghIo!way (4,b00cars a day on a 1b0!ooI
w|de sIreeI compared to 40,000 on |ennsy|van|a
Avenue w|Ih Ihe same wdIh), and to prov|de an
auIo!ree park and shopp|ng area |n Ihe new super
b|ock composed o!squares 4b8, 4b9 and 4b0.1here
|s a c|ear|y demonsIrab|eecesso!sIreetr|ghIo!way
|n the area (28b !eeI o! r|ghtofway !or |nd|ana, C
and D sIreeIs,carry|ng 1 0,300 carsa daybeIweenbIh
and 1Ih 5Ireets), wh|ch cou|d be put Io beI|er usc.
5|nce D 5IreeI . |s necessary Io prov|de access Io
e|st|ng bu||d|ngs 1haI w| | rema|n, |I |s Ihe |og|ca|
streeI Io keep open and can bew|dened su!!|c|enI|y
IocarryIheanI|c|paIed Iraff|c.
bus Servce: 1he proposcd c|rcu|aI|on p|an | s com
paI|b|e w|th bus serv|ce requ|remenIs, prov|d|ng
!|e|b|||Iy !or changes |n rouIes and schcdu|es and
| ncreased throughrouI|ng o! buses. 1hecoord|naI|on
o!!uIure busrouI|ngw|IhIhe newc|rcu|aI|on sysIem
shou|d noI be d|!!|cu|I |n v|ew of anI|c|pated !uIure
deve|opmenIs, |nc|ud|ng. ( 1 ) shorI range bus rouI|ng
p|ans ( 1 914191b) IhaI are des|gned Io | | nk rouIes
and to m|n|m|ze rouIes Ierm|nat|ng downIown, and
(2) !uIure rouI|ng p|ans IhaI w| | | be c|ose|y t|ed Io
out|y|ng Mb1HO sIaI|ons. As a resu|I, fewer routes
w||| Ierm|naIe |n the |edera| 1r|ang|earea.1erm|na|s
|ocaIed a|ong|ennsy|van|aAvenue(asaI 1 2th5IreeI)
cou|d be e| | m| naIcd a!Ier comp|eI|on o! Mb1HO
consIructon.1he Iermna|s aI 1 0th and 13Ih5IreeIs,
however, cou|d be reIa|ned and coord| naIed w|Ih Ihe
proposedc|rcu|at|onsysIem.
OUStrcet |ark|ng: 1he park|ng po||cy proposed as
parI of Ihe veh|cu|ar c|rcu|aI|on p|an |s |nIended to
ba|ance three |mporIant yet compeI|ng!acIors. ||rst,
Ihe park|ng po||cy musI des|gned Io ma|nta|n
accepIab|e a|r qua||Iy |eve|sand embdy bas|csIand
ards !or CenIra| Bus|ness D|sIr|cI park|ng |denI|!|ed
by Ihe bnv|ronmenIa| |roIecI|on Agency. 5econd,
Ihe po||cy musI re!|ect and encourage Ihe use o!Ihe
new ME1HO sysIem and |mprove mass Irans|I by
commuIers. 1h|rd, Ihe park|ng po||cy musI prov|de
suf!|0|enI park|ngto assure the v|ab|||Iy o! proposei!
deve|opmenIproecIs.
I Ihese !acIors, Ihe !o||ow|ng park|ng po| |cy
been esIab||shed Io govern ma|mum park|ng
a| |ocaI|ons IhaI wou|d be perm|IIed !or var|ous uses
wIh|nIhedeve|opmenIarea.
HoIe|- One park|ng space !or each !our s|eep|ng
roomsorsu|Ies.
|ub||c Assemb|y- (|.e. arena, armory, IheaIer,
aud|Ior|um, commun|Iy cenIer, concerI ha| | ,con
venI|on center, eIc). One space for each Icn seaIs
o! oupancy capac|ty !or Ihe !|rsI 1 0,000 seaIs,
p|us one !or each 20 seaIs above 10,000,prov|ded
IhaI where seaIs are not !|ed, each seven square
!eeI o!gross !|oor area useab|e !or seaI|ng sha|| be
cons|deredone seaI.
HeIa||, 1rade and 5crv|ce bstab||shmenIs 1 park
|ng spacc !or each 1b0 square feeI of gross!|oor
area,ecepIthat no of!sIreet park|ng spaces sha||
be requ|red!or Ihe !|rsI 2,000 square!eeIo!gross
area.
Hes|dent|a| One park|ng space !or each 1 .2
dwe| | |ngun|ts.
O!!|ces One park|ngspace !or 1 ,800squarc!eeI
o! grossarea.
1h|s po|cy bas|ca||y re!|ecIso!!sIreeIpark|ngrecom
mendaI|ons !or parI|cu|ar |and uses esIab||shed |n Ihe
D.C. A| r Oua|Iy Hegu|aIons and s compaIb|e wIh
Ihe d|spos|I|on contro|s |n Ihe Downtown Urban
Henewa| p|an. However, |I |ssubecIIo rev|s|on upon
comp|eI|on of a comprehens|ve D|sIr|cI o! Co|umb|a
|ark|ng||an.
CHAPTER 7O
b2
CHAPTER THREE
Chapter Three
Economic And Fi nanci al Program
I . SUMMARY OF MAJOR ECONOMIC BENEFITS
1he land use developmenI proposalsfortheHennsyl
vania Avenue area are inIended to br|ng importanI
economic, social and fiscal Denefits to the souIhern
parI of downtown, wh|ch !or many years has sIag
nated and decl|ned as exIens|ve new developmenI
occurredelsewhereinthec|tyandsuburbs. |ol l owing
is ad|scuss|ono!maorbenefitsantici patedasa resulI
of |mplementingIhe pl an.
Cap1urng add|1|onaI employmenI | n Ihe c|Iy. Em
ploymenI in the |ennsylvania Avenue area has re
ma|ned staIic over the pasI decade. 1he situat|on |s
already Deg|nning to change with the open|ngs this
year of the l. B. | ., LaDor DeparIment and
W. M.A.1.A. Du| l di ngs, which will bring an estimaIed
T 4,000 additional government empl oyeesIothearea.
1his governmenI act|v|ty will be comp|emented Dy
the development of new private off|ce and commer
c|al space w|Ih up Io T b,000 add|I|onal empl oyees n
the |ennsylvania Avenue area over Ihe net decade.
By sI|mulating ma)or developmenI alongthe Avenue,
the flow of employment to suDurban areas could be
reduced, Drng|ng sign|!icant economic Denefit to Ihe
CiIy. 1h|s poIent|al rev|IalizationofdownIownWash
ingIon would occur as suDurDan urisdict|ons are
quest|oning the desiraD|lity ofthe rapid growth thaI
has occurred over Ihe pasI decade, and as constraints
on energy suppl|es di cIate more intens|ve use ofareas
l i kedowntownthaIarewellserved Dy masstransit.
I mproving oppor1uni1es for reIaI develomenI. 1he
dramaIic r|se in empl oymenI w| l l generate a demand
!or new and upgraded commercial enIerprises. 1his
demand will De augmented Dy increased numbers of
visitors Doth tourisIs and local residents. AlIhough
Ihe IoIal amount o! commercial space is epecIed Io
remain aDout Ihe same, Ihe productivity of reIail
enterprises should grow s|gnificantly Decause of
greaIer purchas|ng power, more pedesIr|antra!!|cand
b
central|zed reta|l d|splay. By sIrengthen|ng Ihe reIail
aItract|on of |ennsy|van|a +venue and Ihe surround
|ng downIown area,newopportuniIiesw|ll becreated
for the growth of communitybased, andparI|cul arl y
minor|tyrun businesses.
EnIvenng downIown by nIroduc|ng dayaround
uscs, new cuIIuraI aI1rac1ons and improving Ihe
hys|cal seII|ng. |ennsylvan|a Avenue, which should
be a maor resource for IheC|Iyanda focal place!or
the nation, Ioday appears drab and forbidding. |art
of the proDlem isIhemasseodusIhatoccursaIb.00
p.m.,whenworkersleavethe|r|obsforhomesoutside
the downIown area. 1ourisIs wanting toIake a sIroll
or aItend an evening activ|ty are quicklydiscouraged
Table 1
Tax Impact of Pennsylvania Avenue Plan
by the deserIed streeIs and general decay |nthe area.
| n order to reverse th|s s|tuat|on, Ihe land use plan
proposes Ihe inIroducIion of hous|ng, along w|th Ihe
development o! more hotel rooms and reta|l acI|v|
ties. |n add|I|on to Ihe newres|denIs,moreand more
visiIorswi l l bedrawnIotheAvenueasmaor physical
improvemenIs are made, trans!orming it into a l|vely
promenade l | nk| ng a wide variety o! culIural, com
merc|al and governmenIal aItracI|ons. 1he l|veli ness
of Ihe Avenue should overflow to Ihe adacent
downIown area,where ma)or |mprovemenIsare De|ng
proposed under the urban renewal program.
Incrcasng 1ax revenues for Ihc cIy. 1he Hennsyl
van|a Avenue area has the potenIial Io conIribute
Present Land Uses Proposed Land Uses
I . BUI LDI NG AREAS:
A. Office
B. Retail
C. Hotel
D. Residential
E. Other (vacant land and storage)
I I . TAX RECEIPTS
A. Real Property
B. Sales Tax
C. Income
1 ,01 0,000 Sq. Ft.
870,000 Sq. Ft.
635 Rooms
1 ,775,000 Sq. Ft.
$1 ,940,000
2,700,000
20,000
$4,660,000
4,239,000 Sq. Ft.
937,000 Sq. Ft.
1 ,390 Rooms
1 ,500 Units
$ 6,401 ,383
4,360,564
1 ,D5,000
$1 1 ,806,947
s|gnf|canI|y greaIer ta revenues Io the Cty Ihan t
does today. Heal properIy ta revenues are now low
because of the |arge amounI ofunderdeveloped land.
5ales and |ncome ta levels are a|so depressed.
| mplemenIing Ihe deve|opmenI program w| l l Dring
substanta||y |ncreased ta revenues to 1he Dstr|ct
GovernmenI. Current Ia revenues on sites Ihat
would De redeve|oped underIhepl anareesImaIed Io
be S4.1 m| | | on. AfIer redeve|opment, these s|Ies
wou|d be epected to produce ST T .8 m l l on n ta
revenues. I5ee 1aDle T . 1a |mpacI of |ennsy|vania
AvenuePl an)
II, SUMMARY OF DEVELOPMENT PROGRAM
1he CorporaIion,with Ihe asssIance o! |Iseconom c
consu|Iant, G|adstone Assoc|ates, has de!|ned an
overa|| program that is responsive to the |and use
ob)ecIves and cons|stenI wth a real|sIic market
assessment of the leve| of development thaI s l |kel y
to occur a|ong Ihe Avenue over the net 1 2 to T b
years. 1he ma)or componenIs o! Ihs development
program are.
Of!ce. A tota| amounI ofabout4.2 m| | | | on gross
square feeI o! new of!ice space could potential | y
Deprovided. 1hi samountmayDereduced Decause
of Ihe possD|e retenton of cerIa|n eist|ng buld
ings.
HeIai l . Up to 9b0,000 gross square feeI of new
retai| space cou|d potenIally De provded, |nc|ud
| ng space on Ihe ground f|oor of the new of!ce
Du||dngs and the proposed res|denI|al comple,as
we|l asa ma)ornew departmentstore.
HoIel . 5ome 3b0Io b00newhotel roomscould De
aDsorbed in Ihe area, includ|ng reopenng of Ihe
W| | l ard Hotel. 1he p|an a|so prov|desfora poss|Dle
addiIional 400 new hoIel rooms on 5quare 49T
during Ihe later years ofthe deve|opment perod.
HesidenIa| . Appro|mately T b00 new dwe| | | ng
units would De deve|oped, a|med primari|y atthe
sma|| household,mdd|e|ncomemarket.
1he CorporaIon's development acIvties are e-
pecIed to be>uDsIanIa|lycomp|eIedw|Ih|nthe T 2 to
1 5 year perioda|thoughsome private o!!ice consIruc
I|on mghI stil| occur a!Ier that Iime. 1he proposed
program would represenI about T% o! the resdent|a|
consIrucI|on, about b% of the of!ce and reta|
consIrucI|on and aDout 4% of hote| construc1|on
w|Ihn Ihe meIropol|tan area dur|ngIhe development
per|od. In order Io arrve aI this program, the
Corporaton and |Is economic consulIanI conducted
an i ntensive study o! past, presenI and future
deve|opmenI trends w|Ihin the c|tyandmetropolIan
area. A summary of the marke1 ana|yss i s presented
|n Chapter4.
Much ofIhe land |n the Pennsylvan|a Avenue area s
epecIed to De attracI|ve to private deve|opers,
especal l y the new of!ice s|tes in IheareawesIofthe
Table 2
Estimated Property Acquisition Cost
Square
225
254
291
322
348
Subtotal
Western
Area
406
407
408
431
432
457
458
459 & 460
491
Subtotal
Eastern,
Area
TOTALS
Site Area
Square Feet
59,881
1 00,256
51 ,640
36,294
88,381
336,452
60,000
63,150
46,726
86,964
50,125
94,158
1 5,000
64,000
1 1 3,000
593,123
929,575
Estimated
Average Cost
Per Square Foot
$1 35,00
1 20,00
1 25.00
1 1 0,00
1 1 0,00
1 20,00
80,00
70,00
1 00,00
70,00
1 00,00
80,00
70.00
1 00,00
80,00
83,00
96,00
CHAPTER THREE
|.B. | . Bu| | dng. | n Ihs area, Ihe CorporaIion wil |
encourage, and where poss|Dle, he| p private owners
assemb|e and deve|op ther properIes epedIiously.
However, 1o assure thaI deve|opmenI s consistent
with plan oD)ecIvesand occurswithin an approprate
period, 1he Corporat|on has made provson |n ts
!nanc|a| p|an to acquire and assemb|e a suDstanI|a|
proportion of thewestern siIe !or reve|opment Dy
pr|vaIeenterprise. Becauseo!Ihe aItracIveness ofthe
area and Decausepresent|ypermiIIedusesconformto
uses proposed |n Ihe p| an, it is epec1ed that the
revenues generated Dy sale of any land acquired Dy
Ihe Corporat|on w|| offset or eceed Ihe cost of
acqu|siIion. |or ths reason, property acqus|t|on in
the westcrn area s epecIed toDeaccomplishedw|th
Ground
Acquisition
Costs
$ 8,080,000
1 2,030,000
6,530,000
3,990,000
9,720,000
$40,350,000
4,800,000
4,420,000
4,670,000
6,090,000
5,010,000
7,530,000
1 ,050,000
6,400,000
9,030,000
$49,000,000
$89,350,000
Other
Acqu isition
Costs
$ 7,000,000
1 1 ,000,000
$1 8,000,000
500,000
2,000,000
3,000,000
$ 5,500,000
$23,500,000
Total
Acqu isition
Costs
$ 8,080,000
1 2,030,000
13,530,000
1 4,990,000
9,720,000
$58,350,000
4,800,000
4,920,000
6,670,000
6,090,000
5,01 0,000
1 0,530,000
1 ,050,000
6,400,000
9,030,000
$ 54,500,000
$1 1 2,850,000
6
CHAPTER THREE
| oan funds and theuse ofapproprated fundswould
noIbe rcqured.
| nthc arcaeast ofIhe | .B. | . Bul dngIhc Corporaton
proposes a suDsIantal a|teraton n Ihe land use now
pcrmtted under the DsIrcI of Co|umDa zonng
ordnancc. 1hs wll nvolve a changc from presently
al |owed n\ense commercal use to predomnantly
rcsdenta| use. As a resulI, I s csImaI8d that thc
cost of acqurng commcrcally zoned land w l l
sgn!cantly ecccd Ihe fa r market value for ts
planncd use for resdenta| purposes,even IhoughIhe
area s currenI|y underuIlzed. 1he cconomc con
Table 3
sultant has estmated IhaI an alternaIive, nvo|vng
downzonngwIhout compensaton for |osso!deve|
opmcnt rghIs, cou|d cause |ong dc|ays n thecourts.
1he accumul ated nIerest charges and |egal costs
cou|d De so subsIantal 1hat any possD|e Dene!t n
rcduccd land acquston costs wou|d Deoffsct.1hc
change n land use nvolves cosIs IhaI wou|d De
covered through ependtures ofapproprated !unds.
I5ee
[
aD|e 2. LsImaIed ProperIy Acquston Cost,
1aD|e 3. 5ummary of Land Value CreaIed Dy New
Development, and 1aDle 4. 5ummary of |roperty
Acqustonand Dsposton}
Summary of Land Values Created by New Development in the Pennsylvania Avenue Project Area
($'s in mil l ions)
LAN'O USE COMPONENT
I. WESTERN AREA
A. Office
B. Retall
C. Hotel
o. Subtotal
I I . EASTERN AREA
A. Office
B. Retail
C. Hotel
O. Residential
E. Subtotal
I I I . SALE OF OTHER IMPROVEMENTS
IV. PROJ ECT TOTALS
Scale
of New
Development
3,207,000 Sq. Ft.
294,000 Sq, Ft.
665 Rooms
1 ,030,000 Sq. Ft.
643,000 Sq. Ft.
440 Rooms
1 ,500 Dwell ing Units
Gross
Development Value
Created
$40.09
7.36
5.1 B
$52.63
$1 0.32
9.77
2.20
5.82
$28. 11
$1 1 .90
$92.64
` These values represent the capitalized sale value. I n actual practice, the Corporation expects to lease the land, However, for
comparison purposes these dollar figures represent the sles value equivalent.
bb
I I I . SUMMAHYOF qI NANCIAL|HOGHAM
hc fnanca| mplemenIaton of Ihe proposed p|an
nvolves several Dasc elements, nc|udng. I T } a
onetme appropraton o! S130 mil l on at the De
gnnng o! the proJecI IhaI would rema n avalaDle
unI| epended or returned Io the 1reasury, (2) a
S1b0 m | | on nIerm workngcap1a| |oan1hat would
be !nanced wth Ihe | eofCorporate notesorother
ob| gatons Iwth a |ederal guarantee) , (3} use ofIhe
Corpora1on's Sb0 m | | on 1reasury Dorrowng
authorty as a constructon revo|vng fund Io De
repad from mortgage proceeds at c|osngs as they
occur, (4) sa|ares and epenses!orIheCorporaIon's
sIa!!, whch would De funded separaIe|y Dyannua|
appropratons and are noI nc| uded n Ihe fgures,
and |b} authorty Io sel l l ongIerm oDlgatons
at Ihe
conc| usono!thepro]ecItobesecured Dy Ihencome
from |and |eases and Dacked Dy a |edera| guaranIee.
A Dasc premse ofIhe entre pl an sthe prncp|ethat
substanIal !nancal commImentsDyIhegovernmen1
Table 4
Summarx of Property Acquisition and Disposition
($'s in mill ions)
I. Acquisition
A. Land Acquisition
B. Other Acquisition Costs
C. Total Acquisition Costs
I I . Disposition
A. Value of Land Sold for Development
B. Sale of Other Improvements
C. Total Disposition Value
I I I . Net Difference Between Cost of Land
Acquired and Revenue from Land Sold
$ 89.35
'
23.50
$1 1 2.85
$ 80.74
1 1 .90
$ 92.64
($ 20,211
To the extent that private entrepreneurs are able to assemble
and develop properties in a manner consistent with the plan
without action by the Corporation, particularly in the Western
Site, the levels of acquisition cost and land revenue would be
reduced, as would the net cost which is now anticipated. If so,
a smaller amount of appropriated funds would be required.
Table 5
" ___ Pennsylvania Avenue Plan Cs and Revenues
($'sin millions)
A. Projet Activities
1 . Property Acquisition and Related $1 1 2.85
ActivitiesS
2. Flu bl ie I mprovements4
a. Pennsylvania Avenue rebuilding $20.00
b. Parks and open space 5.80
c. Site preparation 1.00
d. Utilities and site improvement 1 0.00
e. Signs, signals, street furniture 2.20
f. Pennsylvania Avenue lighting 2.00
g. Rehabilitation, renovation
historic preservation 1 1 .1 0
5. 10
3. Relocation, Related Activities, and
AdministrationS 9.50
4. Site Supervision and Fees' 6.00
5. Accrued Interest Outstanding at Project
Conclusion 36.55
TOTAL PROJECT COST $223.00
B. Revenues from Sale of PADe Long-Term Bonds
Seured by Ground Leases and Other
I mprovements8 92.64
C. Cost of Public Sector Activities to be
Financed from Federal Appropriation! 1 20.26
TOTAL $223.00
Property Acuisition-See Table 2for block-by-block aqui
sition estimates.
4'Public Improvements
a. Pennsylvania Avenue rebuilding-includes the costs of
resurfacing Pennslvnia Avenue, ne curbs, gutters,
sidewalks, tree planting and landscapin.
b. Parks and open spce-includes
'
the cost for development
of plazas, and public spaces other than along Pennsyl
vnia Avenue.
c. Site preparation-anticipates that about 2,1b0,000
suare feet of existing building are will be deolishe
aI Ihe beg|nnng are a v|ta| prerequ|s|IeIo success!u|
underIak|ng o! |argesca|e deve|opmenI. The prvaIe
nvestmenI requ|red Io carry ouI Ihep|an |n Ih|scase
wou|d be consIra|ned at any raIe by GovernmenI
procedures and des|gn contro|s. |urIhermore, Ihe
area | s now marg|na| and unaIIracIve. 1o redeve|op
Ihe area on a comprehens|ve bas|s w| | requrepublc
resources, on hand orsecure|y p|edged,toassureIhaI
pub||c ob||gat|ons under the p|an w||l be carredouI.
OIherw|se,prvaIesourceso!developmenI|nvestmenI
!unds are ||ke|y to be |mposs|b|e to sImu|Ie.
Assurance o! !|nancng |s recognzed as a necessary
ngred|enI o! standard commerca| rea| esIate pracI|ce
|n |arge sca|e deve|opmenIs involv|ng substant|a|
and cleare at costs (depending on building type ard
proximity to other buildings) ranging upward from $1 .25
per suare foot of building are. Als includes the cost of
relocating major utilities within the proposed residential
area necessitate by the comprehensive changes in land
use, parcelization, and street system. Utilities to be relo
cated include: C&P telephone main trunks, Washington
Gas and Light mains, PEPCO main feeder, and seer
and water lines within the site.
d. Utilities and site improvements-includes repair an
relandsaping for the Sherman Monument; street work
on Indiana Avenue; other street wienings an resurfac
ing; subsurface work on Pennsylvania Avenue (including
removl of trolley tracks ard third rail conduit); installa
tion an/or relotion of necessry subsurface utilities
(storm and sanitary swers, water l ines) including spar
ation of storm and snitary mains, where reuire.
e. Signs, signals, street furniture-includes the cost of
replacing and installing ne identification an dire
tional signs throughout projet; new vehicular, bicycle,
and peestrian signals throughout projet area; and ne
benches, rereational tbles, bike racks, drinking foun
tains, kiosks, and other street furniture.
f. Pennsylvania Avenue lighting-includes cost of instllin
an conneting distinctive new lighting stanards, fix
tures an relate facilities on Pennslvnia Avenue.
g. Rehabilitation renovation" historic presrvtion-includes
the costs of renovating the exteriors of designate
landmark buildings (Willard Hotel, Evenin Star, Central
National Bank an the Matthew Brady studio), presrv
tion of certain buildings of architetural merit that may
have to be acquire, an the costs of incorporatin the
facades of other bu ildings to be demolishe into the ne
development to preserve some of the flavor and continu
ity of 19th Century Washington.
Relocation, Relate Activities and Administratin-includes
approximately $4 million to cover the cost of providin
statutory relocation benefits reuire by the Uniform
CHAPTER THREE
!ronIend nvestment n | andacqu|s|I|ons and publ | c
mprovemenIs and !ac||\|es. A good eamle s new
communty deve|opmenI,e|Iherprvate|y f|nanced,as
|n the case o! Co|umba, Mary|and, or publc|y
asssted, as | n Ihecaseo!JonaIhan, M| nnesoIa, w|Ih
|edera||yguaranteed borrowng and substan1|a| out-
rghI granI asssIan.
The ST 30 m| | | | on n appropr|aIed !unds w||l be used
to pay !or a|| pub||c secIor acIv|t|es whose costs are
noI epecIed Io be recovered Ihrough proceeds!rom
|and sa|es or |eases. These acIvI|s wou|d |nclude
publc works, re|ocaI|on asssIance, s|te preparaI|on
and |mprovemenIs, h|sIoric preservaI|on and renova
Relocation Act; $4 million to cover the cost of supplemen
try benefits which will assure a successful temporary
relocation program and rent assistance so that businesses
now in the are can take part in reevelopment of the are;
and $1. million to cover the cost of salarie an expenses
for administering relocation an affirmative action business
development program.
6
Site Supervision and Fees-includes site-specific property
acquisition an disposition costs, including thos o fee
appraisals, title searches, property surveys, preliminary
engineering surveys (test borings, for example), costs of
closings an settlements, acquisition neotiators, etc.
' Interest charges-includes interest charges accrue in the
interim development working capital furd finance by sale
of Corporation "agency" notes. The amount here is the riet
amount acrue and outstanding as of projet conclusions.
This amount, $36.b million, is the net portion of total
inteest charges that was not defrayed by interim revente
from ground less. The total amount of interest on interim
financing if $96.58million.
.
8 Revenues from sle of long-term bonds secure by groun
leas-represents the capitalize vlue of all of the revenue
from the ground leases. It is expected that the revenue from
these leses will seure pyment of principal an interest on
long-term PADC notes (40 yers), which would be further
backe by the full faith an creit of the U.S. Government.
Proceeds from this bond issue would repy a major portion
of outstanding principal an accrue interest balances at
projet conclusion.
!
Cost of public sector activitie to be financed by Feeral
appropriation-this $1 30.36 million is the cost of public
works and other public sector costs (sch as achieveent of
plan land-use obj etives) that cannot, an would not
normally be finance out o the revenue from land sles.
These include reuilding Pennsylvnia _Avenue, public im
provements, historic areservtion, relocation, and the
interest on financing.
bb
CHAPTER THREE
Table 6
Repayment of Interim Financing at Project Conclusion
($'5 in millions)
I . Principal Borrowe an Interest Accrue
A. Principal Amount Borrowed for
Financingl O
8.
Principal Repayed during
Project l !
Principal Outstanding a t Project
Conclusion
Interest Accrue on Interim
Financing during Project
2
Interest Repayment during
Project
Interim
$1 1 2.85
I 32.1 1 1
96.58
I 51 .061
Net Outstanding Accrued I nterest
at Project Concl
u
sion
C. Outsta nding Principal and I nterest at
Project Conclusion
I I , Repayment Sources
$0.74
$ 45.52
$126.26
A. Feeral Outlay at Project Conclusionl $ 36.55
B. Procees from Sle of Long-Term Bonsl
5
$ 89.71
$1 26.26

Total interim loan principal borrowed-this is.the amount

of principal expecte to be neede to be drawn from the
interim development working capital fun.

Interim loan principal repayment dUring project-this is
the_ amount of interim financing principal that can be
repaid from lease revenues during the projet.
` ; Total interet charges accrue during project-included
here are total interest charges accure on interim financing
duri ng projet implementation.
` I nterest repayment during project implementation-this is
the portion of total interest that can be paid from interim
groun lease revenue durin projet implementation.
` Feeral outlay at project conclusion-this is the amount
neee to repay outstaning principal and interest at
conclusion of projet implementation that is not covere
by the proceeds from the 'ale of PADC long-term bonds.
Praceds from sl e of lan-term bonds-this is the amount
expecte to be available to retire debt at conclusion of
project implementation to be raise from sale of long-term
PADC "agency" notes whose repayment is secure by
revenue from groun leases.
67
'

t|on, and changes in |and use, where necessary (e.to

residentia| uses).1hi sS130 m| | | i onwi | l be requested
!rom Congress at the beg|nning o! the proect
imp|ementation phase, !or !isca| year 1 91b, i !
Congress approves the deve|opment pl an. 1he!unds
wi | l be requested on a noyear bas|s. Whi | etheentire
amount wi l | be requested at the beg|nning, it w||| be
ob| | gated and disbursed over the twe|ve to !| !teen
year period o! |mplementingt|e proect. bach year's
antic| pated requirements !or use o! appropr|at
!unds wou|d, o!course,berev|ewed andapproved by
the Congress as we|l as by the |resident and
control|ed by the apportionment and !|nanca|
report|ng pross. I5ee 1able b. |ennsylvan|aAvenue
Costsand Hevenues)
1he S1 b0 mi | l | oni nterimworkingcap|ta| !undwould
cover |and acquisit|oncosts epected to be !|nanced
!rom the |ncome gai ned by sa|e or |ease o! the l and.
1hesourceo!!inancingwou|dbetheauthoritytosel|
Corporat|on "agency' notes, repayment o! which
would be guaranteed by the U.5. Government. (5ee
1ab|e b. Hepayment of |nterim ||nanc|ng at |roect
Conc|usion)
1he Sb0 mi | | i on construction revolving !und wou|d
!inancea|| mortgageab|e epenses |nvo|ved in bui|d|ng
- construction costs, taes, interest, ecavat|on,
|nsurance, etc. 1his wou|d enab|e the Corporat|onto
"turn key" important parcels at a cons|derab|e cost
savings |n constructon i nterestcharges or higher|ease
returns.
|n summary, the Corporat|on wou|d carry out the
p|an, paying, as |tgoes !orward, !or non!|nanceab|e
act|vit|es out of the S130 m| | | on in appropriate
!unds, |nclud|ng publicworks, pub||c parksand open
space, |nsta| l at|on o! necessary uti||ties, achievement
o! land use obectives, histor|c preservation and
relocation.Activ|tieswhosecostscanbe!u||ycovered
by the revenue they produce wi | | be paid !rom the
two |oan !unds, the |nter|m deve|opment work|ng
capital !und and the construct|on revo|ving !und. In
casegreater landacqu|s|tioncostsarei ncurredon any
g|ven site than can be recovered !rom |tssa|e or |ease
!or deve|opment, at the t|me the va|ue o!the s|te |s
actua||y determined by sale or |ease, anyd| !!erence
wou|d be drawn !rom appropr|ated !unds avai|ab|e
and the "books c|osed"onthat s|te,sothat nomore
|nterestwou|d be accrued.
At the conc|us|on of the pro)ect, when al | new
deve|opment is we|| under way and a| | |and has been
leased, the Corporation plans to sell |ongterm (40
year) guaranteed bonds. 1he Corporation est|mates
that about S90 mi | l |on can be raised i nth|s way, a||
o! which wou|d be app|ied to repayment o! the
|nterim debts i ncurred in the course o!implementing
thep|an.
1he ground |eases o!the Corporation would be o!a
partia||y subordinated nature w|th the mortgagee o!
the bu|ld|ng hav|ng the right to cure any de!au|t by
the deve|oper on the payment of ground rent to the
Table 7
Project F irncing
($'s in millions)
I . Interim Private Investment i n PADC
"Agency" Notes! (
I I . Permanent Financing
A. Feeral Appropriation for Cost of
Public Activities!
B. Procees from Lon-Term Bonds
an Sle of I mprovements!
6
C. Private Development Investment l !
TOAL PERMANENT INVESTMENT
$150.00
1 30.36
92.64
250.00
$473.00
!
6
lnterim private invetment in PADC "agency" notes-this
is the amount of private investment in the PADC "agency"
notes which fun the interim working capital development
fund.
` Federal appropriation for cost of public sector activi
tie-this represents the true cost of plan implementation
to the Feeral government an is absolutely vital to assure
that a high qual ity environment befittin the nation's
capital can be provided in a reasonable perio of time.
` Pr"ivate investment in sle of lon-term PADC bonds-this
is the amount of. private capital investment expected from
the sle of bonds at projet conclusion, with repayment of
the principal an interest to be assure by ground lease
revenues.
Private development investment-this is the private enter
prise rel estate development investment expete which
will actually build an pay for private projets in the
development are_
CHAPTER THREE
Corporati on. | n the event o! fai|ure to cure any
de!au|t by the mortgagee, the Corporation wou|d
assume tit|e to the deve|opment. 1hus, the Corpor
at|on's | ongterm borrow|ngwou|d besecured!i rst by
the ground rent, second by the assets of the mort
gagees, th|rd by the bu| | di ngs themsel ves and !inal |y
bya |ederal guarantee.
5|nce the ground |easeswou|d be !or a much |onger
per|od Iprobab|y 99 years) than theterm I40 years)
requ|red to repay those bonds, the 1reasury wou|d
cont|nue to rece|ve the revenue !rom these |eases
after bond repayment. 1his constitutes another
signi!|cant cash asset to the Federal Government,
equivalent to about Sb mi | | i on when di scounted to
present value. 1h|s means that over the li!e o! the
|eases, the revenues generated by the proect wi l l
repay all but S1b mi l l | onoutof thetota| acquis|tion
costofS1 1 3mi l l | on.
However, as ep|ained ear|ier, revenues !rom thesa|e
o! |ongterm bonds wou|d not be su!!|cientto cover
the tota| est|mated S222 mi | | i on in costs that wou|d
be incurred dur|ng the development per|od. 1hese
costs, which would to be met through the S1 30
mi l | i on Federa| appropriat|on,arema|nl y attributable
to pub|ic sector activities in the pro)ect that would
not normally be!|nanced by privateinvestment.1h|s
Federa| |nvestment isprimari|y | n publ i c open space
and pub|ic improvements wh|ch are necessary to
encourage private deve|opment |n the area, and w| | l
lead to a vastly greater pace ofdevelopment, and an
environment o! superior design, amenities, and
architecture.
1he overa|| !inancing system that |s be|ng proposed
!ortheproect hasa h|ghdegree o!bui|tinf|eibi|ity,
which |s essent|a| i ! the Corporation| sto be ableto
undertake operat|ons over more than a decade i n
whch a myriad o! !actors wi l | be at work. |artic
ular|y |mportant |s the S130 mi l l | on "no year'
appropriation which would cover the estimated non
!inanceab|e costs at the begi nni ng o! the proect and
which wou|d remain avai|ab|e unt|l epended over a
ten or more year per|od. bqua| l y cr|t|ca| is the
assured avail abi|ity o! the |nter|m !inanc|ng |oan
funds. 1h|s assurance o! the needed, !rontend
resources at the outset wi | | itsel!producethe assur
ance o! proect success. (5ee 1ab|e 1. |ro)ect
||nancing).
b8
CHAPTER THREE
A|Ihough Ihe !nanc|ng p|an | s !|c|blc, Ihcrc are
severa| varab|es thaI may have a s|zeab|e | mpact on
Ihe overa|| !nanca| arrangemenIs. A maJor unrc
so|ved |ssue s thc fatc o!Ihc W| | | ard HoIc| . |t |s Ihc
hope o! Ihe Corporatonthat pr|vateenterpr|secould
f|nance resIoraIon o!Ihebu|d|ngunaded. However,
ths s noI |ke|y. 1here!ore, the CorporaI|on has
nc|ud n Is budgeI Sb m| | l on to defray costs
nvolved |n Ihc prcscrvaI|on o! ths landmark bu||d
ng. | nadd|I|on,a b| | hasrccentlybcen ntroduced | n
Congrcss |H. H. 1 b4T b) Io auIhor|ze purchase o!thc
W|||ard Hote| for usc as |v|ng quartcrs !or congres
s|ona| |nIernsand pagcs.
noIher var|able s Ihc proposa| Io bu||d a NaIona|
Archvcs storage !aclIy n the |ennsy|vana Avenue
area Io housc mportant hstorcal documents. 1hc
Corporat|on's recommended proposa| s Iodevclop a
one m| | | | on square !oot repos|Iory undcrncath Ihe
resdenIa| area and across the streeI from Ihe
Archves bu|dng, connected by atunnel tothc man
bu|dng. |n addIon, Ihe proposa| mght |nc|udc up
to T 2b,000 squarc fect o! space on the sur!ace thaI
wou|d house res|denI and trans|cnt scholars ut|z|ng
the records and a ma)ord|splay area !haI wou|dbea
powerfu| toursI atIracton on Ihc Avenue. |resenI
es!|maIes |ndcaIe Ihat costs !or the undcrground
!ac|ty al one wou|d besomewhaIovcrS80 m| | on|n
T 914 dol l ars |5ee 1able 8. CosI of Deve|opmento!
Archves Comp|e)
|f Ihe CorporaI|on and the General 5crvces Admn
straton rcach agreemenI on the specf|c dctals,Ihc
Corporat|on w| l | requesI from Ihe Congrcss author|
Table 8
Cost of Development of Archives Facility2
0
($'s in mi l l ions)
Property Acquisition
Cost of Construction
Interim Interest on Fi nncing Land
an Construction
TOTAL DEVELOPMENT COST
$ 18
$ 53
$ 1 1
$ 82
2 0
Al l figures are in 1974 dollars. Financin is figure at 8.0%
and assumes a three year development perio.
b9
zaton and add|tona| borrowng author|ty Iofnance
construcI|on o! Ihe Archves !ac||Iy. 1he Corpora
I|on epects IhaI G5A w||| enter nto a contract Io
amortze !u||y a| | cosIs n devc|opng Ihe proect
|ncludng | nteresI) be!ore any actua| consIrucI| on.
On ths bass, no addIona| appropr|atonswoul d bc
ncccssary!orIhe CorporaIon.
|urIher unccrta|ntcs arc caused by the rate of
|ncreasc n prce | nd|ces and rates o! | nIerest on
|nterm and |ongtcrm !|nanc|ng. A| l f|gures n Ihe
!nancng p|an and fo||owng tab|cs are n T 914
do||ars. |f prccs conI|nueIo ncrease aIcurrent raIes,
an ncrease |n Ihe amounI of the appropr|aton may
be neccssary, poss|b|y on Ihe order o! S20 m | | on.
1he !|nanc|ng !|gures n Ihe summary tab|es Ihat
!o||ow are based upon 8.b% nteresI on CorporaI|on
nterm 'agency' noIes and 9.0% on Ihe | ongterm
Donds. 1hs ra!e s somcwhat lower than present
h|stor|c |evc|s, but hgher Ihan anythng prcvous|y
eperenccd n modern moncy markeIs. |! markcI
ratcsdcc|nedurng mp|cmenIat|on o!thcpro]ectto
|eve|s be|ow 8.b% and 9.0% for shorI and |ongterm
|ssues, respectve|y, then a substantal reducIon may
be antc paIcd n the |evel ofepend|Iures o! appro
pr|ated !unds.
Fna| l y, Ihe Corporaton has a commtmcnI Io make
up Io 2b0 o! the T b00 rcsdenI|a| unIs ava|ab|e to
fam|es wIh low or moderatc ncomes, e|gb|e !or
assstance undcr 5ectons 23b and 23b of the
NaIonal Hous|ng AcI |or successor AcIs) . |rovson
has noI bccn made for ths cpcnse n the !nancng
plan s|ncc I |s assumed Ihatapp||catonw||| bemade
Io Ihc Dcpartment o! Housng and Urban Develop
mentfor suchassstanceatIhcappropratcIme.
IV. AMENOMEN1S TO |ENNSYLVANIA AVE
NUE OEVELO|MENTCOH|OHA1IONAC1
1he proposed p|an for f|nanc|ng mp|cmcnIaIon o!
Ihe |ennsylvana Avenue p|an, ! approvcd by Ihe
Congress, wl| requ|rc adopton o! severa| amend
mcnIs to Ihe |ennsy|van|a Avcnue Deve|opmenI
CorporaI|on AcI o! 1912. At Ihe appropr|ate tme,
theLorporaIonw|| submIproposeddra!I|egs|aton
Io Ihe Longress Io accomp||sh Ihe fo||owng obec
t|ves.
T . bnab||ng Ihe |cnnsy|vana Avenue Devc|opment
Corporaton Io ssue "agency" nIer|m !|nancng
noIes, backed by Ihe fu|| !a|Ih andcredIo!thc
Un|Ied 5taIes, whose repayment wth |ntercsI
wou|d be secured by Ihe appropraIon o!neces
sary !unds by Congress Io carry ouI Ihe p|an and
by revenue!romground| cascsIoIheCorporaton.
AmounIs necessary arc nowcsImaIed IobeST b0
m| | | on.
2. bnab|ng the |ennsylvan|a Avcnue Deve|opment
LorporaIon to se|| |ongIerm bonds aI Ihe con
c|usono! procct mp| emenIaIon, backed Dy Ihe
!u|| fa|Ih and credt of Ihe UnIed 5IaIcs, repay
menI o! wh|ch wou|d be secured by revenuc
receved !rom ground |eases |ct by Ihe Corpora
Ion. |roceedso!Ihe ssueofbondswou|d qoIo1he
U.5 1reasury |n repaymenI o! Ihe |nIer|m f|nan
c|ng pr|ncpa| and ntcrest used Io carry out
deve|opment actv|tes that a prvate corporaton
wou|d undertake.
3. AuIhor|z|ng thc appropraI|on of such !unds as
may be neccssary Io carry out pub|c sccIor
acI|vt|es contcmp|aIed by the p|an, currcnt|y
esImaIedIobcST 30m| l | | on.
1hesc sIatuIory author|zatons arc cons|stenI w|Ih
advce rece|ved by Ihc CorporaIon !rom pr|vate
|nvesIment !|rms. |n accordance w|th 5ecton b|9)of
the |cnnsy|vana Avcnue Deve|opmenI CorporaIon
AcI o! T 912, thc CorporaIon obIa|ned !orma| pro
posa|s !rom fve ma)or pr|vate nvesImenI bankng
!|rmsana|yz|ngIhe !easb|tyofpr|vaIeversuspub||c
f|nancngo!Ihe CorporaI|on. | nadd|I|on,IhcCorpor
aIon he|d a day|ong sympos|um on |cDruary 2T ,
1914, aIIcnded by represcnIatves o! Ihese f|rms and
s| oIhersthat d|d noIsubm|Iforma| wrIIen reports.
1he unan|mous conc|us|on, expressed boIh |n Ihe
reported recommendaIons andatthcmeeI|ng,sIhaI
sIrct|y "pr|vate" !|nanc|ng of thc Corporaton |snoI
!easb|c as Ihere s no assured sourcc of revenue
adcquate Io cover Ihc !u|l cost o! |mp|emenIng the
p|an as proposed. Al | o! Ihe !|rms canvassed recom
mended Ihat both nter|m and |ongIerm prvaIe
!|nancng o! Ihe Corporaton acIv|I|es be under a
p|edge o! !u|| !a|Ih and crcd|I of Ihe UnIed 5Iates,
e|Iher as an agencyIypc ssue so|d d| rect|y on 1he
!|nanca| markeIs or Ihrough Ihe ncw|y !ormed
|ederal F| nanc|ng Bank.
Chapter Four
Market Analysis
I. OVERVIEWOF PRINCIPAL FI NOI NGS
A. MarkeIFroscctsntheFennsyIvanaAvenucAr.
An extensive market ana|ysis o! devclopment poten
tial s in the Pennsy|vania Avenue area has accom
panied the overal| land use p|anning process. 1he
markeI ana|ysis has Dccn conducIed wiIh thc assist
ance o!G|adsIone AssociaIes,an cconomic consu|Iing
firm that specia|izes in land use markcI analysis and
devc|opmentprogramfcasi Dil ity.
Overal| prospecIs within Ihe |ennsy|vania Avenue
arca havc Deen considcred in rc|ation to Ihc Droad
conIexI o!demand!ordeve|opmenIactivitythrough-
out Ihe MeIropo|iIan area and Ihe UisIricI o!
ColumDia. |n addition, Ihc prospecIs havc Dcen
considered in re|aIion to changingpcrcepIionson thc
parI o! poIentia| invcstors, emp|oyers, rcsidcnts and
shoppers as Ihe characIcr ofthe Pennsy|vaniaAvenue
arca is Iran!ormed in Ihc ycars ahead. Although Ihc
downIown capture of privaIe office emp|oyment,
rctai| expendiIures and hotel occupanics has de
c|ined in recent ycars, renewed atIenIion Io the
centra| arca, coup|edwith continucdregiona|growth,
shou|d gencrate new opportunitics !or the deve|op
mcnIarca.
Basic market factors considered in asscssing deve|op
ment poIentia|s in the Pcnnsylvania Avenue area
wcre.
Hegiona| and Uowntown supp|y and demand
factors,
Lxisting and prospcctive compctitivc deve|opmenI,
5iIc facIors, inc|uding Iransportation, access, and
environmcnIalcharacIcrisIics,
OIher prcscnI or proposcd puD|c acIons | n the
UownIownarca,
Community oD]ectives in Ihe Pennsy|vaniaAvenue
arca.
1he market sIudy |dent!|ed strong mcIropo|tan
supporIs for al | uses proposed in the plan, inc|uding
officc, rcta| | , residenIial and hote|. Givcn these
supporIs, thcrc is a substantial probabi|ity that the
devclopmenIoD)cctivcscanDe achieved overIhebasic
T 2 to T byear implementation period. However, Ihe
actua| pace of activity wi l l be infl uenced by numer
ous factors thaI are not susceptiDlc to market
]udgmenI. |n parIicu|ar, pub|ic policydccisions,DoIh
aI the |edera| and local level,coul d have significant
impact on Ihe ti mi ng of development. 5uch pol icy
decisions include Ihe construction o! ma]or pub|ic
improvemenIs |ike Mc1HO, thc pace of urDan
rcnewal , and District and |edera| governmentleasing
policies. 5ub]ccI Io these factors, the following
activity could Dc supportcd intheareaovcrthc T2 to
Tbyeardcvclopmcnt period .
O!!ce. On the average, an estimated 200,000 to
20,000 square feeI of new office spacc could De
aDsorDcd pcr year. Generally, thi s space wou|d bc
rcnted to 'primc' privatc tcnants. |n addiIion,
certain sites such as 5quare 49T wou|d De aItracIive
!or 'showcase'bui l dingsoOupied bya ma)orcorpor
aIionorassociation.
Heta||: |n Ihe near Ierm, iI is esIimated thaI there
would Dc an opporIunity for devel oping approxi
mately Ihe same amountofretai| space |anestimated
b70,000 squarefeet} asthere i s in theFennsy|vania
Avcnue arca Ioday. 1he new spacewould Dc recon
figured, making it more accessiD|e to potential
shoppcrs, inc|uding rcsidents and workers i n down
Iown, IourisIs, and residcnts of the meIropo|iIan
region. Asa resulI, iI is cxpected Ihat the new space
wi|| De morc productive in Icrms of 'sa|esper square
fooI.'
HesdenIi a| . An cstimaIcd T b00uniIscou|dbe devel
CHAPTER FOUR
oped over an b to T0 ycar period. 1hi s assessment i s
Dascd upon market supports that havc Decn shown
for numerous District and 'ncarin' suburban devc|
opmcnts that o!fer smal l houschold uni ts n well
designed, 'centra| arca' urban environmenIs. 1he
residentia| program wou|d conIain Doth sa|e and
rcnta| units oriented primarily toward one and two
person houscholds cmp|oycd in the Downtown area.
|n general , thc rcsdenIia| uniIswould bccompctitivc
DoIh in design and price wiIh a broad array o!
in-Iown and nearin suDurDan dcvelopmcnts in the
Washington metropo|iIan arca. | niIia| sales units
wou|d compare with prcscnt condominium apart
mcnIs ranging from S32,000 through Sb0,000 ( T 974
do|l ars}. 1oward the |aIter phasc o! rcsidcntal devcl
opment, a | i mited numDer of | argcr uniIs could be
priced at amountsgreaterthanSb0,000. Hcntswould
gencral|y rc!|cct those of newly constructcd closcin
units. Howcver, renIswi|| beconsiderab|y higherthan
those in o|der, existing buil dings Decause o! recent
increases inconsIruction and financing costs.
HoIc| . Oppoitunity exists in thc |cnnsylvania
Avenucarca for deve|opment of a 'firstc|ass'hotcl ,
serving commcrcial,convention and touristactivity i n
the city. Also, an addition could De made to

Ihe
Hotcl HarringIon, a lower priced hote| now serving
tourisI groups in the PennsylvaniaAvenuearea.
B. Fam|nat|on o! A|Ierna1ve Deve|opmen1 S1rate
gies
During thccourse of formu|ating thcland usepl an,a
number of a|tcrnaIive deve|opment strategies were
examined. Gencral l y, Ihe alternativ sIrategies p|aced
greaIer emphasis on rctai ni ng cxisting structures,
a|ong with selective construcIion, on a | i miIed scalc,
of new residenIia| Duildings. Market cva|uation i ndi
caIcd that these strategies wou|d di mi nish thcovcra||
markctaDiliIy of proposed |and uses and possibly
lowcr the qua|ty of rcdcvel opmcnI | n thc arca.
|ol|owing is a discussion of several o! the most
10
CHAPTER FOUR
imporIant a|ternaI|ve concepts that were eva|uated
duringthe course ofprepar|ngIhe pl an.
InFh HcsdenI|aI OeveIopmenI. 1he oDJective o!
Ih|s proposal was Io ach|eve Ihe soc|a| andeconom|c
bene!it o! Dr|nging residents Io Ihe Avenue, wh|l e
reduc|ngto a min|mumtheremova| o!structuresnow
|n p|ace. Bas|ca
q
y, Ihis approach wou|d p|ace h|gh
density res|denI|al Iowers aI selecIed s|Ies w|Ih|n the
ex|sI|ng highly commercia||zed area Detween 7th and
9Ih 5trcets.
On the basis ofarch|Iectural Iests of Ihis concept, it
was ]udged IhaI these res|dentia| units would noI
compare favorab|y with Ihe broad array of com
paraD|e high dens|Iy res|dential deve|opment avai|aD|e
now, or | n the near !uIure, aI closein competiIive
D|str|ct proJecIs I| n Ihe New Hampsh|re Avenue
corr|dor, 5outhwest UrDan Henewal Area, and a|ong
Wisconsin and ConnecticuI Avenues} or | n nearDy
NorIhern V|rg|n|a. ConsequenI|y, a|Ihough sIrong
demand for c|ose|n high dens|ty res|dentia| deve|op
ment ex|sIs within Ihe C|Iy, |t was Judged that the
|nfill concepI wou|d De an inappropr|ate responseto
IhaI markeI and wou|d enIa|l a h|gher degree of r|sk
thana more comprehens|ve residenIia| program.
Expandcd Off|ce OevcI opmcnI. As an alternaIive Io
deve|opment o! a res|dent|a| communiIy on Pennsy|
van|a Avenue, cons|deration was given Io construc
t|on of o!!ice space, wiIh supporI|ng commercial
facil|I|es, IhroughouI Ihe pro]ecI area. However,
amp|e opporIuniI|es now ex|st !or private of!ice
construct|Dn at other |ocaI|ons, |nc|uding Ihe "WesI
Lnd" area between the ConnecI|cuI Avenue 1r|angle
and GeorgeIown, theDowntown UrDan Henewa| area
where f|ve o!fice s|tes have Deen assemD|ed and
of!ered for redeve|opmenI, and nearDy suDurDan
locat|ons. G|ven this array o!ava||aDlesitesforo!!|ce
developmenI, it was considered probab|e IhaIprivate
off|ce construcIion wiIh|n Ihe Pennsy|vania Avenue
area in the near!uture wou|d be | | m|ted Io "prime"
siIes bordering Pennsy|vania Avenue Detween 10Ih
and T bth 5Ireets, wesI o! Ihe new | .B. | . Bu| | di ng.
Without comprehens|ve changes | n the character o!
economicactiv|ty on IheAvenue, liIt|eprivateoffice
construcIion would De epecIed |n Ihe area east of
Ihe |. B. | . Buil d|ng.
Ofcourse, prospects foroff|cedevelopmenIthrough
out Ihe deve|opment area and part|cu|arly | nthaI
71
part o! Ihe Area Io the easI of the |. B. | . Bui|d|ng
wou|d De enhanced i! major construcI|on o! Federa|
of!|ce space were undertaken. However, one o! Ihe
Corporat|on's ef!orts has Deen Io |nIroduce diverse
econom|c uses inIo Ihis area. |or Ih|s reason, |Iwas
Judged Ihat a prol|!eraI|on of |edera| of!|ces |n an
area thaI al ready has a h|gh concentraI|on ofgovern
menIo!||ceswou|d noImeeIIh|scommun|tygoa|.
LocaI|on of HeIa|| Oeve|opmenI. Cons|derat|on was
given Io programming retai| uses |n away Ihatwou|d
use ex|sIing sIrucIures | n the area east ofIhe |.B. 1.
Bui|ding.5pec|a| emphasiswasgiventothemerchanIs
now do|ng bus| nessa|ong 7Ih 5Ireet Detween | 5IreeI
and Pennsylvan|a Avenue and aI "MarkeI 5quare'
beIween 7th and 9th 5IreeIs. However, g|ven Ihe
decl i ni ng capture Dy downIown merchanIs of meIro
po|iIan consumer expend|Iures, iI was Judged
important to sIrengthen Ihe compet|Iive pos|I|on of
Ihis retai| space Ihrough more conven|enI access Io
prime |oca| and regional markeIs. 1o Ih|s end, retai|
merchanIs |n the 7Ih 5treet area o!|er|ng "com
parison goods" merchandise wou|d be re|ocated
closer Io the | 5IreeI mal l , wh||e 7Ih 5IreeI mer
chants of!ering "conven|ence goods" would be
generally grouped in a renewed "Market 5quare"
adJacent Io Ihe 1Ih 5IreeI Metro staI|on aI Pennsyl
van|aAvenue.
Hecogn|z|ng IhaI reta||act|v|tyo!thedownIownarea
|n Iheyearsahead mighI exceedpresentexpecIaI|ons,
Ihe p|an has Deen sIrucIured |n a way IhaI would
perm|I deve|opment of additiona| reIai| space, over
and above Ihe presenI f|oorarea,IhroughouIthe7th
5treeI area. However, i n Ihe absence o! immed|ate
ev|dence of such demand, eisI|ng area merchanIs
would be re|ocaIed to gain maximum benef|ts from
Ihe opening of ML1HO service as we|l as proximiIy
IooIhermerchanIsof!er|ngsi m| | argoods.
I I . SUHVEY OF OEVELOFMENJ 1HbNOS ANO
FO1EN IALS
A. OHcc Ocvc|opmcnI Fotcnt|aIs
MeIropo|Ian Area FerspecIve. OpportuniIies !or
n0w office developmenI in Ihe Washington meIro
po|iIan area have been cons|stenIly sIrong since Ihe
ear|y T 9b0's, avcrag|ng approximaIely b m| | | i on neI
square !eeIo! newconstrucIionannua| l y.Duringth|s
per|od Ihe |ederal GovernmenI absorDed approx
|maIe|y 37 percent of a|| new reg|ona| of!|ce space.
D|sIrict of Co|umb|a o!fice markeIs have remained
sIrong IhroughouI th|s period,accounI|ng!ors||ght|y
more Ihan ha|f o! meIropo|iIan area o!!|ce consIruc
Distribution of Office Space by Tenancy and Location Washington Metropolitan Area 19601970
Private Tenancy
Area
Suburban
Maryland
Virginia
SUBURBAN TOTAL
District of Columbia
METROPOLITAN TOTAL
Net Sq. Ft.
9,666
6,326
1 5,992
1 6,999
32,991
Approximately 35% of suburban totals.
2 Aproximately 40% of D.C. totals.
Approximately 37% of Metro totals.
Source: Gladstone Associates.
Percent of
Metro Area
29.3%
19.2%
4B.5%
51 .5%
1 00.0%
Government Tenancy Total Office Space
Percent of Percent of
Net Sq. Ft. Metro Area Net Sq. Ft. Metro Area
2,40B 12.2% 12.074 23.0%
6,1 1 7 31 .0% 12,443 23.4%
8,5251 43.2% 24,517 46.4%
1 1 ,227
'
56.8% 2B,226 53.6%
19,752
'
1 00.0% 52,743 1 0.0%
Ion s|nce Ihe ear|y 1 9b0's. A|though Ihe re|aIive
amount of |edera| o!!|ce space has been greater |n
Ihe D str|cI 1han i n the surroundng areas, prvaIe
acIivity has a|so been strong, absorbng b0percenIo!
Distrct offceconstructon durngIhe T 9b0's.
D|str|ct o! CoIumb|a FerspecI|ve T9b0T9b9.
With|n the DsIrct o! Columbia, Ihe l argesI share of
new o!fice consIrucIon has oourred |n Ihe "centra|
area" consisIng of Ihe ConnecI|cut Avenue area,
Ihe 5ouIhwest Urban Henewal area, and the o|der
downtown area. W|thn Ih|s "centra| area" core,
however, Ihere has been a sharp d!erentaIon o!
pub|ic and pr|vate of!|ce deve|opmenI, wIh more
than IwoIh|rds ofprivaIeo!!|ce developmenI occur
rng |n the Connect|cut Avenue area and morethan
80 percenI of |edera| o!fice deve|opmenI occurrng
n Ihe o|der downIown and 5ouIhwesI Henewa|area.
Dstrct of CoIumba FersecI|ve T910 Io Ihe
rcscnt. 1he Iendency of pr|vate o!!|ce deve|opmenI
to concentrate n the ConnecIcuI Avenue area and
oIher NorthwesI |ocat|ons has |nIens|f|ed | n the
per|od s|nce 1 910. AIthesameI| me,privaIedevelop
menI n Ihe o|der downtown area has !a||en Io
appro|maIe|y b percenI o!Ihe Di strct toIal s. More
over, the dec|ine in new o!!ice construcIon |n Ihe
o|der downtown area n recentyearsi saccount !or
by a dec|ine |n construcI|on boIh o! sing|euser",
non

compeI|Iive,of!|cebu| d| ngs and a|soo!compeI|

I|ve office sace.As privaIeo!!ceactv|ty dec|ned | n
Iheo| derdownIown area, pub|ico!ficeconsIructon
acce|eraIed. | n the car|y parI o! Ihe 1 910's Ihe
downtown Urban Henewa| Area accounted !or more
Ihan Ihreequarters o\ a|| |edera| of!ice construcIion
i nthe Di sIrictofCo|umbia.
OuI|ook for the FcnnsyIvana Avenue Area. O!fice
opportuniIesnIheo|derdownIown area n Iheyears
|mmed|aIe|y ahead w| l | be in!|uenced by Ihe emer
gence o! a number o! market !actors Ihat are
epecIed Io begin Io a|Ier downtown deve|opment
Irends. Among these are. mproved Irave| and com-
mutation access because of Mb1HO, proim|Iy to
major publ ic mprovemenIs, inc|udng proJected
rebuld|ng under the Downtown Urban Henewa|
program as we|| as possib|e ma]or publc |mprove
menIs | kethe nearby bi senhowerConvention Cen1er,
and, perhaps mosI sgn!|cant|y, basc changes antc|-
paIed n conuncton wIh m|emenIaIon o! the
Fennsy|vania venue F|an, |nc|ud|ng the assemb!y o!
CHAPTER FOUR
Summary of Office Absorption by Area and Tenant Type District of Columbia 1960-1969
Net Leasable Area (000)
Private Federal Government
Competitive Non-Competitive Total Leased Owned Total Total
Central Areas
D.U.R.A.5 2,224 s.1. 786 s.1. 3,010 s.f. 554 s.f. 2,825 s.f. 3,379 S.f.7 6,389 s.f.
Connecticut Triangle 8,959 s.f. 573 s.f. 9,532 s.1.6 1 ,085 s,f, 472 s.f. ' ,557 s,f. 1 1 ,089 s.f.
Southwest 1 .679 s.f. 77 s.f. ' ,756 s.t. 1 ,250 s.1. 3,732 s.f. 4,982 s.t.? 6,738 s.f,
Subtotal ' 2,862s.f. 1,436 s,f. 14,298 s.f. 2,889 s.t. 7,029 s.f. 9,918 s.f. 24,21 6 s.f.
Other District Areas
Upper Northwest 2.001 s.1. 6. s.f. 2,007 s.f. 92 s.t. 92 s.t. 2,099 s.f.
Foggy Bottom 82 s.f. 82 s.f, 209 s.1. 209 s.t. 291 s.f.
Northwest East of
1 6th Street 77 s.1. 3 s.f, 80 s.f. 172 s.f. 1 72 s.f. 252 s.f.
Southeast 41 s.f. 41 s.f. 41 s.f.
Northeast 1 03 s.f. 78 s.f. 181 s.f. 2 s.f. 2 s.f, 1 83 s.f.
Subtotal 2.304 s.f. 87 s.f. 2,391 s.t. 475 s.f, 475 s.f. 2,866 sol.
Total 15,166 s.f, 1,523 s.f. 16,689 s.f. 3,364 s.f. 7,029 s.f. 1 0, 393 s.f. 27, 02 s.f.
Defined briefly as follows: Private Competitive: speculative space with private tenancies.
Private Non-Competitive: generally for single users.
5
Downtown Urban Renewal Area,
' Approxi mately 66.6% of private central area activity.
1
1 n aggregate, approximately 14.3% of Federal central area totals.
Source: Gladstone Associates.
maJor sIes !or resdenIial and commerc|a| deve|op
ment. These changes are expecIed Io increase Ihe
pace o! pr|vaIe sectoract|v|ty n Ihe years ahead, aI
leasI 1o Ihe |eve|s obIained |n the ear|y 1 9b0's.
ConsequenI|y, aggregate markeI potenIia|swIhinthe
Fennsy|vania Avenue area have been sca|ed on the
order o! 200,0002b0,000 neI square !eet o! private
o!ficeconsIructionannua| l ynIhe period ahead.
1his forecast ant|ci pates a h|gh degree of prme"
o!!ice construcIon, n response to Ihe Corporations
ef!orts |n assembl ingattractiveparcelsand combining
uses | n a way that wou|d create an appea|ing urban
envronment. 1his markeI projecIion represents a
"base|ne" Ihat cou|d be expanded apprecab|y
depend|ng upon |edera| o!!ice |eas|ng po|ces. |ore
casIs !or privaIe acIivty ndicate Ihat Ihe office
construct|on program cou|d be absorbed w|thna 1 2
to 1 b year per|od. However, i ! |ederal po|icies
regard|ng "recenIra||zaton" were cont|nuedorinIen-
si!ied,Ih|sdeve|opmentperodm|ghtbeshorIened by
as much as 4 to byears.
B. Hes|denI|a| DcveIopmenIFoIenI|aIs
McIropoI|Ian Area Ferspective. Metropolitan Wash
ngton has been one of the natons !astest growing
areas in recenI years. Dur|ng the 1 9b0's the region's
popu|at|on i ncreased by a| most4 percentayear an
average o! more Ihan 1b,000 new resdents per year.
1he number of househo|ds increased even more
rapd|ydurngthisper|od,wiIhannua| raIeso!a|mosI
b percent, re!|ecting a pronounced trend Ioward
sma||erhouseho|d uniIs.
7Z
CHAPTER FOUR
Distribution of Private Office Absorption by Area Districts of Columbia 1960-1973s
Net Leasable Area
19601969
Competitive Non-Competitive Total Corretitive
Central Areas
D.U.R.A. 1 4.7% 51. 6% 18.0% 3.6%
Connecticut Triangle 59.1% 37.6% 57.1% 54.8%
Southwest 1 1 . 1 % 5. 1% 1 0.5% NA
Subtotal 84.9% 94.3% 85.6% 58.4%
Other District Areas
Upper Northwest 1 3.2% 0.4% 1 2.0% 16.3%
Foggy Bottom 0.5% 0.5% 20.4%
N.W. From 16th
Street East 0.5% 0.2% 0.5%
Southeast 0.3% 0.2%
Northeast 0.6% 5. 1% 1 .2% 4.9%
Subtotal 1 5. 1 % 5.7% 14.4% 41 ,6%
Total 1 00.0% 1 00.0% 1 00.0% 100.0%
January-August 1 973 inclusive Source: Gladstone Associates.
Distributin of Federal Government Office Absorption by Area District of Columbia 1 960-19739
Net Leasable Area
1 9601969
Leased Owned Total Leased
Central Areas
D.U.R. A. 1 6.5% 40,2% 32,5% 84,2%
Connecticut Triangle 32.3% 6.7% 1 5.0%
Southwest 37.2% 53. 1% 47.9% 1 5.8%
Subtotal
86.0% 1 00.0% 95.4% 1 00.0%
Other District Areas
Upper Northwest 2.7% 0,9%
Foggy Bottom 6.2% 2.0%
N,W. from 1 6th Street East 5.1 % 1 ,7%
Southeast
Northeast
Su btotal 14. 0% 0.0% 4.6% 0.0%
Total 1 00,0% 1 00.0% 100,0% 100,0%
`January-August 1 973 inclusive Source: Gladstone Associates.
13
19701973
Non-Competitive
1 0.8%
70.9%
NA
81 .7%
3.7%
3.2%
2.4%
9,0%
18.3%
1 00,0%
1970-1973
Owned
58.9%
1.5%
60.4%
1 .9%
26.1%
1 1 .6%
39.6%
1 00.0%
Total
5.2%
58.4%
NA
63.6%
13.5%
1 5.9%
0.7%
0.5%
5.8%
36.4%
1 00,0%
Total
76,0%
0.5%
10.6%
87.1%
0.6%
8,5%
3.8%
12.9%
1 00.0%
Mu|t|fam| l y, hgher dens|ty dwel|ings representcd
approx|mate|y twothrds of al l residenIal consIruc-
tion throughout the metropol|Ian areabeIween T9b0
and T 910. | n recenI years mu|tifamily dwe|lngs
dropped Io abouI 40 percenI of Iota| res|denI|a|
devc|opmcnt as growth |ssues came under examna
ton, resu|Iing n a r0ktve scarc|Iy of "readyIogo
bu|dng sIes. Despite present | mIaI|ons, | ongterm
devclopmcnt Irends ndicatc a rel|ance on hgher
dens|ty housng and moreeffcent ut||zaI|onof|and
rcsourcesboIhfornIown and suburban|oca|es.
"Close-In" Residential Market Perspective. An exam-
naI|on of more Ihan b0 h|gher densty pro]ecIs
conta|nng approx|maIely T b,000 residential un|Is
showcd a hgh degreeofmarkeIacceptancemeasured
n terms of Ihe number of uniIs absorbed L rented
ovcr Iime. Genera| | y, Ihe market performane of
"c|oscn" hgh dens|ty residenIia| deve|opmenIas
tended Ioward the hgher end of accepIcd |ndustrY
standards.
District of CoIumb|a Perspective. 1he strt of
Co|umba rema|ns domnant |n accommodat|1g the
regon's smaller sze renIer and owner househ|ds n
thc mdd|c and higher |ncome brackets. 1he City's
Profile of Primary Individual Renters by
District of Columbia Sub-Areas, 1970
Primaryl ( I ndividual Renters
Over $25,000 $1 5.000$25,000
Number Percent Number Percent
New Hampshire 1 81 13. 0 809 16.3
Georgetown-
Wisconsin Avenue 607 43.5 1 .794 36.1
Foggy Bottom 408 29.2 1 ,465 29.5
Capitol Hill 51 3.7 201 4.1
Southwest 94 6.7 461 9. 3
Southwest! Northeast 54 3.9 232 4.7
1 ,395 1 00.0% 4,962 1 00.0%
Refers to household heads living alone or not related to
other household membrs.
Population Trends Metropolitan Washington 196070
Average
Population Absolute Change Annual Change
Area 1960 1970 Number Percent Number Percent
Washington DC 763.956 756,51 0 -7,446 -0.97% -745 -0.1%
Maryland Portion 698,323 1 ,1 83,376 485,053 69.5% 48,505 6.9%
Virginia Portion 614,331 921 ,237 30,906 49.96% 30,691 5.0%
TOTAL 2,076,610 2,861 , 123 784,51 3 37.8% 78,451 3.8%
Household Trends Washington Metropolitan Area 19601970
Change: 1 960-1970
Households Total Annual Average
Washington SMSA 1 960 1970 Number Percent Number Percent
Washington D+C. 252,066 262,538 1 0,472 4.2% 1 ,047 0.4%
Maryland Portion 1 87,428 349,636 162,208 86.5% 16,221 8.6%
Virginia Portion 171 ,067 286,322 1 1 5,255 67.4% 1 1 ,526 6.7%
Total SMSA 610,561 898,496 287,935 47,2% 28,794 4.7%
Source: U.S. Census of Population, 1 960 & 1970; Gl adstone Associates
overr|d|ng ro|e |n th|s respect has cont|nued despIe
sl |ghI overa|| popu|aton dec|nes, w|th an add|t|onal
T 3,000 sma|ler szed househo|ds beng formed |n the
T 0years pr|orto T U70.
One and Iwo person househo|ds have shown a
pronounced Iendency Io |ocate |n a I|er o!ne|ghbor
hoods surroundng the central emp|oymenI area.
Dur|ng Ihe T Ub0's the New Hampsh|re Avenue
corrdor and Ihe 5ouIhwesI Henewal Area aItracted
many o! these sma|| m|ddle and h|gher | ncome
househo|ds, n addIon to those who choseIo locaIe
|nthe GeorgeIown and |oggyBoIIomareas.
O! parI|cu|ar s|gn !cance |s Ihe New Hampshre
Avenue Corrdor, whch has undergone a resdental
Irans!ormaton durng the recent past n conJuncton
wIh maJor o!!|ce development |n the nearby new
downtown. 'Approximately T,000 sma|l mddle and
hgh ncome households were aIIracted IoIh|sareaas
Ihe "new downtown" began Io emerge, reflectng a
sIrong demand for p|easant ntown communtes
o!!er|ng, prox|mIy Io p|aces of employment,
shopp|ngandothercentral area amentes.
Ou1|ook for Ihe FennsyIvan|a Avenue area. Basedon
an eva|uaIon of the character and per!ormance o!
recent compett|ve resdenIa| developments,thecon
su|tantsconcludedthaI!rm res|dent|al marketscou|d
be tapped w|Ihn the Pennsy|van|a Avenue area for
both renta| and sale hous|ng for smal| households.
Jh|s markeI assessmenI, however, |s contngent upon
Renter Occupants by Income
Metropolitan Washington, 1970
CHAPTER FOUR
Income, 1 970
Area
District of
Columbia
Suburban
Ove' $25,000 $1 5,000-$25,000
I ndividuals Other I ndividuals Other
54.6% 30.9% 47.5% 20.4%
I nside Beltway 34.9 48.5 42.1 51. 8
Outside Beltway 1 0.5 20.6
TOTAL 1 00.0% 1 00.0%
Owner Occupants by Income
Metropolitan Washington, 1970
10.4 27.8
1 00.0% 1 00.0%
Income, 1970
Area
District of
Col umbia
Suburban
Inside Beltwa
Ove, $25,000 $1 5,000-$25,000
I ndividuals Other Individuals Other
47.8% 1 3.9% 35.7% 1 0.6%
31. 3
Outside Beltway 20.9
45.6
40.5
36.6
27.7
43.6
45.8
TOTAL 1 00.0% 1 00.0% 1 00.0% 1 00.0%
developng a |arge enough number of unts and
esIablsh|ng an ntown resdental env|ronment thaI
compares !avorably w|Ih other cenIral c|ty Wash|ng
I
_
n hous|ng deve|opments.
Jheconsu|tanIs]udged Ihat the paceof constructon
mght be scaled aIabout20untsperyear,provded
IhaI a reasonab|y favorable economc cl | mate pre
valed durng the perod o! construcI on. Jhs )udg
menIa|sodependsupon |mplementatono!a compre
hensve program of redevelopment that would alter
sgnfcanIly the character o! Ihe area, wh|ch |s now
character|zed Dy poor|y mantaned, agng commer
74
CHAPTER FOUR
ca| sIructures, | nIerspersed with a !ew new office
Du||d|ngsand substanI|al IracIsofvacant|and.
HecommendaI|ons for bedroom mi and uniI size
have beenbasedupon assessmenIsofcomparaD|e new
hous|ng with|n the Distr|ct o! Columbia and nearby
suDurban |ocat|ons. |t is epecIed IhaI these un|Is
wou|d, |f avai|ab|c on Ihe markettoday, be pr|ced at
approximately S0.b0 per square foot per month for
renta| apartmenIs and Sb0.00 per square foot per
monIh !or salesdwe||ings, or at the h|gherend o!the
"midrange" of asking prices for new h|gh density
housing | n the metropo||Ian area. Because o! sharp
|ncreases in thecostsofconstrucI|onand financ|ng |n
recent months,thefnal prcesofIhese un|tscould De
consderably h|gher. However, the|r position re|aI|ve
to other housing availab|e in the metropolitan area
wou|d remainunchanged.
c. HetaI DeveIopmenI|oIenIaIs
Metropo|tan Area |erspecI|ve.

Hetai| activiIy, re
!|ecting populaIion growIh and economic advances | n
Ihe MeIropo||tan area, has increased sharp|y | nrecenI
years. Between T 9b3 and T 9b1,the most recenIyears
!or which DepartmenI of Commerce in!ormaton |s
ava| | aDl e, regiona| reIai| sales gainedbymore Ihan 28
percenI. |n contrast, reIai| acIivitywithinIheCentra|
Bus|ness Dstr|cI |ncreased Dy a nomna| 3.8 percent,
with DownIown merchants catur|ng onl y b percenI
o! the growIh |n regional consumer ependitures
duringths period.
CenIraI Bus|ness O|str|cI |erspecIve. More recenI
|n!ormation ava|lab|e for deparImenI store sa|es
ind|cates IhatIhetrends ofthe T 9b0'shaveconIinued
up unIi| the presenI. |n recenI years, downIown
departmenI store sales have general|ystaD||i zed wh|le
those ofueurban |ocaIions have |ncreased sharp|y.
As a result, "capture" of overal| departmenI sIore
sa|es by downtown merchanIs has !a|len Dy approi
mate|y 40 percent toal eve| o!aDout T T percenIof
MeIropo||Ianareaact|viIy| n1 912.
C|early, one reason for the decline i n downIown
capture of new consumer ependtures has been the
prol|feraIion of reIail shopping cenIers in suburban
loca|es. I n Ih|s regard, merchants i n Ihe Centra|
Business D|sIricI confront IwoobsIac|esIoincreasing
Ihe|r parIcipaIion |n reIai| growIh . ( 1 } Ihe relative
ease of access a!!orded to suburban househo|ds Dy
75
Retail Sles Trends Washi'ngton MUrOpolitaO Are 1963-1967
($000',)
Store Type
General Merchandise
Apparel
Furniture and Appliane
Subtotal
Food
Eating and Drinking
Drug
Misellaneous Retailing
Total
Change: 1 963-1967
Sles Growth
1 9631967
Washington, D.C.
Metropolitan Area
D.C. Share
1972 Constant Dollars
Washington, D.C. Metropolitan Area
1963 1 967 1963 1967
292,322 999,143
1 49,745 345,51 8
1 09,795 281,653
551 ,862 1 ,625,31 3
30,727 1 ,205,81 0
230,555
490,51 4
1 1 3,415
291,197
1 ,492,756
319,488
555,065
4,197,330
Source: Census of Business, Gladstone Associates.
Ihe new ma||s, and (2) the advances in space des|gn
o!fered Dy suburDan mal l s, !aci|iIat|ng "compar|son"
shopp|ng and enhancing Ihe overal| reIai| experience.
1he Mb1HO sysIem wi | l i mprove access| b||iIy Io
downIown shopp|ng !aci|ities !or residents of Ihe
region at |arge. However, the Das|c pro|mity o!
competitive shopping ma||s Io |arge seg|enIs of the
reg|on wi|| in noway bedi mi nished.Consequent|y,it
|s epecIed thaI the most read|y measuraD|e sa|es
gains for the |ennsylvan|a Avenue area wi|| be from
new employees, residenIs, and IourisIs DroughI inIo
Iheareaas Ihe p|an |scarried out. 1hese increases |n
reIa|| sales|eve|scou|dbeabsorbed wthinthepresent
reIa|| !loor area Ihrough improved product|v|Iy as
measured |n sa|espersquare!ooI.
|n regard Io the second!actorofcontemporary reIa| |
de>ign, IherearesuDsIanI|al opporIun|I|esIoachieve
productiv|ty ga|ns and poss|D|y to support ex
panded reIa|| f|oor space- Ihrough reIa|nng and
s||ght|y |ncreasing Ihe |ennsy|van|a Avenue area's
"shares" o1 reg|onal sa|es expans|on in the future.
He|ocaI|on of reIa|l esIab|ishmenIs to ga|n greater
access Io Ihe h|ghvo|ume shopp|ng tra!!|c | n the |
and G 5treeI ma| | area and Io o!fice workers and
Iourists uIi||z|ng Ihe MbJHO for transporIat|on are
among Ihe proposed p|an measures to obIain these
resu|Is.
OuIIook 1or Ihe |ennsy|vana Avenue Area. Wh|e
overal | reIa|| f|oor space |eve|s for Ihe area are noI
proected Io increase |n the foreseeab|e 1uIure,
Department Store Sles Trends
Washington Metro Area and Central Business District
196772
1 96P 1 968
Sales In Thousands
CBD $11 6,339 $10,999
Balance of Metro 524,828 585,556
Total Metro $641, 167 $695,555
Distribution
of Sales
CBD 18. 1% 1 5.8%
Balance of Metro 81 .9% 84.2%
Total Metro 100.0% 1 00.0%
NOTE: All dollar amounts i n current dollars.
1 969 1970 1971 1972
$105,943 $1 04,674 $1 06,833 $105,125
640,01 7 64,614 781,410 870,931
$745,960 $789,
2
88 $888,243 $976,06
14.2% 13.3% 12.0% 1 0,8%
85.8% 86.7% 88.0% 89.2%
1 00.0% 1 00.0% 1 00.0% 1 00.0%
Source: Census of Business; Monthly Department Store Sles in Selected Areas; Gladstone Associates.
Tourist Visitation Trends
Metropolitan Washington
19501972
Year
1950
1 960
1 966
1 967
1972
Average Annual Change
1 9501960
1 9601966
1 9671972

Number of
Tourists
3,21 1 ,200
7,000,000
9,1 00,000
1 6,800,000
18,200,000
378,900
350,000
280,000
Source: Metropolitan Washington Convention and Visitors
Bureau.
apprec|aDle sh|fts in producI|viIy are expecIed i n
accord w|Ih program |mprovemenIs. | n aggregate,
new reta| l sales o!aDout S40 m| | l i onw| l l bcgenerated
Dy residents, o!fice workers, and tour|sIs once devel-
opmenI is comp|ete. O! this, some S2b m| l | i on in
sales m|ghI occur at reIa|l fac|l|t|cs w|Ihin the
Pennsylvan|aAvcnuearea.
An est|mated b80,000 square feet o! retai | se||ing
space IouI of a toIal o!77b,000 square !eet} would
De |ike|y Io De a!!ecIed by implementat|on of Ihe
|ennsy|vania Avenue pl an. Businesses thaI would bc
|mpacIed inc|udeadepartmentstore,a Droad array of
oIher estaDl ishments encompass|ng specialIy outl cts,
naIional chains, strong local f|rms, and.a variety of
smallersIoresoperaI|ngwith|n inexpens|vspacc. |tis
expecIed thaI over onc half ofthc prescnt merchants
could success!u|ly relocatc |nto ncw fac|lities con-
structed |nIhe developmenIarea.
5ome attrition among present retailers can be ex
pecIed , due Io such !actors as unwi||i ngness Io
estaD||sh new markeIs, orpre!erence !or a retai| sty|e
IhaI |s Dest su|ted to pcr|phcral downtown |ocat|ons.
However, new useswould o!!set the reductions!rom
CHAPTER FOUR
present Dus| nesses. bconom|c measures Io Deunder
takcn byIhcCorporationercdesigncdIo miI|gateIhe
aItr|t|on and to insure that new uscs fostercd Dy
public acI|v|ty in thc |ennsy|vania Avenuc area
DenefiI DoIh res|dents of the metropol|Ian area and
Iour|sIsIothec|Iy.
D. HoIe| DcveIopmentFoIenI|aIs
Metroo|tan Area |ersec1|ve. | ncrcas|ng levels of
tourism 1ave underp|nned a rap|d expansion in Ihe
numDer of hoIe| rooms i n the meIropo|iIan area |n
recent years. During the T 9b0's morethan7,000new
hotellmotel un|ts were added to the i nventory of
trans|cn\accommodations |n Ihe Metropol|tan area.
1he greatest concentrat|on of Irans|ent accommo
daIions i s w|thin the Distr|ct |Ise|!, where approxi-
mately hal! o! Ihe hote| rooms of the MetropoliIan
area are locaIed. However, in recent years the
prcponderancc of trans|ent acIivity has occurred i n
suburDan l ocations, Doth i n Ierms of new unit
construct|onandmorcimportantly,ofoccupancy.
An analysis o! three key markcIs !or trans|enI
accommodations tourism,conventionsand Dusiness
demand- poinI Io appreciable ga|ns for area hotels
i ntheyearsahead.1heforecast !or mctropolitanarea
hote| room construct|on Ihroughout 1he T 970's and
80's ranges !rom a low o! T ,b00 rooms to a h|gh o!
T ,900 roomsperyear.ComparableproJectionsforthe
Dstrct o! Columbia range !rom 2b0 to 400 rooms
per year. 1he proJections i ndicate greatcr levels of
hote| construction with|n Ihe DisIrict relativc to
suburban |ocales !or the i mmediate futurc than has
been Irue | n recent years, rc!lecI|ng the demand
generated Dy Ihc bisenhower Convention Ccntcr and
othcr comparaD|e improvements | n thc downtown
arca.
DstrcI o! CoIumb|a Ferspectvc. A cons|deraDle
number ofhotel roomsare undcractvecons|derat|on
or under construcIion in ant|cipation o! cvolv|ng
sIronger center c|ty markcIs. Hccent reports |nd|cate
as many as 1 ,b00 rooms arc bcing prepared !or
markct in the D|strict of Col umb|a at Ih|s I| me.
|urIher add|tions tothcstock ofhotel space nearthe
proposed bisenhower ConvenIion Center and on the
urban renewa| s|Ies |n Ihe | and G 5trecI corridor
might add as many as 1,000 add|tional unitsto th|s
tota| .
7b
I i

CHAPTER FOUR
Estimated Hotel Occupancy Trends Washinton Metropolitan Area 1960-1971
District of Columbia
Total
Year Rooms
1960 9,700
1965 1 4,000
1970 1 5,000
1971 15,100
Change
1 960-1965 4,400
Change
1 965-1971 1 ,000
Average Daily Basis
Occupancy Occupied
Rate Roomsl l
75% 7,300
70% 9,900
65% 9,700
65% 9,800
2,600
-100
Suburban Areas
Approximate
Total Occupancy Occupie
Rooms Rate Rooms
2,50 75% 1 ,900
4,600 70% 3,200
7,300 81% 5,900
8,90 79% 7,000
2,100 1 ,300
4,300 3,80
Metropolitan Total
Approximate
Total Occupancy Occupied
Rooms Rate Roomsl l
1 2,200 75% 9,200
18,700 70% 13, 100
22,300 70% 1 5,600
24,00 70% 1 6,800
6,50 3,900
5,300 3,700
Source: Estimates for the District of Columbia and the Metropolitan total a're derive from the Washington Convention and
Visitors Bureu and the Hotel Assciation of Washington; Suburban are estimates are derive from those figures.
77
Out|ook !or thc FcnnsyIvana Avcnuc Arca. 1hc
poss|ble deve|opmenI o! hote| !ac|I|es n Ihe |enn-
sy|van|a Avcnuc arca has bccn ana|yzcd n terms o!
Ihe a|ready strong response Io antc| paIed |eve|s o!
dcmand for trans|cnI accommodaI|ons w|th|n the
Dstrct. |I s cxpecIcd thaIIhose hoIe|s |ocaIednear
ex|st|ng aIIracIons or new atIracIons |ke the Con
venIon and V|stors CenIers w| | | have thc h|ghest
occupancy ratcs. Busness Iransents dest|ned for
downIown of!ces w|l be atIracIed Io hoIc|so!fcrng
more gcncra| env|ronmenIa| advanIages convencnI
|ocat|on, nearby amcn|t|cs, eIc. 1he Pennsy|vana
Avenue area cou|d provdc sc|ected |ocaIons !or
capture of h|ghcr prced trans|ent demand rc|aIed to
new of!|ce cons1ruct|on,IheexsI|ngconcenIraI|onof
|edera| o!!|ces and sc|cctcd convenI|on and tourst
acIv|Iy. However, I|mngw| | l rema|n a crI|cal !acIor,
g|ven Ihc numbcr o! compeI|tve !ac||I|cs now
p|anncd or undcr consIructon wthn thc D sIr|cI. | n
genera| Ihe consultanIs esImaIed thaI thc |ennsy|
vana Avenue area cou|d support devclopmcnI o!
beIween 3b0and b00 newhoIe| roomsoverIhc T 2 Io
T byearso!p|an |mp|ementaIon.
CHAPTE R FI VE
-~"
Chapter Five
Relocation And Phasing Progr am
I. OESCH|FTION OF HELOCATION |HOGHAM
he CorporaIion's proposal !or i mpl emcn1|ng Ihe
devc|opmcnI p|an |s designed Io m|nim|zcd|srupI|on
o! existing businesses, reduce relocaton hardsh|ps
and assurc that construction occursaI a pace thaI | s
cons|stenI w|th evolving markct dcmand for new
space. Becausc Ihe |cnnsylvan|a Avenue area is
situaIed in Ihe C|Iy's downIown core, rcs|dental
d|sp|acemenI would be mi n mal . MosI of the rcloca
t|on that wou|d resu|I !rom mplementing the plan
wou|dbccausedbybus|nessdi splacement.
A prcl |minary surveyconducted !or Ihe Corporation
by the Hedcvelopment Land Agency ident|!iedscvcn
residentia| un|Is |n thc dcvc|opment area, al l locaIed
above Dusinesses. |our o! Ihese unIs would be
d|splaced by the CorporaIion di rect|y and Ihe oIher
units woul d be dsp|accd by privaIc acIiviIy. |n
addiI|on,the Central Union Miss|on,hous|ng upIo b8
Iransient residents, wou|d be dsplaccd. Al l cl i gible
res|dents would reccive Ihe compensaI|on requ|red
under the Un|form Helocaton AssisIancc and Hea|
|roperty Acqu|st|on Po|icies Act o! T 970 (heren
afIcrthc Uniform Helocat|on AcI"I .
Busi nesses dis|ocated by Ihe CorporaIion'sact|onsare
also provided bas|c compensaI|on u nder the Un!orm
Hc|ocation AcI. | n add|I|on, under Ihe AcI esIab
l i shi ngthe Corporat|on,ownersandtenantsd|sp|aced
by the Corporat|on arc granted a pre!erenI|al r|ghIto
|ease or purchase property available in Ihe re
dcvc|oped area !or asi mi l aruse.
| n ordcr to acheve a morc cqu|table rclocaIon
assistance program Ihan the Un!orm He|ocaIion Act
now provdes and to |mplementIhe prc!crential right
to rcIurn, Ihe Corporation is committcd Io two
additional programs of business assisIancc. The f|rsI
involves csIablishmcnI of an interm business rc|oca
tion cenIer in the now vacant Lansburgh's DeparI
ment 5tore. 1he second involvcs |easing back or
guarantccng Ihe rental o! some redeve|oped spacc to
reIurning busi nesses for a period o! time at bclow
market rates. h swou|denab|eIhemIoad|usItothe
highcr !ar market rents that would bc neviIable i n
newlyconstructed bu|ld|ngs.
| mp|emenIation of the plan | s likely Io rcsult in the
disp|acement o! T 27 businesses. O! thcse, 74 would
be d|sp|aced by Ihc Corporation's acquisition of
propertics i n Ihcareaeastof Ihe |. B. | . Bui|ding | Last
5|IeI, primarily !or the construction o! Ihe residcn
t|al , m|xeduse complcx. 5ome o! the remaining b3
busi nesses, which arc locatcd |n Ihe area west of thc
|. B. | . Bui l di ng (WesI 5itcI, would be dsplaced by
pr|vate development. Othcrs coul d be d|splaccd by
the Corporat|on, depend|nguponthecxIcnt of public
act|vity necessary to imp|emcntthcp|anneddevc|op
ment. |I i s now estimated thaI up Io onehalf o! the
b3 businesses |n Ihe WcsI5ite might be displaced by
Ihe CorporaIon. All businesses |ocated on property
acquired by the CorporaIion would be el igibl e !or
assisIance under the Unform He|ocatonAct. 5tud|es
by the CorporaI|on's cconomc consu|Iants |ndicate
thaI more than one half o! the disp|accd busi ncsses
can b expected to relocate successful l y wiIhin the
area as developmentprogresscs.
Durng Ihe pl anning process, Ihe Corporati on's sIaff
consu|ted wiIh potcntial d| sp|acee, pub| i c agencics,
tradc assoc|ations and others in an cffort to dcvelop
an cquiIable and orderly rclocation pl an. Lxtensivc
surveyswercmade to deIcrmncIhencedsofprospec
tve displ acees. | n addit|on, Ihe Owners and 1enants
Advisory Board, composed of area businessmen and
propcrIy owncrs, meIrcgular|ytoconsiderand advise
the CorporaIion on itsrelocation proposa|s.
A. Un|!orm He|ocaI|on AcI
hc basic rclocaIion program wi|| be cxecuIed pur
suant to the requ|rements ofthe Un!orm HelocaIion
Act and Genera| 5ervices Admnistration guidc|incs
for implcmentat|on (39F. H.373b/ Under this Act,
thc primary ass|stancc givcn busincsscs disp|accd by
|edcral action s eiIherthe paymentof pcrsonal prop
crty losses, mov|ng costs, and scarch| ng !ees, or, un
dcr certain circumstanccs, a | ump sum paymcnt of
not lcssthanS2,b00 nor morc Ihan S1 0,000. 1hcAct
entit|es resident|al dsp|acees to replacement hous| ng
paymenIs, in addi t| on to compensaIion for mov|ng
expenses and persona| . property |osses.1hecsImated
cost to the CorporaIion of relocation assistance re
quired under the Un|form He|ocation Act s S4 mi l
l | on. hi s i nc| udes payments Io both LastandWcst
5ite bus|nesscs andresidentscxpectcd to bcdsplaced
by thc Corporati on.
1he exper|ence of public agencies mplementing
urban rcdevelopmenI pro|ects has shown that reloca
tion | s a persisIenI and d|f!|culI prob|em. herc arc
often lengthy de|ays as altcrnate space is soughI !or
busi nesscs bcfore new construction can begi n. Bus|
ncsscs complain IhaI they are !orced to move away
from ther trad|tional c|icnte|c for several years unti |
redevcloDcd space becomes avalable. Oncethe space
is avai|able, the rents are oftcn h|ghcrthan they havu
been accustomed Io paying, and Iheircustomers may
have found new places to shop. 1he Pennsylvania
Avenue DevelopmentCorporaIion Act provides prior
ity of return for existing owners and tcnants. How
ever, thc dif!erencc between present rents in Ihearea
and rcnts |n new construction are great enough that
such a policy wou|d be difficult to mplemcnt if thc
only benefiIs availab|e to mitigate Ihe ef!ccts of
relocation are those providcd in Ihc Uniform Heloca
t|on Act. According|y, thc Corporaton i scommittud
to estab|ishing supp|ementa| assistancc programs and
toseckthe necessary !undstocarry themout.
78
CHAPTER FI VE
B. SuppIementaI Asss1ance |rograms
1he two additiona| forms of business assistance
proposed by the Corporation are: T I providing
inIerim space so that businesses can remain in
operation ner their o|d |ocations until new space is
avai|ab|e, and I2}leasing spacetobusinesses at below
market rates for a number of years to he|p them
ad)ust to higher rents on a gradua| basis. 1he costof
these supp|emenIal programs wi | | add an additional
S4 mi l l ion Io the S4 mi | | i on estimatcd for basic
benefits under the Uniform He|ocaIion AcI, for a
total of S8 mi l | ion. | t is Ihe Corporation's hope that
such additiona| business re|ocaIion assistance wi l l
serve as a mode|forfuture publicurbandevelopment
pro)ects.
InIerim Busness Faci|i1y. | norderto prevent the |oss
to the area o! busi nesses first disp|aced in the
sequcnce of deve|opment, the Corporation Iried Io
find a suitable inIerim relocation site near eisting
markcIs. 1he large, currently vacant structure that
once housed Lansburgh's Department 5tore was
decided upon. |ursuant Io an agreement with the
Urban Business LducaIion Association, operating
under a grant from the DepartmenI of Commerce, a
thorough and detai|edeconomic!easibi|ity and design
study wasprepared evaluatingIhe use o! Lansburgh's.
he sIudy i ndicaIed that adequate market support
eists for Ihe development of a three level retai| ma||
inthestructure.
Numerous bene!its wou|d resu|t from such a use, in
addition to business relocation. | nstead of remaining
vacant and contributing Io bl ight, the sound struc
ture, ful | yel evatored,escalatored and ai rconditioned,
wou|d be put to productive use. Operation of the
mal | for an csIimated 7 Io8yearspriortoredeve|op
ment o! the site would he|p to maintain local
employmcnt levels. Approimate|y T 20,000 square
fcct of retai| space would be provided, someofwhich
might be used to attracI new Ienants, including
mi nority businesses. Hent|eve|swoul dbecloseIoIhe
leve|s that are current|y paid by area businesses.
Additiona| services woul d be provided tothetenants,
incl uding business counsel i ng and centra|ized promo
tion, mai ntenance and business services. As a bench
mark of the general support this proposal has raised,
Ihe District of Co|umbia Bicentennia| Commission
hasgiven itprioritystatus.
79

. 1
`
1 '
Proposed Alterations of Lansburgh Buil ding for I nterim Business Housing: Pictorial View of Proposed Entrance from E Street
i .
Cross Section: Proposed Conversion
Moore/Wal ker Associated Architects
Arthur Cotton Moore! Associates
H. L. Walker & Associates
Washington, D. C.
Hent Assstance. 1he Corporation has deIermined
Ihat it wi | | benecessaryIoprovidesome !orm o!rcnt
assistance to enable most disp|aced businesscs to
survive relocation to newly dcvc|oped space. Busi
nesses,especial|yinthcLast5iIe area,arenowpaying
rcnts far |ower Ihan they cou|d rcasonab|y be
cpccted to pay a!tcr redevclopment. Listing rents
in somc cases are as |ow as ST .00 per squarc foot.
New rcnI levc|s in the redevelopedareaareestimatcd
by the Corporation's economic consultantsto average
about Sb.b0 pcr square !oot, and some prime rates
would be much higher. Busi nessescan bc epected Io
offset some of their increased renta| costs by consoli
daIion and greater opcrating efficiency i n newly
designed space, and by capiIa|izing on the additional
customers attracted Io thc complcted developmcnt.
CHAPTER FI VE
Howcvcr, most busi ncsses need a pcriod of several
years to ad)usI to thcir changing situations be!ore
Ihcy can meetthc incrcased rents.
o help returning businesscs get Ihrough the transi
tion o! adjusting to a ncw business locaIion and to
higher cost space, the Corporation wi|| seek to
provide them with space at bclow market rate rcnts
for an cstimated !ive years. hi s program could bc
accomp|ishcd by the Corporation's |easing back sub
stantial b|ocks of redevelopcd retail space from
deve|opers. 5ome of Ihe reta i | spaccleased backfrom
deve|opers would be rented to new enterpriscsatthe
best commercia| ratcs obtanab|e. However, retail
space nccded to relocatc

displaced buinesscswishing
80
-

EAST SIT E STAGING

Years
6 4 a
'
z
'
BLOCK NOS.

'

tt
_
4o,4az
(so. aa\J o?

'
....

"
4s1
(Western
aa\J)

|
Temporary
.
Business HOUSing
'
_

-'

PHASE
"
ASE I
l'
KEY:
L
UMBER OF RELOCATION
E RELOCATED BUSI NESSES

CONSTRUCTI

E PREPARATION
)
(I NCLUDI NG S
I

l'
Al l Square N Gross Represents ew Footage
.
the East Site Floor Area l
81
7

B 9 10
' ' '
(NLN PL LbVbL PrrHL7. L
LNrLblN LlLN
Lb lNLLLlNLLbPH HbPlLbrP
ZJ . r. NbMbLHb
QNlb LWLLLlN'
r J. HbPlL b.
T

J9, LlllLb bL. l

QN\b -Z WbLLlNL
4Z HbPlLbL
J Lrl{bb. .
L

Nlb 4 LWbLLlN
*. HbPlL bL.
r J. Lll{L b.
Nlb ZZ LWbLLlNL

. HbPlLbL
Z. LrrlLbb, l`,

l -Z

WgLLl'

J@_

HbPl Lb

r
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LrrlLbbL

Qb J b LPL D
L- b, LPL HLPJ
9Z. LPL Lrrl{L
'
Io reIurn w | | bc made ava|able Io such busncsscs at
|ess than preva| | ng markct ratcs. hc actual ents
charged would nt|ally be cqua| to amounIs ds
p|aceescanaffordto pay,baseduponoperatng rat|os
obtaned from varous reta| assocaI|ons and an
ana|ys|s o!the ndv|dual bus|nesscs. Over a fveyear
pcrod the renIs wou|d be ncreased cach year by
approxmaIe|y equa| amountto reduceIhe d fference
bctwccn thc subs|dzed rate and the far markeI rate.
AI Ihe end of f|ve ycars, |f thc busness has adapted
to ts ncw |ocaton,Iw| | | be ab|e to pay a fa|r rate of
rcnt to thc Corporaton so that the Corporaton w | l
noIncur anydefctforthaI space nrelaI|onto the
rate t |s payng to the deve|opcr. 1o the extent
appropr|ate, Ihe Corporaton w| | |nc|ude prov|sons
!or m n mum base rents wh|ch mcct the forego|ng
cr|tera} as we|l asoverage clauses,wh|ch w l | |ncreasc
c!fcctve rents up Io market |eve|s on a percentage
bas|s, |fgrosssa|es |ncrease suffccnt|y.
he Corporaton's utl zaton of a reta| space |case
back program w|ll facl |taIe not on|y re|ocat|on
assstancc through renIal ass|stance, buI a|so the
selccton o! favorable retal uscs, boIh reIurn|ng and
new, and the|r appropr|ate |ocat|on Ihroughout thc
dcvc|opmenI area. 1o promote these relocaIon and
deve|opment obJecIves, the Corporaton may also
emp|oy lcaseguarantecprograms,speca| contngcncy
clauses n deve|opment contracts,

and re|ated act|ons

thatdonot requ|re an actua| lcascback o! reIalspace.
C. Administration
1hc Corporaton's po|cy w l l bc to reduce admn|s
traIve red tape, and w|Ihn the !ramework of lawto
assst d|splacces |n every way possb|e n secur|ng a
successful relocaton. Adm|nstraIon w||| be f|exb|e
and respons|vc to Ihe ndvdua| nccds and prob|ems
o! d|sl ocatccs, whle assurng that pub|c re|ocaIon
funds are wsely used. Whcrc ]usI!ed, the Corpora
t|on w| | ass|sI busnesses n obtanng zon|ng, proce
dural and regu|atory relef. |t w | l be the |nIent of the
Corporaton to prov|dc dsp|acees wth as much
advance not|ce of when Ihey w| | l be requ|red Io
vacate therpropertes as poss|ble,andIo tmeoff|ca|
not|ccs | n a way that docs noI con!lcI w|th peak
busncss seasons .e., ChrsImas}. he Corporat|on
may contract w|Ih an exper|enccd organ|zat|on to
adm|n|stcr ts re|ocaIon program. However, the
Corporat|on's sIaf! wl l oversce mp|emenIaIon,
manta|n d rect contacts wth area bus|nesscs, and
ul t| matc|y arbIrate unresolvcd grevances. 1he toIa|
cost o! admnstcrng the program s cstmated Io bc
S1. bm | | on.
he admnstrator o! Ihe relocaton program wl l
provde prompt cl a ms proccssng, profcss|onal com
mercal l stng servces, c!fcctvc |oan and |ease
packagng, and tcchncal and managemcnt ass|sIance.
I n addt|on Io contnuous contactswththcCorpora
Ion's staff, the adm n strator wou|d be requred to
make a year|y rcporI to the Corporat|on outlnng
the e!fecIs of rclocaIon actvIcsand recommendcd
|mprovemenI. |urther,theCorporaton p|ansto meeI
wIh reprcsentat|ves of thc 5mal | Busness Admns
traton to deIerm|ne the ava|ablIy o! Economc
| nJury Loans and |ease guarantccs, and to dcvclopan
agreement that would assure rel ocatccs maxmum
acccsstothese programs.
I | . OESCHIF1|ON O| FHASING FHOGHAM
he proper phasng o! rcdcvelopment s essent|a| Io
mn|mze the mpactof busnessdsruptonand atthe
same tmc Io a|lowfor proJect dcve|opment wthouI
nterrupt|on.5ncedeve|opmcnt | sa catalytcproccss,
wth cach change nflucncng whaI occurs next, thc
stag|ng cou|d bcal Icred substanIal l y |n the proccssof
execuIon. 5ce 5tag|ng P|an}
A. bastSte
Prelm|nary est| matcs nd|cate thatal most one hal! of
the 74 busnesses Ihat w| l | have to bc moved n Ihc
easI s|te are ||ke|y to return to redcvc|opcd commer
ca| space. About 270,000 squarc !eet wou|d be
contaned |n a new department storc strucIurc that
would b bu|t on square 406. An add|tona| 26b,000
square feeI wou|d b |ocaIed on thcgroundfloors of
the resdental complex. Untl more detalcd survey
nformaton |s avalable on busness operaIons nthe
area and unIl polc|es have been seI on space
al l ocaton, t wl| not be possble to |dentfy
specf|cal|y whch busnesses wou|d return afIer re
deve|opment. However, t s hoped that by provdng
the nter|m relocaIon facl|ty and rent subsd|es,
a|ong wIh requ|red relocat|on assstance payments,
many osnessesw| l | be reIaned.
he accompanyng chart summarzes the pre|mnary
p|an for phas|ng deve|opment n Ihc cast ste res|
dcnIal and m|xed usc arca. Becausc thc Corporat|on
CHAPTER FI VE
ant|cpates acqurng most ofthe l and n ths area, t
s possb|e to formu|ate a farly deta l cd phasng
schcdule. he schedule | s dcsgncd to take nto
accountthe !o|lowngfactors.
T . me requred to re|ocatc busnesscs and prepare
|andfor redcvc|opment.
2. |me requred to construct newbul di ngs.
3. 1he pace aI whch ncw resdenta|, commercal
and offce space can be |eased or sol d.
4. Operaton o! a temporary rc|ocaton faclty.
b. Coordnaton of d|splacement wthspacc ava|lab|c
for relocaIon
Development woul d Iake place n three stagcs over a
tenycar perod. Durng thc !|rst stagc, lastng two
years, dsplaccment would beg|n on 5quare 406 n
order to prov|de a ste !or a ncw departmentstorc.
h s space could possbly be uscd for Kann's Depart
mcnI 5torc, wh|ch |s now at 7Ih 5trect and Penn
sy|vana Avcnue, and would have Io bc rc|ocatcd
bcfore construcI|on could beg|n on the proposed
housng comp|cx. Lansburgh's Department 5torc
5quarc 43T } woul d also bc rehabl tated dur|ng ths
phasc sothaIIcou|dbcuscdasannter|m rclocaton
faclty. Busnsses could Ihen be moved from the
area between 6th and 7th 5treets and Fennsylvana
Avcnue and | nd| ana Avenuc 5quarcs 4b9 and 460}.
AI Ihe conc|uson of Ihe f|rsI stagc, Ihe new
department storc would be bult, the rc|ocaton
faclIy wou|d ben operaIon,atwoblocks|Iewoul d
be ready for new resdental and commercal Oon
structon, and ma|or|mprovemenIswould be madeto
publcareas.
Durng the second stagc, coverng three ycars, con
struct|on would bg|n on 5quarcs 4b9 and 460. | n
addt|on, bus|nesses wou|d be re|ocated from thc
Market 5pacc area 5quares 40b and 432}, the
souIhcrn ha|f of 5quares 407 and 431 , and thc
western half of 5quare 4b7. bxcavaton could thcn
beg|n for the underground sIorage area proposcd for
thc NaIona| Archvesextens|on. AtIhe conclusono!
the second stage, the f|rst port|on of thc rcsdenIal
comp|ex on 5quare4b9and460would be comp|etcd
and occuped. 5ome busnesses coul d move d rect|y
from thc|r cx|st|ng locaI|ons |nto the new space
82
STAGI NG
SCALE: B&W C

1S
ZD
R
4B
w|thoutan |ntcrm movc. 1he Arch|ves underground
etenson wou|d b ready, and constructon cou|d
begn on the second port|on of thc residental
comple, whch woul d nc|udc both the ste aDove
the Archves and a|so the western halfofsquare 4b1.
Dur ng thc th|rd stagc, the nct f|vc ycars, construc
tion wou|d b comp|etcd on thc sccond porton of
thc resident|a| comp|e. Addtional rctal spacewould
become avalableonthe groundfloorofthecomple,
whch wou|d prov|de morc pcrmancnt relocat|on
space and pcrm|t the gradual phasingout of the
Lansburgh's faci||ty. ||na||y, construction wou|d be
g| n on the |ast porton of the rcsdential comp|e
between 1th, 9th, D and b 5treets |5quares 401 and
431 ) . At thc conc|us|on of thc th|rd stage, dcve|op
ment of the resdent|a|, mcd use arca would b
completed.
A fourth and final stage of bast 5ite developmcnt
cou|d nc|ude ncw deve|opment on 5quare 491 ,
whch s now occuped Dy the bmp|oyment 5ccur|ty
Bu||d|ng and Dstrct government offces. New con
structon on ths block woul d bc cOntngcnt upon
development of a feasDle proposa| for thc entirc
block and wou|d proceed ndependently from other
activty n thc

eaststc.
B. WestSte
1he stagng of deve|opment i n thc west ste w||| be
condt|oned |argly Dy thc pacc of privatc deve|op
ment activtics and thc markct for new off|ce space.
Although it s not possb|e to statc with certanty
which areas wou|d bc devc|opcd f|rstwthnthewest
ste, some assumpt|ons can be made about parcels
that mghtbemostattract|vetoprvatedeve|opers.

'
| t is epected that deve|opment would occur i n four
stages ovcr a perod of T 2 to T b ycars. |n the f|rst
stage, maor mprovements would De made to puDlic
spaces, the W| l ard Hote| wou|d be rehabi l itated and
somc prvate offce sites mght be redeve|oped.
Durng the second stage developmcntwou|doccuron
severa| pr|vate parce|s that arc now undcrdcvclopcd
but would take some t|me toassemb|e and c|ear. 1hc
thrd and fourth stagcs |nc|ude construct|on on
parce|s that are currentlydevelopcd, Dut occuped by
bu|ldings whose economc |ife wi|| De ehausted over
thc dccade. | n addton, durng the fina| stages of
dcvc|opment alteratons wou|d be made to estng
bu|ldngs that arc epcc!cd to remain, n ordcr to
brng thcm |nto harmony wth the p|an. 1hroughout
the T 2 to T b ycar dcvc|opmcnt pcrod the Corpora
ton w||| attcmpt to mesh ts act|vt|cs wth pr|vatc
pro)ects on the west s|te so that thcre |s space
avalab|e for as many dis| ocated businesses as poss|
b|e.
C. OcvcIomentComIcVd by T97b
1he Corporation docs not antcpate that any sgnf
cant ncw construction w| l l beundcrway Dythc 191b
Bicentenn|al celebraton. 1hc amount of ti me re
qu| rcd to assemble stes, re|ocate Dusinesscs and
prcparc stes for redevelopment istheprmaryreason
for thc |ack of new constructon by 191b. However,
it s also des|rable that the |ennsylvan|a Avenue area
not bc d|sruptcd by maor construct|on activity
during ths important nationa| ce|ebration. 1hc
Corporaton wi|| work wth the D.C. Bicentennia|
Off|ce, thc D.C. CommssonandAssemb|y, and w|th
appropr|atc |ederal and D str|ctagcnc|esto deve|op a
program of B|ccntenna| act|vit|es for |cnnsy|van|a
Avenue.
4
CHAPTER SI X
Chapter Six
Regul atory Implement ation Program
I. bACKGHOUNO
An effecIive sysIem regulaIing publ|c and pr|vaIe
deve|opmenI is necessary Io ach|eve !a|thfu| imple-
menIat|on o!thedeve|opmenIp|anandto|nsurethaI
Ihe Congressiona| ob)ect|ves |nherenI |n Ihe creat|on
o! Ihe CorporaI|on are saIis!|ed. Congress prov|ded
for Ih|s need |n auIhor|z|ng the Corporat|on Io
"esIabl|sh |Ihrough covenanIs, regu|aIions, agree
menIs, or otherw|se} such restr|ot|ons, standards,and
requ|remenIs as are necessary to assuredevelopmenI,
mainIenance, and proIecI|on o!the deve|opmentarea
in accordance wiIh thedevelopmenI plan."|Sec.b|8}
|. L.92b18,8bSIa!. T 21T } . |n add|I|on,theCorpora-
I|on has auIhority 1o enIer |ntoconIracIs, leases,and
cooperaI|ve agreements, wh|ch can serve as measures
Io!osIerdevelopmenIalongdes|red ||nes.
Ba|anced againsI Ihe powers o! Ihe CorporaIion Io
regu|aIe deve|opmenI in accordance w|Ih the p|an, |s
Ihe requ|remenI thaI Ihe CorporaI|on "sha|l comp|y
w|Ih alI D|sIr|cto!Co|umbiaLaws,ord| nances,codes,
and regu|aI|ons in consIrucIing, reconsIrucI|ng, re
habil iIaI|ng, alIer|ng, and |mprov|ng any pro)ecI. . . "
|Sec. 9|b} , |.L. 92b18, 8b StaI. 1213}.
1he Corporat|on, |n underIak|ng any pro)ect |Isel!,
however, |s eempt !rom Ihe D|sIr|cI o! Co|umD|a
zon|ng regu|aI|ons. | nstead, |t is subjecI Io the ` |n
||eu o! zon|ng
" author|Iy o! Ihe Nat|ona| Cap|Ia|
||ann|ng Comm|ss|on under SecI|on 428 o! I|I|e b,
D|stricI o! Co|umb|a Code. |r|vate developmenI
proecIs w|1h|n the |ennsy|van|a Avenue area musI
on!orm boIh to Ihe p|an and to prov|s|ons o! Ihe
D|sIr|cIo!Co|umb|aCodeand zOn|ng regu|aI|ons.
1he CorporaI|on d|d noI | | m| t |Ise|! Io Ihe require
ments o! e|sI|ng zon|ng regu|aI|ons |n pr
p
par|ng a
comprehens|ve deve|opmenI plan IhaI |s DoIh eco-
nom|ca||y !eas|b|e and aesthet|ca||y respons|ve Iothe
ceremon|a| and h|sIor|c characIer o! the Avenue. | n
b
add|tion, the f|na| p|an proposes deve|opmenIwh|ch
poss|b|y con!| |cIs w|Ih prov|s|ons o! Ihe He|ght of
Bu|ld|ngs AcIo!T 9T 0|3bSIaI.4b2.Ch.2b3,secI|on
b, b D.C.C. 40b} . As Ihe plan was be|ng prepared
there wasc|ose consu|IaI|onw|Ih Ihe D|sIr|cIGovern
menI and Ihe spec|a||zed agenc|es concerned w|Ih
deve|opmenI acI|v|I|es |n Wash|ngton. As a resuII o!
Ihese consu|IaI|ons |I |s epecIed IhaIIhed|!!erences
beIween proposed deve|opmenI and e|sI|ng zon|ng
and other restr|cI|ons can De reso|ved. 1he !|na|
regu|aIory sysIem adopted Dy Ihe CorporaI|on !or
p|an |mp|emenIaI|on w|| | De dra!ted |n cooperaI|on
wiIh concerned agenc|es to e| i m|naIe any con!||cts
w|Ih oIhersIaIuIoryand zon|ng requ|remenIs.
A. He|ghIof Buildings AcI
1he He|ghI o! Bu||d|ngs AcI establ|shes a ma|mum
he|ghto! 1b0 !eet !or bu|ld|ngs!ronI|ng on |ennsy|
van|a AvenuebeIween TsIand 1 bthSIreeIs,N.W.1he
p|an wou|d perm|I he|ghIsupIo 1b0!eeI |nIh|sarea,
measured on a horzonIa| p|ane drawn !rom Ihe
Avenue, Dut beg| nn|ng T 00 !eet norIh o! Ihe new
Du||ding ||ne on Ihe norIh s|de o! the Avenue.
AlthoughIhehe|ghI | |m|Io! T b0!eeI|srespecIed,the
p|an does not requ|reIhaI |IDeresIr|cIed Io bu||dings
!ronI|ng on Ihe Avenue. |n !acI, Ihe p|an prov|des
IhaI the ma|mum he|ghI wou|d be ach|eved we|l
back !rom Ihe Avenue, eIending as !ar as Ihe
norIhern boundar|es o! the deve|opmenI area. I n
l | m|ted cases, Ihere!ore, proposed consIrucI|on cou|d
be consIrued to v|oIaIeIhe | |m|IaI|ons o! the He|ghI
o! Bu||d|ngs AcI. |I shou|d De noIed, however, Ihat
Ihe p|an wou|d noI resu|I |n 1 b0 !ooI he|ghIs aI Ihe
norIhern Doundar|es o!Ihe deve|opmenIarea, as Ihe
he|ghI |s Io be measured from theTb0foote|evaI|on
aI |ennsy|van|aAvenue,and wou|d be reduced byIhe
upwardslopeofIheIopography.
|f neceary Io e||m|nate a poss|b|e con!||cI w|Ih Ihe
He|ghI o! Bu|l d|ngs Act, Ihe CorporaI|on may pro
pose an appropr|aIe amendment !or enacImenI by
Congress. Such an amendmenIwou|d perm|I abu|l d
|ng he|ghI o! 1b0 !eeI |measured aI the Avenue}
anywhere on asquareIhaI!ronIson thenorIhs|deo!
Ihe Avenue between T 0Ih and TbIh SIreeIs. The
amendmenI would do nov|oIenceIo Ihe concepI o!
Ihe AcI |n ho|d|ng he|ghIs |n Ihe C|Iy Io an
aesIheI|ca||y p|eas|ng |eve|. AI Ihe same 1|me, |I
wou|d ass|sI |n Ihe |mp|emenIaI|on o! Ihe deve|op
menI p|an, wh|ch |s des|gned Io ba|ance Ihe sca|e o!
consIrucI|on on DoIh s|des o! Ihe Avenue, wh|l e
preserv|ng an econom|ca||y saI|sfacIory deve|opmenI
enve|ope.
B. Zoning Regulations
1he |ennsy|vania Avenue Deve|opmen1 area |s |n
cluded w|Ih|n two zon|ng d|sIricIs, each conIro| | i ng
he|ghI, bu| k, l otoccupancy, perm|IIed uses, eIc.1he
greaIer parI of Ihe deve|opmenI area is zoned C4,
CenIra| Bus|ness D|str|cI. 1he remainder |Squares
4b9, 4b0, 49T and Sb33 |s zoned C3B, H|gh
Bu| kMa)or Bus|ness and bmp|oymenI CenIer. 1he
zon|ng con!|guraI|on o! the pro)ect area |s com
pl |caIed by Ihe presence o!cerIa|n |edera| !ac|||t|es
on Squares T 81, 318, 319, 430 and Sb33, which
are eempI !rom zon|ng, and are sub)ecI |nstead to
Ihe "i n ||eu o! zon|ng" author|Iy o! Ihe Nat|ona|
Cap|Ia|||ann|ngComm|ss|on.
AnoIher dev|aIion from Ihe sIandard zoning |n the
area |s Ihe prev|ous rezoning o! Square 322 !or
deve|opmenI under a SecI|ona| Deve|opmenI ||an.
Approved |n December T 9bb, Ihe SecI|ona| De
ve|opment

||an prov|ded !or deve|opmenI on IhaI

square |n accordance wiIh unique provis|ons !or
he|ghI, bu| k, seIback and arcades. A porIion o!
Square 322 was deve|oped under Ihese prov|s|ons,
and !eatures o! IhaI deve|opmenI, |nc|ud|ng Ihe
spec|a| s|dewa|k and |andscaping IreaImenI, served |n
part as mode|s !or cerIa|n el ments o!Ihe Corpora
t|on'sdeve|opmenIp|an.However,thev|ab|||tyo!Ihe
sectiona| deve|opmenI p|an as a Iool !or conIro| | | ng
proecIw|de deve|opment o! the Fennsy|van|a Ave
nue area has been DuI |nIo quesIon by subsequenI
changes Io Ihe DsIrcI's zoning regu|aIions, wh|ch
mod|!|ed and resIricIed Ihe useo!SecIiona| Deve|op
menI||ans.
1he genera| |and uses proposed n Ihe deve|opmenI
p|an are compaIib|e w|Ih the uses permiIted |n Ihe
ex|sI|ng dsIrcIs zoned as C4 and C3B. However,
Ihe CorporaIon nIends Io resIrcI permIIed uses Io
a greaIerextenIIhan ispresenI|y done. 1his proposed
| m|IaI|on, Io be reconc||ed w|th Ihe zon|ng system,
cou|d o! great sign|!icance Io Ihe | mplemenIaI|on
o! the p|an, and IS anoIher!aceIIo De cons|dered i n
Iheestab|ishmento!regu|aIorymechanisms.
I I . FHOFOSEOHEGULA1OHYMECHANISMS
In seeki ng a !ormaIIo conIro| |mp|emen1aton and to
acheve deve|opmenI o! Ihe Avenue compaID|ewIh
Isenvrons, IheCorporaI|on had toIake |ntoaccounI
exsIng regu|aIory mechansms and Ihe speca| au
IhoriIy of agenc|es ||ke IheCommssono! ||neArIs,
wh|ch have oversghI o! var|ousdeve|opmenJaspecIs.
1he Corporat|on has Deen and w l IDe gu|ded Dy Ihree
pr|nc|p|es n adoptng a regu|aIory sysIem. |rsI,any
new sysIem musI un|!y overa|| deve|opmenIconIro|
under a single coordnaIng auIhorIy. Second, Ihe
|mpos|ton o! any new regu|at|ons musI noI ncrease
Ihe Durden o! Ihe ex|sI|ng, comp| caIed rev|ew and
approva| process. 1hrd, presenI regulaI|ons and
rev|ewing auIhor|I|es musI be uIi| |zed Io the max|
mum extenIfeas|D|e,w|Ihmod|f|caI|onswhereneces
ry, Io !oster deve|opmenI |n accordance wIh Ihe
p|an w|IhouI impos|ng undue de|ay on deve|opers.
1he Corporat|on's proposa|s !or a IwoI|ered regu|a
tory scheme |s, Ihere!ore, desgned to mesh wiIh
ex|s1Dg |aws, regul aIons,and author|I|es.
A. Changsto ExsIng HeguIaIons
1he !|rst Iier o! the proposed sysIem wou|d create
mechanisms Io reso|ve con!l|cIs beIween Ihe
standards n the deve|opmenI p|an and Ihose pres
enIly n e!!ecI!orIhearea.
Hezonng. 1he CorporaI|on w| l | seek Ihe creation of
Ihe Pennsy|vana Avenue Deve|opmenI DisIrcI as a
spec|al dsIrcI under Ihe zon|ng regulat|ons o! the
DsIr|cI o! Columba, n accordance w|Ih Ihe proce
dures !or adopt|ng such an amendmenI Io exst|ng
zonng. 1hs acI|on would e| | mnaIeIhetwoseparaIe
zon|ng c|ass|f|catons now w|thin the developmenI
area, and wou|d creaIea un|!|ed system o! sIandards
IhtoughouI Ihe area, spec|!y|ng |and uses and oIher
Irad|Iiona| zon|ng e|emenIs ca||ed for n Ihe ||an.
Some !eaIureso! the proposed DevelopmentDisIrict,
such as !|oor area raIos and buIdng heghIs, wou|d
be |ess resIr|cIve Ihan under presenI zoning regu|a
I|ons for C4 and C3B D|strcU. O!!seIt| ng a
| | ral|zaIion o! Ihese sIandards would be strcIer
conIro|s !or oIher !eaIures such as park|ng, pub|c
spaces, and s|gn age. 1he proposed changes, n sum,
wou|d creaIe a conIrol|ed and responsive regu|atory
env|ronment !or e!!ecIve |mp|emenIaIion o! Ihe
p|an. 1he CorporaIion wi|| cooperaIec|ose|yw|Ihthe
sta!!s o! Distr|cI o! Columbia agencies and o! Ihe
Zon|ngComm|ss|on in dra!Ing Iheproposedchanges
IoIhezon|ngregu|aIions.
HeghI of BuIdng AcI AmendmenI. As d|scussed
prevous|y, Ihe CorporaIon may propose a dra!t
amendmenI whch, ! passed, would have a very
mnor | mpacI on the He|ghtof Bu| | d|ngs Act, Dut
wou|d greaIly !aci| |Iatedeve|opment n con!ormance
wIh theplan.
B. Adoptonof HegIaIonsbyIheCororaI|on
1he second tier o! Ihe proposed regu|aIory sysIem
wou|d be creaIed by puDl |shed regu|aI|ons |ssued by
Ihe Corporat|on Iogovern spec|a| design anddeve|op
menI feaIures noI ordinar||y |ncluded |n zoning
regulat|ons, or noI well suiIedto Ihe genera| zoning
system n the D|st|ct o!Co|umba.1hese regulaI|ons
woul d fa|l inIo Iwo broad categories o! mandaIory
and nonmandatorystandards.
NonmandaIory Standards. Hegu|ations of a non-
mandatory naIure wou|d De used Io esIab|sh pre
ferred and recommended des|gn cr|tera !or the
overal | appearance o! speci!|c proects andIoprov|de
i | | usIraI|ve proposa|s !or developmenI. 1he cr|Ieria
wou|d nc|ude gude|nes !or accepIab|e materals,
!enesIraI|on o! Du|ldings, landscapng, and !acades.
CHAPTER SI X
1hese gu|de||neswou|d be made availab|eIopotenta|
deve|opers to ass|sI Ihem in des|gn|ng Ihe proJects
Ihey wou|d laIer presenI !or !|nal CorporaIion ap
proval . 1he cr|ter|a wou|d gve Ihe developer direc
t|on on Ihe CorporaIion's expecIat|ons for com
paI|ble proectdevelopment.1hese regu|at|onswou|d
be guidelnes, not ru|es, and woul d noIst|!|e|nnova
Iion in des|gn or use o! maIerials as |ong as Ihe end
resu|t is compat|blew| Ihdeve|opmenI o!IheAvenue
as a who|e. 1he CorporaIion wou|d al so Iake Ihese
regu|aIions into accounI in Ihe des|gn o! iIs own
proecIsw|thin Ihe developmentarea.
MandaIory SIandards. 1hese regu|ations, app|cable
to al| consIrucIon |n Ihe deve|opmenI area, boIh
pub||c and pr|vate, would prov|de spec|!c conIrol |n
such areasas energy conservaIi on,access and mob||ity
o! hand|capped persons, sIandards tor s|gnage and
exIerna| i l lum| naI|on, prov|sions !or !|ne artsamen|
I|es, hisIor|c preservaIon and respecI !or scale of
|andmarks and other architecIura||y s|gnifcanIbu||d
|ngs. 1hese regu|aI|ons wou|d a|so | mpose on Ihe
Corporat|on such duI|es as. consu|IaIion with the
bnvironmenIal |roIection Agency on m|I|gating ad
versee!!ecIs on ai rqua||Iy in desgn and |ocaI|onso!
parkingfac||it|es, review o! IheoverallenvironmenIa|
con!ormty of proposed proJects, cons|deraIion

o!
measures !or noise and a|r qua||ty abatemenI dur|ng
consIrucIion, and considerat|on and a!!irmaIive ac
Iion where necessary !or hisIorca| and arch|tectural
presetvat|on.
Land Use Hevew Board. 1he Cotporat|on proposes
Io estab||sh a Land Use Hevew Board Io rev|ew
|ndivdua| proJecI p|ans !or Ihedeve|opment areaas
to compaI| b|||Iy wIh Ihe plan. Appo| nIed by Ihe
Corporaton's Board of D| recIors, the Hev|ew Board
wou|d cons|sI o! CorporaIon representaIives andlor
ouIside appontees and wou|d have Ihe power o!
approva| or d sapprova| over proJecIs proposed !or
the deve|opmenI area. Arch|Iectura| rev|ew wouldbe
performed !or Ihe CorporaIion DyIheComm||on o!
|neArts.
1he Land Use Hevew Board, supporIed by Ihe
CorporaI|on's sIa!!, would asssI developers | nexpe
d|Ing paper work and obIa|n|ng necessary approvals
!rom D|sIr|cIand |edera| agenc|es.1he Heview Board
would a|so make |tse|!ava||ab|e!orconsulIaI|onwIh
deve|opers durng any early sIages o! a proposed
proJecI, pro| Io !orma| revew. |rocedures wi | | be
86
CHAPTER SI X
prov|ded Io a||ow a d|aI|s!|ed deve|oper Io appea| a
dec|s|on o! Ihe 0ev|ew Board Io Ihe CorporaI|ons
Board o!D|recIors.
1hesystem o! regu|aIory mechan|smsouI| |ned above
wou|d assure thee!!|cac|ousand !a|Ih!u| | mp|ementa
Ion o! the deve|opment p|an, wh| | e prov|d|ng sa!e
guards aga|nst arD|Irary acI|on by pr|vaIe deve|opers
or Ihe CorporaI|on |Ise|!. 1he Corporat|ons regu|a
I|ons and Ihe proposa| !or a zon|ng amendment Io
esIaD||sh Ihe spec|a| d|sIr|cI !or Ihe area requ|re
add|I|ona| work andcoord|nat|onw|Ih |oca| agenc|es.
1hey w| | | noI De promu|gaIed, however, pr|or Io
comp|eI|on o! rev|ew and approva| o! Ihe deve|op
menIp|anDyCongress.
I l I . THANSITION OF AUTHOHITY UFON COM
FLETION OF FLAN
One o! the requ|red e|emenIs o! Ihe deve|opment
p|an spec|!|ed |nIheCorporat|onsenaD||ngAcI|sIhe
cons|deraI|on o! |ongIerm arrangements Io |nsure
conI|nu| ng con!ormance Io Ihe p|an. 1h|s recogn|zes
IhaI Ihe Corporat|on, at someI|me|n Ihe!uIure,w| | |
have toprov|de!ora trans|I|on o! |Is auIhor|Iy over
Ihe deve|opment areaIo anoIher, ongo|ngent|Iy. |I |s
premaIure aI | s I|me Io recommend how that
Irans|I|onshou|d De accomp||shed. However, Congres
s|ona| |eg|s|at|ve act|o0 w|I| probab|y be neces8aryto
Irans!er rema|n|ng auIhor|ty and respons|b|| |t|es to
another agency when dev|opment |s success!u| |y
comp|e\ed. 1h0eacI naIure o!IheIrans|I|on wou|d
be deIerm|ned aIIhatI|me, Dased on a c|ear under
stand|ng o! Ihe rema| n| ng !unct|ons necessary Io
ma|nta|n Ihe deve|opmenI thaI has Deen ach|eved,
and Dased on Ihe !uture ro|es o! |edera| or D|sIrcI
agenc|es mosI ||ke|y to succeed to IhoseCorporaI|on
!uncI|ons.
ConIro| cou|d pass Io an agency or corporat|on
w|Ihn Ihe DsIr|cI o! Co|umD|a GovernmenI. 1hs |s
one v|aD|e a|Iernatve |n v|ew o! the zon|ng, ta|ng,
puDI|c works, and puD||c sa!eIy aspects o! Ihe
deve|opmenI, whch wou|d !a|| w|th|n Ihe natura|
purv|ew o! the |oca| governmenI. |! |edera| conIro|
shou|d b u|t| maIe|y des|raD|e Ior sp||I, w|th aspecIs
o! D|sIrcI o! Co|umb|a contro|) severa| poss|b|||t|es
esI, buI the determna\on may depend upon Ihe
chang|ngro|eso!Ihevarous|edera|agences.|edera|
87
conIro| cou|d be |eg|s|at|ve|y passed to Ihe NaIona|
Cap|Ia| 5erv|ce D|recIor, as Ihe new|y estab|shed
'enc|ave' |nc|udes |ennsy|van|a Avenue |Ise|!. 5|m
|ar|y,Ihe DeparIment o!the| nIeror,w|Ih|Isrespon
s|b|||Ies !or parks |n Ihe deve|opment area and the
|ennsy|van|a Avenue NaI|ona| HsIor|c 5Ie, cou|d b
an appropr|aIe successor. The Genera| 5erv|ces Ad
min|straIon wouId a|so be we|| su|ted Io assume
some reman|ng respons|b|| |Ies, as |and|ord !or Ihe
|edera| esIab||shmenI.
|| na| | y, |t may be desrab|e Io rep|ace Ihe d|sso|ved
|ennsy|van|a Avenue DeveIopmenI Corporat|on w|th
a |esser body, such as a 'Fennsy|van|a AvenueArea
Adm|n|straI|on'. The CorporaI|on w||| conI|nue to
sIudy Ihese and oIher poss|b||I|es, and w||| make
recommendaI|ons Io Congress aI the appropr|aIe
Ime.
THE PENNSYLVANI AVENUE DEVELOPMENT CORPORATION
STAFF AS OF JULY 1 9
Executive Ofice
M. J. (Jay) Brodie
Executive Director
Anne P. Hartzell
Director of Corporate Affairs and
Congressional Relations
Valerie R. Washington
Executive Secretar
Development
James Rich
Assistant Director/Director of
Development
Jerr M. Smedley
Acting Deputy Director of Development
and Director, Development Operations
Yong-Duk Chyun
Chief of Planning and Urban Design
Jo-Ann Neuhaus
Chief of Project Management
Walter L. Bohoroush
Chief of Development Economics
George V. Carer
Realty Specialist
George A. Crawford
Realty SpeCialist
Reginald H. Robinson
Program Manager/Business Affairs
Affirmative Action Officer
Pamela Moore
Secretary
Wanda Groomes
Secretary
Legal
Rober E. McCally
Assistant Director/General Counsel
Madeleine B. Schaller
Attorney
Janet Bruner
Attorney
James Ashley Alexander
Attorney
Katherine E. Yoritomo
Secretary
Public Improvements
Richard Sitek
Director of Public Improvements
John M. Har
Construction Manager
Gayle P. Clarke
Contract Specialist
Sylvia Simmons
Secretary
Finance and Administration
Alexander K. Milin
Director of Finance and Administration
Barbara S. Austin
Chief Administrative Officer/Secretar,
Board of Directors
Suzanne L. McHugh
Administrative Officer
Roland Publico
Superisor Accountant
Martha Lallis
Accountant
Marie E. McVearry
Secretar
Peggy Ashton
Receptionist
0

THE PENNSYLVANIA AVENUE DEVELOPMENT CORPORATION

BOARD OF DIRECTORS AS OF JULY 1 9
Voting Members:
Henry A. Berliner, Jr.-Chairman
Arthur A. Fletcher-Vice Chairman
J. Upsuhur Moorhead
Lawrence B. Simons
H. L. (Lee) Atwater
Michael R. Gardner
Carl L. Shipley
Richard A. Hauser
Honorable Donald P. Hodel-The Secretary of the
Interior-Designee P. Daniel Smith
Honorable James A. Baker-The Secretary of the
Treasury-Designee Richard G. Darmon
Honorable Samuel R. Pierce, Jr.-The Secretary of
Housing and Urban Development-Designee
John J. Knapp
Honorable Elizabeth Hanford Dole-The Secretary
of Transporation-Designee Janet Hale
Honorable Terrence C. Golden-The Administrator
of General Serices-Designee William F.
Madison
Honorable Marion Barry -The Maor of the District
of Columbia-Designee Curis R. McClinton, Jr.
Honorable David A. Clarke-The Chairman, Council
of the Distnct of Columbia
9
Non-Voting Members:
Honorable J. Carter Brown-The Chairman of the
Commission of Fine Arts
Honorable Glen T. Urquhar-The Chairman of the
National Capital Planning Commission
Honorable Rober McC. Adams-The Secretary of
the Smithsonian Institution-Designee Tom L.
Freudenheim
Honorable J. Carter Brown-The Director of the
National Gallery of Ar
Honorable George M. White-The Architect of the
Capitol
Honorable Frank G. Burke-Acting Archivist of the
United States
Honorable Peggy Cooper Cafritz-The Chairman of
the District of Columbia Commission on the
Ars-Designee Heidi L. Berry
Honorable Madeline M. Petty-The Director of the
District of Columbia Deparment of Housing and
Community Development
Advisory Committees to the Corporation
Design Committee:
George M. White-Chairman
Cultural Affairs Committee:
Carl Shipley-Chairman
Affirmative Action Committee:
Athur A. Fletcher, Jr. -Chairman
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V L..Gov.ernment Printing Ofice: 1993 - 353-903 (8051 1 )