Documente Academic
Documente Profesional
Documente Cultură
SMALL
ARE A
PL AN
Notes:
In June 2012, the Army notified the LRA in June
2012 that the acreage of surplus property at
Walter Reed changed from approximately 67.5
acres to approximately 66.57 acres.
ACKNOWLEDGEMENTS
DISTRICT OF COLUMBIA
Vincent C. Gray ................................................................................................................................................................. Mayor
Victor Hopkins ....................................................................................Deputy Mayor for Planning and Economic Development
Harriet Tregoning ............................................................................................................................. Director, Office of Planning
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TABLE OF CONTENTS
EXECUTIVE SUMMARY
1 INTRODUCTION
1
13
1.1 Background..................................................................................................................14
1.2 Coordinated Planning Process 14
1.3 Purpose of the Reuse Plan 15
1.4 Purpose of the Small Area Plan 15
1.5 Vision & Goals..............................................................................................................16
PLANNING ANALYSIS
21
4 IMPLEMENTATION
129
135
vii
RN
12TH ST N W
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SPEN ST
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PL N W
PEN T
TH PL N W
TH ST N W
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TH PL N W
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ASPEN ST N W
TH ST N W
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16TH ST N W
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GEORG A AVE
NW
DR
16TH ST N W
GEORG A AVE
NW
NW
NW
Source: Perkins+Will.
Source: Perkins+Will.
FERN ST N W
ELDER ST N W
12TH ST N W
3TH ST N W
FERN ST N W
14TH ST N W
12TH ST N W
3TH ST N W
14TH ST N W
AL
AL
AS
AS
KA
KA
AV
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ELDER ST N W
DAHLIA ST N W
DAHLIA ST N W
NW
DR
16TH ST N W
N
AI
NW
NW
18
SPEN ST
3TH PL N W
N ST N W
3TH ST N W
W
N
AV
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N
4TH PL N W
UZ
O
4TH ST N W
90
16
AS
TH PL N W
2
FERN ST N W
2TH ST N W
14TH ST N W
13TH ST N W
S
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TH ST N W
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TH PL N W
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TH ST N W
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GEORG A AVE
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FERN STREET
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12
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TH PL N W
TH ST N W
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H PL N W
TH ST N W
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P
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ASPEN ST
ASPEN STREET
ON
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ND
RR
NW
16
16TH ST N W
M
AI
N
GEORG
DAHL A STREET
GEORGIA AVENU
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S TREET
AL
AS
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Create vibrant, multi-modal corridors: Improving the Sites connections to the existing neighborhood will create a vibrant and active new
sense of place [as shown in Exhibit A-09].
DAHL A ST N W
CA
ELDER ST N W
ELDER ST N W
Retain Building 1 as The Core: By extending 13th Street and opening the north faade of
the building, it will reinforce the legacy of Walter
Reed [as shown in Exhibit A-05].
14TH ST N W
2TH ST N W
3TH ST N W
14TH ST N W
SITE-WIDE URBAN
DESIGN PRINCIPLES
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EXECUTIVE SUMMARY
SITE-WIDE URBAN DESIGN PRINCIPLES
SUSTAINABILITY
The SAP incorporates the Sustainability Goals
developed in the Reuse Plan. These overarching goals are: 1) Social: Transform the campus
into a recognizable place that brings the community together while honoring the distinct culture
of healing created by Walter Reed; 2) Environment: Reposition and develop the campus to be
a restorative and regenerative catalyst for the
natural surroundings; and 3) Economic: Leverage the campus location to be the cornerstone
for local as well as regional economic growth
while fostering multiple sustainable modes of
transportation.
Below is an illustration of the section of the Site
that best represents the strategies being applied
to this area and throughout the Site.
The photographs are examples of two sustainable strategies, urban agriculture and low impact
development (LID) storm water management,
acting both as utility and amenity
sets/72157626780055856/detail/.
com/2010/02/19/sunshine-makes-me-happy/
RESIDENTIAL
OFFICE
EXISTING P1
EXISTING P2
DESTINATION R
ETAIL
RETAIL
PARKING
CISTERNS
PHOTOVOLTAICS
GREEN ROOFS
SKYLIGHTS
REUSE EXISTING
PARKING GARAGE
Below Grade
REUSE FORMER
HOSPITAL BASEMENT
POWER &
COGENERATION
PLANT
RAIN GARDENS
DEDICATED
BICYCLE LANES
WIDE ROWS
CAR SHARING
PROGRAMS
TOD
NATIVE PLANTS
PARKING
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EXECUTIVE SUMMARY
SITE-WIDE URBAN DESIGN PRINCIPLES
SUB-AREA URBAN
DESIGN PRINCIPLES
The Site has been sub-divided into five subareas stemming from the five different typologies that exist on the Site. A set of Urban Design
Principles have been developed to address
the unique character of each of the sub-areas.
Additionally, special consideration is given to the
Georgia Avenue frontage as it merits an additional discussion to address a prominent area of
the Plan shared across all five sub-areas.
1. FERN STREET
A combination of existing single-family and
duplex homes reflects the low-scale, residential, character of the surrounding neighborhood.
With new townhomes proposed along 12th, 13th,
Elder and Fern Streets, the vision and character
of this sub-area pays homage to the existing lowdensity residential uses fronting on Fern Street
and provides a natural progression to higherdensity uses proposed in the Town Center. A
mixed-use building with ground floor retail at the
intersection of Georgia Avenue and Fern Street
reinforces commercial activity targeted along
Georgia Avenue and may attract neighborhoodserving types of uses for residents.
2. TOWN CENTER
The name of this sub-area is derived from the
actual physical area that will serve as the Town
Center, or heart of the new development being
created here. The goal is for this Town Center
to serve as a hub for the new development and
the entire area, located between 12th Street and
Georgia Avenue. It is the Georgia Avenue frontage that makes this sub-area central to the new
mix of commercial and residential uses that will
3. INSTITUTIONAL CORE
This sub-area would be the heart of the Site,
where the historic legacy of Walter Reed shall
remain. An existing formal, academic setting prevails in this area largely due to the axially situated
buildings, historic nature of those buildings, and
the green, campus-like areas surrounding them.
There are potential healthcare uses in this subarea which would be much attuned with this area
of the Site, given Walter Reeds historic legacy
and the proximity to Cameron Glen, a healing
open space. An urban agriculture garden accessible to both the new and existing community
alike would also be an amenity in this sub-area.
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5. ASPEN STREET
Aspen Street is presently an eclectic mix of single
family and multifamily homes, with most having
their backs or sides facing Aspen street. In order
to complement this character, the north side of
Aspen Street would have a combination of building fronts and open space facing the street, providing ample walking areas to the Site.
EXECUTIVE SUMMARY
URBAN SUB-AREA DESIGN GUIDELINES
SUB-AREAS PLAN
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Sub-Areas:
12TH ST. N.W.
FERNST.
ST.N.W.
N.W.
FERN
13TH ST. N.W.
SUB-AREA PLAN
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100
200
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400
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EXECUTIVE SUMMARY
URBAN SUB-AREA DESIGN GUIDELINES
TRANSPORTATION
As part of the Reuse Planning and Small Area
Planning process, an in-depth transportation
analysis of the Site and surrounding street
network was completed. This Transportation
Impact Study (TIS) is included in Appendix C.
New development should comply with the recommendations of the TIS. Key transportation recommendations include:
multi-modal
access
and
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EXECUTIVE SUMMARY
T R A N S P O R TAT I O N
MARKET ANALYSIS
IMPLEMENTATION
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MARYLAND
WASHINGTON
DC
VIRGINIA
EXECUTIVE SUMMARY
M A R K E T A N A LY S I S & I M P L E M E N TAT I O N
11
INTRODUCTION
1.1 Background
For over 100 years, the Walter Reed Army Medical
Center (WRAMC) housed the main U.S. Army
General Hospital that served wounded soldiers
and veterans. WRAMC created a strong legacy
of service and medical innovation. WRAMC is situated on a 110.1-acre1 enclosed campus located
in Northwest, Washington, DC, and is bounded
by Fern Street and Alaska Avenue to the north,
16th Street to the west, Aspen Street to the south
and Georgia Avenue to the east. The 2005 Base
Realignment and Closure (BRAC) Final Report to
the President recommendation #169 stated that
the WRAMC was to be realigned with several
other installations and that the main post was
to be closed. The realignment would, in part,
enable the establishment of the new Walter Reed
National Military Medical Center (WRNMMC)
which is merged with the National Naval Medical
Center (NNMC) in Bethesda, Maryland, and the
relocation of several patient functions to the new
community hospital in Fort Belvoir, Virginia. By
mid-September 2011, all of the recommendations
from the 2005 BRAC Final Report were completed
and the WRAMC was no longer operational.
1.2 Coordinated
Planning Process
Following the 2005 BRAC decision, and after
years of confirming the amount of surplus property available for the District to acquire, the final
acreage amount was comprised of 66.57 acres1.
This includes approximately 4.1 million gross
square feet of building space, of which roughly
one million gross square feet has some historic
significance.
Under the BRAC law, the Government of the District of Columbia was designated the Local Redevelopment Authority (LRA) and was required to
complete a Reuse Plan in order to acquire the
surplus property. As part of this process, the
LRA initiated a coordinated planning process,
including the completion of a Reuse Plan and a
Small Area Plan (SAP) intended to meet both the
federal and local requirements for the District to
acquire and redevelop the land. The remainder
of the of the 110.1-acre WRAMC property will
be redeveloped by the U.S. Department of State
(DOS) and is not the subject of this coordinated
planning process.
MARYLAND
WASHINGTON
DC
VIRGINIA
DOS
43.53AC
45.5
AC
LRA
66.57 AC
ENDNOTES
1. The Army notified the LRA in June 2012 that the
acreage of surplus property at Walter Reed changed
from approximately 67.5 acres to approximately 66.57
acres.
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1. INTRODUCTION
1 . 1 B A C K G R O U N D / 1 . 2 C O O R D I N AT E D P L A N N I N G P R O C E S S
The SAP is structured to respond to the recommendations set forth in the Reuse Plan and
provides design guidance for the Site overall as
well as for the sub-areas. See Chapter 3 for the
proposed land use designations, planning principles for the overall Site, and design guidelines
by sub-area.
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1. INTRODUCTION
1.4 PURPOSE OF THE SMALL AREA PLAN
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GOALS
During Phase 1 of the planning process, the following four major goals were established for the
redevelopment of the Site:
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1. INTRODUCTION
1.5 VISION & GOALS
17
Economic
Leverage the campus location to be the cornerstone for local as well as regional economic
growth while fostering multiple sustainable modes
of transportation.
Social
Transform the campus into a recognizable place
that brings the community together while honoring the distinct culture of healing created by
Walter Reed.
Environment
Reposition and redevelop the campus to be
a restorative and regenerative catalyst for its
natural surroundings.
Sustainability Goals:
Through the efforts of residents, advocates,
designers, planners, developers, and political
leaders with vision, many sustainable practices
have gone from being radical to mainstream in
the span of a few years. Other reuse and redevelopment plans for BRAC projects, such as Treasure Island in San Francisco Bay, are leading
the way in sustainable development and setting
a new standard. These also serve as valuable
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1. INTRODUCTION
1.5 VISION & GOALS
SUSTAINABILITY STRATEGIES
WRAMCInfrastructure
Commitment
Component
SustainablePrinciplesandGoal
Site/Building
Power
RecommendedStrategyandPlan
Commitment
100%RenewableEnergy
Site
ENERGY
Netzeroby2030NetPositive
by2040
Power
ExistingBuildingsshallmeetASHRAE BuildingtoEnergyStar
90.1+30%by2015;Allnewbuildings
shallmeetASHRAE90.1+34%.
Stormwater
Zerositerunofffrom15yearstorm
event
BlackWater
Building
Capture,treatandreuse
stormwater&greywaterand
achievefullwaterreuseby2050
potentialopportunitiesforliving
machines
Blackwatertreatmentby2030
GreyWater
100%greywaterreuseby2020
Greywatertreatmentineachbuilding
WaterlessandGreywatertreatment
equipment/technologies
MassTransit;
Pedestrian/Bicyclepaths;
ConnecttoCapitalBikePaths
andSharingprogram
Prioritizepedestrianfriendly
environment;multimodal
transportationsystemonsite(reduced
tripgeneration)
IncreasedEastWest,northsouth
connectivity;TransitOriented
Developmentwithastreetcarstopon
site;pedestrian/bicycletrailscrosssite;
bikeshare;zipcar
Fuelcellpoweredstreetcar;electric
vehicle;chargingstations;bikestorage
andrepairfacility
Building
Site
TRANSPORTATION
Reducetheneedtotraveland
impactonenvironmentwith
lowtozerocarbonmodesof
transportation
BicycleFacilities
Buildingstoincludebicycleparking
facilitiesandalternativefuelconnections;
sitewillincludeundergroundparkingto
minimizeimpervioussurfaces
Building
WASTE
Afuturewhereresourcesare
Site
usedefficiently,wastelevelsare
closetozeroandultimatelyzero
wasttoland
100%foodandyardwastecomposted Potentialforcurbsidecomposting
program
onsiteorwithin30Miles;100%
recyclablematerialisrecycled;50%
landfillwastereductionby2020;100%
zerowasteby2030
Allgoodsandmaterialsusedfor
constructionorconsumergoods
aremadefromrenewable
Site
resourceswithlowembodied
energyandsourcedlocally
Largescalecompostingtechnologiesin
nearbylocations
Buildingstoincludefoodwasterecycling Wastetreatmenttechnologiesin
ducts/collection
buildings
Building
MATERIALS
FuelCellsandPhotovoltaicasbetter
alternativesourceforenergy
BioretentionpondbottomofRose
Garden,raingardens,curbside
bioretentionareas
ContinuetoconnecttoDistrict'ssystem
Site
WATER
CentralUtilityPlant(cogeneration,
trigeneration),RenewableEnergy,
Longtermtechnologieschanges
100%greenbusinesscertificationfor
allcompanies;Businesscommitmentto
waste=foodmaterials
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1. INTRODUCTION
1.5 VISION & GOALS
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PLANNING ANALYSIS
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Walking Distances
Walking distance radii centered on the Takoma
Metro Station indicate that the campus is just over
a 10-minute walk to the Metro Station, as seen in
Exhibit 3-27: Walking Distances on page 25.
While the campus is within a reasonable walking
distance from the Metro stop, the lack of a direct
22
MARYLAND
WASHINGTON
DC
VIRGINIA
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2 . P L A N N I N G A N A LY S I S
2.1 LAND USE
Downtown Silver
Spring
MARYLAND
DISTRICT OF COLUMBIA
Shepherd Park
Site
Takoma
Brightwood
Manor Park
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2 . P L A N N I N G A N A LY S I S
2.1 LAND USE
23
MARYLAND
AV
E
Active Primary
Site Entrances
NW
LEGEND
AL
AS
KA
Arterial
Streets to Metro
Shepherd Park
Metro Line
FERN ST NW
Takoma
Rock Creek
Park
Takoma
Metro
Station
DAHLIA ST NW
CEDAR ST NW
BUTTERNUT ST NW
ASPEN ST NW
PIN
EY
B
NW
GEORGIA AVE
LU
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ENDNOTES
VAN BUREN ST NW
Manor
Park
5TH ST NW
24
Takoma
Recreation
Center
7TH ST NW
9TH ST NW
Brightwood
13TH ST NW
800
14TH ST NW
400
16TH ST NW
ZO
N
AV
E
NW
Fort Stevens
Recreation Center
RA
NC
HR
DN
ASPEN ST NW
Coolidge
Recreation Center
1. These were primary entrances for the installation prior to its closing in September 2011.
2 . P L A N N I N G A N A LY S I S
2.1 LAND USE
NW
AV
E
NU
AL
W
R
IN G
A DIU S
INU
Takoma
TE
FERN ST NW
MI
R A DI U S
Takoma
Metro
Station
5M
5M
IN
UT
MARYLAND
10
10
Rock Creek
Park
AL
W
US
TE
Shepherd Park
G
K IN
G
IN
I
AD
W
AL
AL
AS
KA
TE
RA
MI
NU
AL
W
NG
KI
S
D IU
DAHLIA ST NW
CEDAR ST NW
BUTTERNUT ST NW
ASPEN ST NW
RA
YB
PIN
E
NW
AV
E
N
ZO
VAN BUREN ST NW
Manor
Park
5TH ST NW
LU
Takoma
Recreation
Center
7TH ST NW
9TH ST NW
NW
13TH ST NW
800
14TH ST NW
400
16TH ST NW
Brightwood
GEORGIA AVE
Fort Stevens
Recreation Center
NC
HR
DN
ASPEN ST NW
Coolidge
Recreation Center
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2 . P L A N N I N G A N A LY S I S
2.1 LAND USE
25
Exhibit 3-29: Existing Land Use Diagram Background GIS information on page 27 shows a
snapshot of land uses in the vicinity at the time
of this report. The surrounding land uses are predominantly residential at low to medium densities. A few pockets of medium density residential
occur along Georgia Avenue adjacent to the Site
and along 16th Street.
Georgia Avenue is a commercial corridor and
includes the areas primary supermarket at
Underwood Street. There is a gap in the commercial uses along Georgia at the WRAMC Site,
and the east side of the street directly across
from the Site contains medium density residential
uses. There is another commercial center in the
area that is clustered around the Takoma Metro
Station. A 106,000 square-foot Wal-Mart store
is planned to be under construction by the end
of 2012. This store, which will include 40,000
square feet of grocery items, will be a an economic development boost to this section of Northwest Washington.
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2 . P L A N N I N G A N A LY S I S
2.1 LAND USE
JONQUIL ST NW
Colonial
Village
3: Commercial / Business
District #2
IRIS ST NW
4: Commercial / Business
District #3
Shepherd Park
NW
MARYLAND
Low-Density Residential
Low-Moderate Density Residential
Moderate Density Residential
AV
E
KA
AL
AS
Takoma
DAHLIA ST NW
Rock Creek
Park
BUTTERNUT ST NW
NC
HR
DN
Local Public
PIN
EY
BR
A
Fort Stevens
Recreation Center
Roads
Takoma
Education
Center
VAN BUREN ST NW
NW
Brightwood
Coolidge
Recreation Center
5TH ST NW
7TH ST NW
9TH ST NW
13TH ST NW
14TH ST NW
16TH ST NW
GEORGIA AVE
ZO
N
LU
Parking
ASPEN ST NW
AV
E
NW
ASPEN ST NW
500
Legend
Mixed Use
FERN ST NW
Alleys
Commercial
Federal Public
Manor
Park
1,000 ft.
Exhibit 3-30: Existing Land Use Diagram Background GIS information. Source: data.dc.gov
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2 . P L A N N I N G A N A LY S I S
2.1 LAND USE
27
2A
GEORGIA AV
ENUE
GEORGIA AV
E. N.
N.
W
.
52
53
57
41
55
56
40
19
38
T-60A
25
T20
T-60B
T2
26
22
M
A
35
30
32
IN
.W.
.N
DR
20
12
14
W.
48
29
54
AV
E
KA
21
AL
AS
FERN STREET
88
T3
18
9
15
82
91
16
ASPEN STREET
14TH PL. N.W.
31
ZO
AV
E.
N
.W
.
LU
100
200
300
84
83
17
11
90
400
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2 . P L A N N I N G A N A LY S I S
2.1 LAND USE
Section A
Section B
Section C
Exhibit 3-32: Fern Street - Neighborhood Context. Source: Perkins+Will.
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2 . P L A N N I N G A N A LY S I S
2.1 LAND USE
29
Section A
Section B
Section C
Section D
Section E
30
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2 . P L A N N I N G A N A LY S I S
2.1 LAND USE
Section A
Section B
Section C
Section D
Exhibit 3-34: Georgia Avenue - Neighborhood Context. Source: Perkins+Will.
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2 . P L A N N I N G A N A LY S I S
2.1 LAND USE
31
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1927 site plan showing an overlay of when properties were added to the Walter Reed campus. Source: WRAMC plan room with overlay by Oehrlein &
2 . P L A N N I N G A N A LY S I S
2.2 HISTORIC BACKGROUND
Walter Reed United States Army General Hospital,8 named for Bordens friend Walter Reed.
The central hospital and administration building
(Building 1), designed by local architects Marsh
and Peter in the Colonial/Georgian Revival style,
was completed in 1908 and opened May 1, 1909
with administrative offices, room for 75 patients,
an operating room and a kitchen.9
In 1923, General John J. Pershing signed the
War Department order which created the Army
Medical Center. The Army Medical Center Building (Building 40) was built west of the hospital at
a cost of $500,000 and the first wing was completed in 1924.10
By 1917, Walter Reed hospital was treating thousands of veterans wounded in World War I and
begins to grow rapidly. At the beginning of the
war, Walter Reed is only able to accommodate
121 patients. In 1918, the Army School of Nursing
opened at Walter Reed; its first graduating class
has more than 400 students.
Between 1920 and 1922, 44 additional acres of
land were purchased on the north side of the
campus.11 A year later, after the campus was
expanded and temporary buildings were constructed, that capacity grew to 2,500. Even as
Walter Reed treated those wounded during World
War I, the center admitted thousands of civilians
swept up in the nationwide influenza pandemic.
Then, as World War II raged on, more than 18,000
service members are admitted in 1943 alone.
The figure tops the previous record of 13,752
service members hospitalized during World War
I. The increase in patients pushed the Army to
purchase the old National Park Seminary nearby
to create a convalescent section.
In 1948 General John Pershing died at Walter
Reed. Pershing, who led US forces in Europe
during WWI, was a vocal supporter of the hospital
and advocated for the medical care of the sol-
In 1977, the new Hospital, Building 2, was completed; it took five years to construct. The building was supposed to replace the older facilities
at Walter Reed and is so large that it required its
own electrical power plant that has the capacity
to power a city of 50,000.
Throughout its more than 100 years of activity,
Walter Reed served more than 150,000 active
duty and retired personnel from all branches of
the military. Besides US Military members, the
U.S. President, Vice President, Senators and
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2 . P L A N N I N G A N A LY S I S
2.2 HISTORIC BACKGROUND
33
For over a century, the WRAMC provided facilities for patient care, medical research and educational development for the Armed Forces of the
United States. Patients have included soldiers
from all branches of the Armed Forces; their
dependents as well as, retired military personnel,
heads of state as well as high ranking government officials.
ENDNOTES
1. KFS Historic Preservation Group, p. 9.
2. Ibid, p. 9.
3. Ibid, p. 11.
4. Ibid.
5. Mary W. Standlee, The Walter Reed General Hospital of the United
States Army, by Major William C. Borden, Postface of Bordens
Dream, Washington, DC: Borden Institute, 2009, p. 436.
6. Ibid, p. 436.
7. KFS Historic Preservation Group, Main Section, Walter Reed Army
Medical Center, Washington, DC, Section 106 Report Draft Report,
May 1994, p. 11.
8. War Department, General Orders No. 83, May 2, 1906, from Walter
Reed Directorate of Public Works Archives, Box 3, Folder 58.
Timeline
9.
Figure 3-40: Timeline diagram showing the history of the Walter Reed campus and identifying the Period of historic Significance. Source: Oehrlein & Associates Architects.
34
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2 . P L A N N I N G A N A LY S I S
2.2 HISTORIC BACKGROUND
1
2TH S
T. N
.W.
12TH
ST.
N.W.
Landscape
AL
AS
KA
AV
E
N.
W
.
1
4TH S
T. N
.W.
14TH
ST.
N.W.
1
3TH S
T. N
.W.
13TH
ST.
N.W.
Buildings
E. N.W.
38
AL
AS
KA
AV
E
GEORGIA AV
M
A
IN
.W.
.N
DR
14
N
AI
DR
.N
W
13TH PL. N.W.
.W
.
AV
E.
N
ON
LU
Z
AV
E.
N.
W
.
LU
ZO
N
1
4TH P
L. N
.W.
14TH
PL.
N.W.
400
1
4TH S
T. N
.W.
14TH
ST.
N.W.
300
31
ASPEN ST.
1
3TH P
L. N
.W.
13TH
PL.
N.W.
ME
R ON
DR.
84
NW
200
18
90
16
83
82
E. CAM
ERON
1
6TH S
T. N
.W.
16TH
ST.
N.W.
15
11
CA
W.
100
17
12
.
. N.W
DR
GEORGIA AV
AVE
E.. N.W.
N.
W
.
0
100
200
300 400
Exhibit 3-41: Preserve
Historic
Elements
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SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
2 . P L A N N I N G A N A LY S I S
2.2 HISTORIC BACKGROUND
35
In creating a new program for the Site, preserving the legacy of the historic structures
helps to define a unique sense of place.
Existing Buildings
ENDNOTES
1. The Army notified the LRA in June 2012 that the
acreage of surplus property at Walter Reed changed
from approximately 67.5 acres to approximately 66.57
acres.
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2 . P L A N N I N G A N A LY S I S
2.3 URBAN DESIGN & PUBLIC REALM
EXISTING BUILDINGS
LRA Boundary
88
T3
2A
N.
W
.
KA
AV
E
54
4
21
AL
AS
52
53
57
41
55
56
38
T-60A
25
40
19
T20
T-60B
T2
26
22
M
A
35
30
32
IN
.W.
.N
DR
20
E. N.W.
29
GEORGIA AV
48
12
14
18
9
15
82
91
11
16
83
100
200
300
45 Bandstand
48 Chiller Plant
49 Supplemental Chiller Plant
82 Auto Skills Center
83 DOIM Information Center
84 Equipment Shed
88 Recreation Center
90 Fire Station
91 Administration Building
TOTAL LRA Buildings
Total SF
(Gross)
396,134
2,584,477
33,500
424,514
65,649
50,379
7,994
7,712
148,679
18,019
170,821
25,042
5,215
20,488
28,162
95,600
1,987
9,641
688
18,637
1,212
2,256
15,054
2,736
15,834
6,057
8,581
4,165,068
ZO
AV
E.
N.
W
.
LU
0
Name
Administration Building
Heaton Pavilion Army Health Center
Military Advanced Training Center
Patient / Visitor Parking
Borden Pavilion
Main Barrack
Ocer Housing
Ocer Housing
Delano Hall
Provost Marshal Admin
Abrams Hall
Central Heating Plant
DPW Grounds Facilities
Doss Memorial Hall
Walter Reed Inn
Mologne House
Warehouse
Vaccaro Hall
84
31
17
90
Bldg
No.
1
2
2A
4
6
7
8
9
11
12
14
15
16
17
18
T20
31
38
400
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2 . P L A N N I N G A N A LY S I S
2.3 URBAN DESIGN & PUBLIC REALM
37
BUILDING ALIGNMENT
Primary Axis Line
Tertiary Axis Line
AS
KA
AV
E
N.
W
.
AL
GEORGIA AVE
IN
.W.
.N
DR
M
A
. N.W.
100
200
300
400
.W
.
AV
E.
N
N
ZO
LU
ASPEN ST.
ASPEN ST. N.W.
Buildings maintain a strong orthogonal orientation, with most aligning to the cardinal directions.
The primary orientation axes were originally
established by Building 1 and followed by most
of the subsequent buildings as the campus grew.
The alignment of individual buildings oriented to
the cardinal directions generally does not vary in
response to the site topography, despite the considerable slopes and changes in grade.
The arrangement of building clusters responds
to the Site topography, while maintaining the
orientation to the cardinal directions. The main
exception to the primary axes is a collection of
buildings surrounding Building 15 (the Steam
Plant), which may have had a frontal relationship to Cameron Creek, and a few others along
the southern edge. The more recent Building 14
shifts atypically off the cardinal axes just slightly,
possibly in response to the topography and available land. This shift is small enough that it is hard
to perceive.
38
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2 . P L A N N I N G A N A LY S I S
2.3 URBAN DESIGN & PUBLIC REALM
Healthcare
Office
88
2A
AV
E
N.
W
.
KA
AL
AS
Utilities/Support
38
M
A
IN
.W.
.N
DR
12
14
18
15
83
84
100
200
300
400
Exhibit 3-44: Intended Original Building Uses. Source Oehrlein & Associates and Perkins+Will
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
90
31
ZO
AV
E.
N
.W
.
LU
17
14TH ST. N.W.
16
82
91
11
T20
E. N.W.
GEORGIA AV
48
Within the Walter Reed Site, there are 27 buildings representing approximately
4.1 million
gross square feet (GSF) of space. The original
uses of 19 of these have hardly changed over
time. The other 8 buildings have undergone use
changes over time, as seen in the exhibit on this
page (Exhibit 3-43: Intended Original Building
Uses) and Exhibit 3-44: WRAMC Former Building Uses on page 40; they are Buildings 1, 12,
8, 9, 17, 91, 11 and Building 18, which is vacant.
2 . P L A N N I N G A N A LY S I S
2.3 URBAN DESIGN & PUBLIC REALM
39
Healthcare
Office
88
2A
N.
W
.
AV
E
Utilities/Support
4
AL
AS
KA
38
M
A
IN
.W.
.N
DR
12
14
18
15
83
84
ZO
AV
E.
N
.W
.
LU
17
14TH ST. N.W.
16
100
200
300
11
82
90
31
91
T20
Vacant
E. N.W.
GEORGIA AV
48
400
Exhibit 3-45: WRAMC Former Building Uses. Source Oehrlein & Associates and Perkins+Will
40
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2 . P L A N N I N G A N A LY S I S
2.3 URBAN DESIGN & PUBLIC REALM
Building
1908
Building
1Administration
was
the firstBuilding
building
constructed on
Building
Administration
Building
1908
Building1
1
Administration
Building
1908
Building
11
Administration
Building
1908
Building
1 wasReed
the firstcampus
building constructed
the Walter
the
Walter
and has on
been
added
Building
11
was
the
building
constructed
on
Reed
campus
and
has
beenits
added
to several
times
since It
Building
was
thefirst
first
building
constructed
onthe
theWalter
Walter
Building
was
the
first
building
constructed
on
the
Walter
to
several
times
since
original
construction.
Building
11was
the
first
building
constructed
on
the
Walter
Reed
campus
and
has
added
toto
times
since
original
construction.
Itbeen
serves
as the
focal
point
and
identity
Reed
campus
and
has
added
several
times
since
Reed
campus
and
hasbeen
been
added
toseveral
several
times
since
Reed
campus
and
has
been
added
to
several
times
since
serves
as the
focal
point
and
identity
of
the
former
original
construction.
ItIt
serves
as
the
focal
and
identity
of the campus.
Originally
constructed
as apoint
hospital,
Building
original
construction.
It
serves
as
the
focal
point
and
identity
original
construction.
serves
as
the
focal
point
and
identity
original
construction.
It serves
as the
focal pointconstructed
and identity
campus.
TheOriginally
building
was
originally
of
constructed
as
1the
now
serves as
an administration
building.
of
the
campus.
Originally
constructed
as
hospital,
Building
of
thecampus.
campus.
Originally
constructed
asa
ahospital,
hospital,Building
Building
of
the
campus.
Originally
constructed
as
aa
hospital,
Building
as
a
hospital,
and
then
turned
into
an
administra11
now
serves
as
an
administration
building.
1
now
serves
as
an
administration
building.
now
serves
as
an
administration
building.
1 now serves as an administration building.
Auto
Skills
Center
1908
center
for
automotive
mechanical
skills.
Originally constructed as a gas and service station,
this The
Originally
constructed
as
a
gas
and
service
station,
this
building
was
added
onto
in
1958.
building
now
serves
as
a
vocational
training
center
for
Originallyconstructed
constructedas
asaa
agas
gasand
andservice
servicestation,
station,this
this
Originally
constructed
as
gas
and
service
station,
this
Originally
building
now
serves
vocational
for
automotive
The training
building
was
added
building
now
serves
as
vocational
training
center
for
building
nowmechanical
servesas
asa
askills.
vocational
trainingcenter
center
for onto in
building
now
serves
as
aa
vocational
training
center
for
automotive
mechanical
1958.
automotive
mechanicalskills.
skills. The
Thebuilding
buildingwas
wasadded
addedonto
ontoin
in
automotive
mechanical
skills.
The
building
was
added
onto
automotive
mechanical
skills.
The
building
was
added
onto
inin
1958.
1958.
1958.
1958.
Building 7
Building
Building
Building7
7
Building
77
This building
This
building
Corps/Field
This
building
This
building
This
building
Corps/Field
Alterations
t
Corps/Field
Corps/FieldH
Corps/Field
H
Alterations
tott
building now
Alterations
Alterations
Alterations to
building
building
now
buildingnow
now
building
now
tion building.
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2 . P L A N N I N G A N A LY S I S
2.3 URBAN DESIGN & PUBLIC REALM
41
, this
r for
dded
, thisonto in
, this
r for
r for
dded onto in
dded onto in
buildingsnow
nowinclude
includemulti-car
multi-cargarage
garagespace
spaceand
andadded
added
buildings
buildings
now
include
multi-car
garage
space
and
added
livingspace.
space. The
Thebuildings
buildingscontinue
continueto
toserve
serveas
asresidences
residences
living
living
space.
The
buildings
continue
to
serve
as
residences
forhigh-ranking
high-rankingofficers
officersat
atWalter
WalterReed
ReedArmy
ArmyMedical
MedicalCenter.
Center.
for
for
high-ranking
officers
at
Walter
Reed
Army
Medical
Center.
constructed
to
provide
heating
to
the
buildings
on
the
Walter
Thislarge,
large,voluminous
voluminousstructure
structurewas
wasconstructed
constructedto
toprovide
provide
This
This
large,
voluminous
structure
was
constructed
to
provide
Reed
campus,
and
fulfill
this
function
as
heatingto
tothe
thebuildings
buildingson
onthe
theWalter
WalterReed
Reedcampus,
campus,aaa it conheating
heating
to
the
buildings
on
the
Walter
Reed
campus,
tinues
to
operate
today.
For
a
utilitarian
building,
functionitititcontinues
continuesto
tooperate
operatein
intoday.
today. For
Foraaautilitarian
utilitarian
function
function
continues
to
operate
in
today.
For
utilitarian
building,
the
structure
incorporates
many
fine
architectural
the
structure
incorporates
many
fine
architectural
building,
building, the
thestructure
structure incorporates
incorporatesmany
many fine
fine architectural
architectural
details
inits
itsin
design.
Theinterior
interior
features
large,
openspaces
spaces
details
in
design.
The
large,
open
details
its design.
Thefeatures
interior
features
large,
details
in
its
design.
The
interior
features
large,
open
spaces
that
aresupplied
supplied
with
natural
lightingthrough
through
monitorroof.
roof.
that
are
natural
that
are
supplied
with
natural
lighting
through
monitor
roof.
open
spaceswith
that
are lighting
supplied
withaaamonitor
natural
lightThebuilding
buildinghas
hashad
hadnumerous
numerousadditions
additionsand
andalterations
alterationsover
over
The
The
has
numerous
additions
alterations
ingbuilding
through
ahad
monitor
roof.
The and
building
hasover
had
timebut
butstill
stillretains
retainsmuch
muchof
ofits
itsoriginal
originalcharacter.
character.
time
time
but
still
retains
much
of
its
original
character.
numerous additions and alterations over time but
still retains much of its original character.
Building17
17
Building
Building
17
Thisbuilding
buildingi
This
This
building
campus
notddd
campus
campus not
not
NationalCath
Cath
National
National
Cath
Cityto
todesign
design
City
City
to
design
Thebuilding
buildingisi
The
The
building
Thebuilding
buildingpp
The
The
building
andoffice
officespa
spa
and
and
office
spa
Building 17
This building
campus not
National Ca
City to desig
The building
The building
and office sp
42
Associates Architects.
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Associates Architects.
2 . P L A N N I N G A N A LY S I S
2.3 URBAN DESIGN & PUBLIC REALM
uilding
40
d Sternberg
d Sternberg
itectural
stered
a
was added
was added
pen
spaces
medicine.
uilding
40
ilding 40
onitor
ors
in roof.
the
stered
a
stered a
rations over
medicine.
nd
medicine.
ors in the
ors in the
nd
d
took
place
in 1997
and
2001.
Currently
theand
building
houses
on the
Walter
Reed
campus.
Many
social
recreational
structure,
then
paidMany
for its
construction.
The
on the Walterand
Reed
campus.
social
and recreational
City
to design
andfunctions.
then Alterations
paid for its to
construction.
administrative
andstructure,
educational
activities
tookthe
place
in the building.
the building
building
is
I-shaped
plan
and
had
activities took
place in the in
building.
Alterations
toalterations
the building
The
I-shaped
in planCurrently
and had alterations
1944.
tookbuilding
place inis1997
and 2001.
the buildinginhouses
took
place in 1997
and 2001.
Currently
the building
houses
in
1944.
building
used
to provide
temporary
The
buildingThe
provides
transient
housing
on the upper
levels
administrative
and educational
functions.
administrative
educational
functions.
housing
on and
the
upper
levels
and office space in
and
office space
in the
basement.
houses
administrative
and
office
uses. occupied by the
and
1933.
The building
was
originally
tive1933.
and
office
uses.
and
The
building
was originally occupied by the
Nursing Corps for dormitory facilities. Currently the building
Nursing Corps for dormitory facilities. Currently the building
houses administrative and office uses.
houses administrative and office uses.
the basement.
Building 6
This hefty st
volume of of
Building 6
This hefty s
volume of
SC 590550.
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43
structed
as
structed as
eelocation
location
outdoor
outdoor
nment
for
ment for
nstructed as
me location
r outdoor
nment for
Buildings 2 and 4:
Hospital & Parking Garage, 1977
Constructed between 1972 and 1977, Building 2
Building
20 Mologne
Houseon
1997
is the largest
structure
the campus and served
Building 20 Mologne House 1997
as the main hospital facility at WRAMC until the
Constructed
inin1997
as
a hotel
soldiers
andconcrete
their
installation
closure.
It facility
is anfor
Constructed
1997
as a hotel
facility
forexposed
soldiers and
their
families,
Building
20
continues
to
serve
in
the
same
capacity.
structure
designed
under
the
brutalist
architecfamilies, Building 20 continues to serve in the same capacity.
The
L-shaped
plan
the
building
wraps
two side
side
an
The
L-shaped
ofof the
building
wraps
two
ofof an
tural
style plan
of the
1960s
and
1970s.
The
building
exterior
courtyard
spacefor
for
outdoor enjoyment.
enjoyment.
exterior
space
outdoor
was courtyard
made using
approximately
110,000 cubic
yards of reinforced concrete.
Building
20 Mologne
House had
19975,500
The completed
building
rooms and
had 1,280 patient beds. In 2002, the number of
Constructed
in 1997
as down
a hotel to
facility
soldiers
their
patient beds
was
250fordue
to aand
diversion
families, Building 20 continues to serve in the same capacity.
of space for outpatient clinics, administration and
The L-shaped plan of the building wraps two side of an
other courtyard
support space
functions.
exterior
for outdoor enjoyment.
Unique features of the building include interstitial
floors that included air conditioning, heating, electrical, plumbing and life support systems. Many of
these systems have become obsolete, even after
piecemeal renovations that occurred over time.
The adjacent parking garage has two levels
below grade topped by a landscaped roof. It supports parking for over 1,000 cars.
44
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2.3 URBAN DESIGN & PUBLIC REALM
ENDNOTES
Figure 3-69: Rear of Building 2A with building 2 on the
right.
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45
STREET PATTERN
Boundary
LRALRA
Boundary
Surrounding Street Pattern
Site Orthogonal Street
Street Responding to Topography
AL
AS
KA
AV
E
N.
W
.
N
AI
M
.
DR
. N.W.
DR
.
N.W
ASPEN ST.
100
200
300
400
46
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.N
.W
.
AV
E
N
LU
ZO
E. N.W.
N
AI
GEORGIA AV
DAHLIA
DHALIAST.
ST. N.W.
The former WRAMC Site has a remarkably different street pattern from the surrounding context
and the rest of the City in general. The Districts
predominant grid street pattern does not carry
through the Site, although Dahlia Street originally
did. The Site instead has narrow curved roads,
few parallel routes or intersections, and numerous dead ends.
An urban street grid typically provides increased
connectedness; multiple parallel routes allow
traffic overflow providing greater flexibility and
capacity. However a street grid tends to ignore
topography rather than conforming to landscape contours. Main Drive, the former campus
primary street, follows the site topography providing scenic views of both the landscape and key
buildings. Other routes on the Site weave around
buildings. While the street grid pattern dominates
the rest of the city, on the Walter Reed Site the
topography and placement of buildings tends to
dominate.
2 . P L A N N I N G A N A LY S I S
2.3 URBAN DESIGN & PUBLIC REALM
Open Space
The north-south and east-west axes from Building
1 together with the alignment of Main Drive, form
the organizational basis for the entire campus.
Hoff Memorial Fountain sits at a location where
the building arrangements meet the topographic
forms of the Site. Building 1s front lawn is of a
simple design including both lawn and tree plantings. The landscape inside the Hoff Fountain circle
Sitemore
Elements
is Key
slightly
formal. The fountain itself is a historic site feature and further enhances the Site by
The following are important existing site qualities and features
providing
the refreshing sight and sound of water,
on the campus that are important to maintain as a part of this
and
visual
character.
Reuse Plan.
The Great Lawn, surrounded by Main Drive to the
Openand
Space
north
east, Building 14 to the west, and the
Rose Garden to the south, is the paramount landThe 62.5 acre parcel of the Walter Reed campus that is a part
scape
on isthe
property.
In the
past
the lawn
of thisfeature
Reuse Plan
fortunate
to have
several
natural
has
served
as
a
natural
amphitheater
focused
landscapes worthy of retention.
on the historic bandstand and has been used for
The north-south
and east-west
axes
fromother
the Administration
graduations,
Easter
services,
and
functions.
Building
(Building
1), together
alignment of
This
space
contains
somewith
of the
thesinuous
most significant
Main Drive, form the organizational basis for the entire
specimen
trees on the campus. The lawn is the
campus. Hoff Memorial Fountain sits at a location where the
largest
and
most usable of the public open spaces
rectilinear building arrangements meet the organic
ontopographic
the property.
forms of the site. The Administration Buildings
front lawnjust
is of asouth
simple of
design
both lawn
and
Located
theincluding
Bandstand
(Building
discrete tree plantings. The landscape inside the Hoff
45), at the edge of the Great Lawn, is the Rose
Fountain circle is ever so slightly more formal. The fountain
Garden.
Although not all of the components of the
itself is an historic site feature and further enhances the site
garden
are original,
thesight
Rose
the
by providing
the refreshing
andGarden
sound of retains
water, and
fundamental
design it has had for more than 80
visual character.
years. This area is often used for relaxation and
contemplation, because of the seating areas and
the abundance of shade in warm summer months.
The sound and cooling effect of the water greatly
contribute to the comfort of this spot. The fountain is at the transition from the Rose Garden to
a wooded ravine, and acts as a gateway to this
space.
and concrete
Although it p
campus, the
area will be r
Reuse Plan.
Other sectio
open space
serves to ma
beauty for th
2 . P L A N N I N G A N A LY S I S
2.3 URBAN DESIGN & PUBLIC REALM
47
2.4 Transportation
As a part of its transition from serving the medical
needs of the United States Army to becoming
a mixed-use destination within the District of
Columbia, the former WRAMC campus and the
surrounding transportation facilities are undergoing repurposing and reconfiguration. This
section details the current state of transit services, pedestrian environment, bicycle facilities,
and roadway conditions in and around the former
WRAMC campus and discusses future improvements proposed as a part of the Small Area Plan
(SAP) surrounding the former WRAMC campus.
As part of the Reuse Planning process, an in
depth transportation analysis of the Site and
surrounding street network was completed. The
SAP takes into consideration the Transportation
Impact Study (TIS) analysis and highlights those
recommendations in the Transportation Recommendations Section. The full TIS report can be
found in Appendix C.
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2 . 4 T R A N S P O R TAT I O N
51
Although some missing or poor pedestrian facilities can be found on the periphery of the Site,
the majority of on-site pedestrian activity occurs
between buildings within the central campus and
between buildings and parking facilities, therefore largely avoiding the outlying roadways with
substandard sidewalk facilities.
North-south access on the former WRAMC
campus is served by a network of sidewalks
and paved pathways, most notably along 12th
Street. However, this route is also limited by
elevation change, frequent driveways and curb
cuts, and incomplete crosswalks south of Main
Drive, contributing to the generally discontinuous
nature of pedestrian pathways along the edges
of the Site. It should be noted that some of the
internal pedestrian facilities do not meet DDOT
standards.
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Parking
The existing WRAMC campus includes a total of
4,508 parking spaces, with 2,341 of these spaces
located within the LRA boundary which includes
on and off street parking. The majority of these
spaces are located within existing parking structures below Abrams Hall (Building 14) and the
Heaton Pavilion (Building 2). These facilities are
largely unused, due to the campus being previously closed off, but are potentially available for
future reuse.
ENDNOTES
1. The study area encompasses all of the intersections
included in the TIS (Appendix C), which is an area of
nearly 2.0 square miles. The overall general boundaries
are the DC boundary line, 16th Street, Military Road/
Missouri Avenue, Georgia Avenue and Eastern Avenue.
2. At the time of the drafting of the Reuse Plan and the
Small Area Plan the only gate open to the public was the
gate on Georgia Avenue and 16th Street; however, as
long as the Army is the owner of the property they may
change which gate or gates are open. Once the property
has been moved from Army ownership to District government and ultimately private ownership, all the streets will
become part of the citys grid rather than being limited
access gates.
2 . P L A N N I N G A N A LY S I S
2 . 4 T R A N S P O R TAT I O N
1 mile radius:
Median Household Income
Annual %
Change
1990
$62,600
2000
$58,100
- 7.0%
2010
$55,500
- 4.5%
Dollars)
1 mile radius:
Population
Annual %
Change
2000
25,000
2010
26,300
0.51%
2015
28,700
0.9%
2020
30,000
0.9%
The District has now reversed its negative population growth rate prior to Census 2000 and
has experienced a rapid population increase of
5.2% from 2000 to 2010. Due to an even more
significant population increase from 2010 to 2011
of 16,273 people or 2.7% in just one year, the
next decade is expected to reflect an aggressive
population growth that will most likely impact
positively on urban redevelopment.
The market analysis conducted for the Reuse
Plan looked at the projected growth rate for the
study area, as well as projected growth rates
for the District and the region. The market study
assessed the impact of a range of growth scenarios for the study area. Using this average
annual growth rate for the region (0.9%) suggests that the population within 1-mile of the site
is expected to grow to 30,000 by 2020. Assuming
a growth rate that is more similar to the fastestgrowing county in the region, Fairfax County
(1.1% per annum growth rate), the population
within 1-mile of the site could grow as high as
31,200 in 2020. However, if the population in
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2 . 5 M A R K E T A N A LY S I S
53
Market Analysis
An assessment of reuse opportunities for the Site,
established during the Reuse Planning process,
explored two potential market-based programs
for the Site:
1. Demand-Supported Development Program;
and
2. Contingent Development Program
Demand-Supported Development
Program
This program is an assessment of existing site
and market conditions. The Demand-Supported
Program reflects a mix of uses which are primarily driven by revenues and expenses, and for
which projected market demand is assumed to
drive locational decisions of users. These uses
include traditional market sectors retail, residential, commercial office, and hospitality.
Demand-Supported Development
Program Projections
54
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2 . 5 M A R K E T A N A LY S I S
55
REDEVELOPMENT FRAMEWORK
RECOMMENDATIONS
Redevelopment
Framework
12TH ST. N.W.
AL
AS
KA
AV
E
N.
W
.
New
N
AI
.N
DR
.W.
14 N
12
DR
.N
82
E. CAM
17
NW
11
Z
15
DR.
300
18
90
U
ASPEN ST.
.W
.
.N
AV
E
ON
LU
Z
16
ASPEN ST. N.W.
100
ER O N
ME
R ON
14 S
14
E. N.W.
GEORGIA AV
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
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ID
A
B
C
D
E
F
G
H
I
J
K
L
M
N
O
P
Q
R
S
T
U
V
W
X
Y
Z
14 N
14 S
Are
23
62
30
31
83
40
56
62
365
110
146
165
49
50
159
133
88
132
56
5,
127
126
31
28
50
190
58
57
Subtota
400
Exhibit 4-80: Proposed Development from the Walter Reed Reuse Plan July 13, 2012 Source: Perkins+Will
58
Are
200
65
50
7,
7,
18
25
1,
2,
6,
148
20
25
Subtota
C
W.
Existin
ID
1
6
7
8
9
12
15
16
82
90
11
17
18
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
The Council-approved Reuse Plan is the foundation for the following Comprehensive Plan land
use designation recommendations for the Site.
Specifically, these land use designation recommendations are consistent with the Reuse Plans
development densities as depicted in Exhibit
4-79: Proposed Development from the Walter
Reed Reuse Plan July 13, 2012 on page 58.
The SAP recommends land use designation
changes.
To facilitate these land uses, it is
anticipated that a Zoning Map amendment would
occur after the SAP is approved by Council. The
SAP assumes that the new zoning would permit
the proposed development, including any affordable housing, by-right (without requiring additional Zoning Commission review).
However, the ability to request a planned unit
development (PUD) should be limited. A PUD
is a discretionary, project-specific zoning case
which typically includes requests to increase
building height or density. Each PUD that is heard
and decided by the Zoning Commission, includes
public review and comment, and is intended
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3 . 1 C O M P R E H E N S I V E P L A N L A N D U S E D E S I G N AT I O N S
59
somewhat more intense in scale and character then the low-density commercial areas.
Retail, office, and service businesses are
the predominant uses. Areas range from
small business districts that draw primarily from the surrounding neighborhoods to
larger business district uses that draw from
a broader market area. Buildings are larger
and/or taller than those in low density commercial area but generally do not exceed
five stories in height.
Medium Density Commercial (CMED):
Defines shopping and service areas that are
somewhat more intense in scale and character than the moderate-density commercial
areas. Retail, office and service businesses
are the predominate uses. Areas generally
draw from a citywide market area. Buildings are generally larger and/or taller than
those in moderate density commercial areas
but generally do not exceed eight stories in
height.
resource conservation and habitat protection) and active open space (for recreation).
Federal (FED): Includes land and facilities
owned, occupied and used by the federal
government, excluding parks and open
space. Uses include military bases, federal
government buildings, the International
Chancery Center, federal hospitals, and
similar federal government activities. The
Federal category generally denotes ownership rather than use. Land with this designation is generally not subject to zoning.
ENDNOTES
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3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3 . 1 C O M P R E H E N S I V E P L A N L A N D U S E D E S I G N AT I O N S
12 T H S T N W
GERANIUM ST NW
13 T H S T N W
16 T H S T N W
9T H S T N W
HO L L Y S T N W
RAL
FLO
LEGEND
NW
E
PL N
FERN PL NW
CLD, RMOD
FERN ST NW
CMED, RMED
RMOD
13 T H P L NW
AL
AS
KA
AV
L NW
P
15TH
14 T H S T N W
F LO R A L S T N W
RMOD
CLD,
RMOD
RMOD
ELDER
E L DST
E RNW
ST N W
CMOD, RMED
E L DE R S T NW
CMOD, RMOD
CMED,
RMED
CMED, RMED
CMOD, PROS,
RMED
DDAHLIA
A H L I A SST
T NW
NW
DA HL I A S T N W
NW
15 T H S T N W
DA HL I A S T N W
FED
12TH
CMOD,
RMED
INST
CMOD,
RMOD,
INST
PROS
RMED
CMOD,
PROS,
RMED
DR
NW
PROS
MA
IN
CMOD,
RMED
13 T H P L NW
13 T H S T N W
ZO
AV
NW
WH I T T I E R P L NW
W H I T T I E R P L NW
LU
W H I T T I E R P L NW
14 T H S T N W
DR NW
14 T H P L NW
ASPEN ST NW
SHERRILL
RLD
9T H S T N W
CMOD,
RMOD
RMED
GEORGIA A
VE NW
RMED
E. CA
MER
ON
INST
DR
CMOD,
RMOD
PROS, RMED
RMOD
B U T T E R N UT S T N W
WHITTIER ST NW
VENABLE PL NW
Exhibit 4-81: Comprehensive Plan Land Use Designation Recommendations. Source: Office of Planning.
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3 . 1 C O M P R E H E N S I V E P L A N L A N D U S E D E S I G N AT I O N S
61
62
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3.2 SITE-WIDE URBAN DESIGN PRINCIPLES
NEIGHBORHOOD SCALE
RESIDENTIAL SCALE
N.
W
.
AL
AS
KA
AV
E
CITY/URBAN BLOCK
MAXIMUM DENSITY
DAHLIA ST. N.W.
.N
DR
GEORGIA AV
N
AI
.W.
PA S T O R A L
LY R I C A L
OPEN
PA R K L A N D
ME
R ON
ER O N
C
W.
DR
.N
E. N.W.
AXIAL; FORMAL
AMERICAN INSTITUTIONAL
NW
E. CAM
DR.
100
200
300
ASPEN ST.
.N
.W
.
AV
E
ON
LU
Z
PERIMETER SCALE
I N T E N S E T O P O G R A P H I C A L VA R I E T Y
PERMEABLE
400
SCALE: 1 = 100
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63
AL
AS
KA
AV
E
N.
W
.
.N
DR
GEORGIA AV
N
AI
.W.
ME
R ON
ER O N
C
W.
DR
.N
E. N.W.
NW
E. CAM
DR.
100
200
300
ASPEN ST.
.N
.W
.
AV
E
ON
LU
Z
400
64
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3.2 SITE-WIDE URBAN DESIGN PRINCIPLES
AL
AS
KA
AV
E
N.
W
.
.N
DR
GEORGIA AV
N
AI
.W.
100
200
300
400
ASPEN ST.
.N
.W
.
AV
E
ON
LU
Z
NW
E. CAM
DR.
ME
R ON
ER O N
C
W.
DR
.N
E. N.W.
KA
AV
E
N.
W
.
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.2 SITE-WIDE URBAN DESIGN PRINCIPLES
65
AL
AS
KA
AV
E
N.
W
.
.W.
W
DR
.N
82
ER O N
C
W.
15
NW
E. CAM
DR.
17
Landscape
ASPEN ST.
AV
E.
N.
W
.
N
ZO
LU
N.
W
.
AV
E
KA
18
90
AS
16
ASPEN ST. N.W.
AL
Buildings
12
14
11
E. N.W.
14
ME
R ON
GEORGIA AV
.N
DR
N
AI
200
300
400
W A L T E R R E E D A R M Y M E D I C A L C E N T E DRR. N.W.
IN
A
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N.W.
66
. N.W.
GEORGIA AVE
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.2 SITE-WIDE URBAN DESIGN PRINCIPLES
AL
AS
KA
AV
E
N.
W
.
N
AI
.N
DR
GEORGIA AV
E. N.W.
.W.
W
DR
.N
FERN ST. N.W.
NW
ASPEN ST.
W
.
N.
AV
E.
ZO
N
LU
AS
K
AV
E
N.
W
.
AL
Potential Street
E. CAM
DR.
Extended Street
ME
R ON
ER O N
C
W.
Existing Street
200
300
400
N.W.
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
.
. N.W
DR
.W.
S M A L L A R E A P L A N - C O U N C I L A P P R O V E D A P R I L 3 0 ,AIN2 0 1 3
GEORGIA AV
E.
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.2 SITE-WIDE URBAN DESIGN PRINCIPLES
67
institutional to arts and creative uses, to residential and commercial. Unique opportunities for
open space to intertwine between new and historic buildings will create a residential character
much like it is today. Pedestrian connections with
landscaped sidewalks promote a safer and more
connected feeling to Georgia and 16th Street.
13th Street, extended from Fern and terminating to the architecturally interesting, rear faade
of Building 1, is intended to have a right-of-way
wide enough to accommodate recreational open
space along the center, with new mixed use
buildings framing the pastoral open space, green
area.
12th Streets new institutional setting is characterized by a new, curvilinear right-of-way and
is set to traverse through a historic context of
formal, institutional buildings in an open setting
with significant greenery.
Center of the block. These unique connector alleys and special places occur where the
Walter Reed Site meets the DOS Site. The character of these areas where court or back yards
or alley ways would occur should seamlessly be
integrated with adjacent development, establish
pedestrian and/or bike connections as feasible,
and be reclaimed as safe and pedestrian-oriented
new, usable, public spaces. These connectors
would provide service access to buildings, but at
the same time should be designed as safe and
accessible routes for pedestrians and bikes as
feasible.
68
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FERN ST.
N.W.
FERN
STREET
FERN ST.
N.W.
FERN
STREET
W
.
ELDER ST.
N.W.
ELDER
STREET
AV A
E LA
N. SK
W
. A
AV
E
N.
ELDER ST.
N.W.
ELDER
STREET
ER O N D
DRR.
C
A. E
E. CNM
AWMERRON
ON DDR
R. .
NW
M
AI
N
A
ME
R ON
NW
DR.
C
W.
ERO
E. CM
AM
N
UE
UE
E.
ME
R ON
GEORGIA AV
GEE.
OR
GIA
N.W
. AVEN
M
AI
N
.
. N.W
DR
N
VE
AI
DR
C
W.
.
. N.W
GEORGIA AV
GEE.
OR
GIA
N.W
. AVEN
12
T
S TREET
12
T
DAHLIA
DAHLIASTREET
ST. N.W.
DR
N
VE
AI
DR
E. Cameron Drive
AL
DAHLIA
DAHLIASTREET
ST. N.W.
S TREET
AS
KA
DR.
CA
NW
ASPEN STREET
ASPEN ST.
N.
L
. N UZO
.W N
.
AV
E.
AV
E
W
.
400
300
ZO
200
LU
100
ASPEN STREET
14TH PL. N.W.
E.
ASPEN ST.
0
1004-87:
200 Create
300 400 Vibrant and Multi-modal Circulation Corridors. Source: Perkins+Will.
Exhibit
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.2 SITE-WIDE URBAN DESIGN PRINCIPLES
69
7. INTEGRATE SUSTAINABLE
STRATEGIES
The redevelopment of the Walter Reed Site, following its history of healing, presents an opportunity to reimagine a large-scale campus-like
development as an environmentally, economically and socially sustainable new urban center.
The District is committed to supporting the creation of a highly sustainable new community.
The SAP supports a regenerative project through
a three-pronged strategy: 1) preservation and
adaptive re-use; 2) community integration; and 3)
environmental regeneration. Significant potential
exists for: establishing a shared, bio-mass co- or
tri-generation utility plant; generating stormwater
management at a level that could generate retention credits; exploring Photovoltaic (PV) farming;
strategically targeting urban agriculture; and the
re-exploring of the passive cooling systems originally developed for the former WRAMC over 100
years ago.
Sustainability Goals
The SAP incorporates the following specific goals
included in the Reuse Plan:
Net-zero energy by 2030; net-positive
energy by 2040
Existing buildings: ASHRAE 90.1+30%;
New buildings ASHRAE 90.1+34%
+100% renewable energy
100% grey water reuse by 2020
50% landfill waste reduction by 2020
100% zero waste commitment by 2030
Food and yard waste composted on-site or
within approximately 30 miles
100% recyclable material
+100% cool roof/green roof commitment
70
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.2 SITE-WIDE URBAN DESIGN PRINCIPLES
Sustainable Opportunities
For the last hundred years, the Site was internationally renowned as a center of innovation for
medical research. There is an opportunity to build
on this reputation and refocus the Site towards
innovation in sustainable development. Furthermore, the transformation into a sustainable site
echoes the same changes happening in healthcare from acute episodic care to chronic and long
term care.
Open Space
The Site has large expanses of open space
and can provide a significant public amenity to
the community. Native vegetation also provides
opportunities for natural stormwater management without an increased irrigation burden.
Topography
The Site topography is largely unchanged and
approximately 50% pervious. Water naturally
drains towards the southern portion of the Site
where Cameron Creek was once above ground.
The slopes and drainage patterns of the Site can
be harnessed to filter stormwater.
Power Generation
The opportunity exists to leverage the existing
campus power generation and distribution system
to implement a central energy plant that could
use a cogeneration or tri-generation system.
Additional potential for on-site energy generation
exists through the use of photovoltaics and solar
hot water systems.
Teaching Sustainability
Transportation
The Takoma Metrorail station is located near the
Site. Numerous bus lines service the Site and a
potential streetcar development may serve the
Site in the future. Existing transportation sharing
programs such as Zipcar and Capital Bikeshare
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
com/2010/02/19/sunshine-makes-me-happy/
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.2 SITE-WIDE URBAN DESIGN PRINCIPLES
71
7. INTEGRATE SUSTAINABLE
STRATEGIES
The exhibit below illustrates sustainability strategiessuch as, rain gardens, photovoltaics, green
roofs and skylightsthat could be applied at the
northern area of the Site as shown and throughout the rest of Site as well. This area of the Site
has substantial space below grade available for
reuse due to the projected demolition of hospital Building 2. Central utilities could be located
underground with open space amenities above.
RESIDENTIAL
OFFICE
EXISTING P1
EXISTING P2
DESTINATION R
ETAIL
RETAIL
PARKING
CISTERNS
PHOTOVOLTAICS
GREEN ROOFS
SKYLIGHTS
REUSE EXISTING
PARKING GARAGE
Below Grade
REUSE FORMER
HOSPITAL BASEMENT
POWER &
COGENERATION
PLANT
RAIN GARDENS
DEDICATED
BICYCLE LANES
WIDE ROWS
CAR SHARING
PROGRAMS
TOD
NATIVE PLANTS
PARKING
72
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.2 SITE-WIDE URBAN DESIGN PRINCIPLES
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.2 SITE-WIDE URBAN DESIGN PRINCIPLES
73
AL
AS
KA
AV
E
N.
W
.
.N
DR
GEORGIA AV
N
AI
.W.
DR
.N
E. N.W.
ME
R ON
ER O N
C
W.
E. CAM
DR.
NW
100
200
300
ASPEN ST.
.N
.W
.
AV
E
ON
LU
Z
400
SCALE: 1 = 100
Exhibit 4-92: Existing site character bands as seen on the Maintain The Existing Site Character Planning Principle. Source:
Perkins+Will
74
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
SUB-AREAS PLAN
F
F
N.
W
.
KA
AV
E
AS
G
F
N.
W
.
JH
O E
B
D
N.W.
KA
AV
E
12
AS
14
AL
15
GEORGIA AV
E.
B
B
AL
FERNST.
ST.N.W.
N.W.
FERN
13TH ST. N.W.
SUB-AREA CATEGORIES
14 N
N
AI
DR
14
W
NNW
11
14 S
C
W.
14 S
AM
MEE
RO
N DR
.
Y
C
C
W..
W
11
ER
ON
DR .
17
NW
10 616
15
90
100
200
300
4.
5.
Aspen Street
.W
.
AV
E.
N
ON
LU
Z
.W
.
AV
E.
N
ON
LU
Z
Institutional Core
18
T
82
3.
12
16
4
EE..CCAAM
MEERR
OONNDD
RR. .
NNWW
DR
.
13
I
MA
N.
W.
14 N
17
W.
. N.
N DR
.N
W
AA
Town Center
E. N.W.
E. CA
MERO
RR
DD
ININ
2.
GEORGIA AV
W..W.
. N. .N
Fern Street
E. N.W.
GEORGIA AV
1.
400
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
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3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
75
1. FERN STREET
The Fern Street sub-area is located in the northernmost portion of the Site, between Fern and
Elder Streets. The WRAMC Reuse Plan recommends extending Elder Street west of Georgia
Avenue, forming three small scale blocks, similar
in size to the neighboring residential blocks to the
north.
B
B
G
F
N.
W
.
AV
E
KA
12
AL
AS
14
GEORGIA AV
E.
N.W.
15
DR
17
W.
. N.
14 N
13
14
11
C
W.
Y
11
ER
ON
DR .
14 S
NW
17
16
200
18
15
82
10 616
90
ASPEN ST.
.W
.
AV
E.
N
ON
LU
Z
12
N DR
.N
W
N
AI
E. CA
MERO
E. N.W.
GEORGIA AV
300
76
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
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3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
NEIGHBORHOOD CONTEXT
Figure 4-96: View looking north along Fern St. at three-story residences in between
13th St. and 12th. St. Source: Perkins+Will.
Figure 4-98: View looking north along Fern St. at duplex homes just west of Georgia Ave.
Source: Perkins+Will.
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
Figure 4-99: View looking north along Fern St. at duplex homes just west of Georgia Ave.
Source: Perkins+Will.
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
77
G
F
N.W.
14
15
14 N
13
14
11
M
Y
11
ER
ON
DR .
14 S
17
NW
16
100
200
18
15
82
10 616
90
ASPEN ST.
.W
.
.N
AV
E
N
ZO
12
N DR
.N
W
N
AI
17
.
N.W
E. CA
MERO
.
DR
N.W.
GEORGIA AVE.
LU
12
GEORGIA AVE.
N.W
.
Public Realm
B
B
D
C
W.
Building Orientation
AV
E
AL
AS
KA
Amenities
grade is lower. The low-rise mixed-use building facing Georgia Avenue in this area should
fit within the varying building height context that
currently prevails on Georgia Avenue. Building
height and massing should be engaging to the
pedestrian experience.
Place Making
300
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
Mixed Use
Townhomes
Existing
Single Family Homes
A
FERN ST. N.W.
Existing
Duplex Homes
G
F
Urban Agriculture/
Community Garden
90
ROW B
B
E
Service Road
95
ROW
90 ROW
EL.+292
12
EL.+310
EL.+299
C
F
No Outlet Street
EL.+303
EL.+302
14
GEORGIA AV
EL.+320
E. N.W.
Perkins+Will.
90 ROW
EL.+293
12
14
15
160
Residential Street
Residential Street
FERN ST.
50
20
20
20
50
Building
Yard
Alley
Yard
Building
Level 3
Existing
Level 2
EL.+320
Level 1
ELDER ST.
Level 4
5 Residential
Level 3
4 Residential
Level 2
3 Residential
Level 1
2 Residential
SITE SECTION A
0
20
40
60
EL.+310
EL.+292
EL.+277
EL.+267
10
1 Residential
Central Utility Plant
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
79
Pedestrians Bikes: Pedestrians and bicyclists are intended to move around primarily
on the street grid. The streets in this subarea should have designated bicycle lanes
as well as sidewalks on both sides of the
street.
C
F
G
F
18
6-8
Sidewalk
1 Gutter
90-100
Right-of-Way
14
15
Planted
Area/
Front
Yard
SWM
Planter
44
Roadway
Curb Walk
1 Gutter
10
Parallel
Parking
Curb Walk
10
Bike
Lane
SWM
Planter
Travel Lane
Sidewalk
~ 25
Building Face to Curb
Travel Lane
18
Bike
Lane
Parallel
Parking
6-8
12
GEORGIA AV
E. N.W.
+/- 16.5
Pedestrian Zone
~ 25
Building Face to Curb
80
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3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
Street
Service and/or Parking
Potential Streetcar
VEHICULAR MOBILITY
14
12
GEORGIA AV
E. N.W.
15
Bicycle Legend
12
Exhibit 4-106: Pedestrian and Bicycle Mobility - Fern Street. Source: Perkins+Will.
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
14
GEORGIA AV
E.
N.W.
15
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
81
2. TOWN CENTER
B
B
G
F
N.
W
.
AV
E
KA
12
AL
AS
14
GEORGIA AV
E.
N.W.
15
DR
17
W.
. N.
14 N
13
14
11
A
Y
11
ER
ON
DR .
14 S
17
NW
16
200
18
15
82
10 616
90
ASPEN ST.
.W
.
AV
E.
N
ON
LU
Z
12
N DR
.N
W
N
AI
E. CA
MERO
E. N.W.
GEORGIA AV
C
W.
The Town Center sub-area is located in the northeast portion of the Site and is bordered by Elder
Street to the north and Dahlia Street to the south.
The name of this sub-area is derived from the
actual physical area that will serve as the Town
Center, or heart of the new development being
created here. The goal is for this Town Center
to serve as a hub for the new development and
the entire area. The actual Town Center is to
be located between 12th Street and Georgia
Avenue. It is the Georgia Avenue frontage that
makes the success of this sub-area central to the
new mix of commercial and residential uses that
will be fully integrated into the existing community.
300
82
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
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3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
B
B
G
F
N.W
.
N.W.
VIEW
AV
E
AL
AS
KA
12
14
GEORGIA AVE.
15
DR
14 N
13
14
11
A
11
ER
ON
DR .
18
14 S
C
W.
NW
15
82
10 616
17
12
16
N DR
.N
W
N
AI
E. CA
MERO
17
W.
. N.
90
ASPEN ST.
200
.W
.
.N
AV
E
N
ZO
300
B
B
VIEW
KA
AV
E
N.W
.
12
AL
AS
14
GEORGIA AVE.
N.W.
Figure 4-109: Town Center. Source: Perkins+Will and Lee & Associates, Inc.
100
LU
N.W.
GEORGIA AVE.
15
14 N
13
14
11
14 S
C
W.
Y
11
ER
ON
DR .
17
NW
16
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
200
18
15
82
10 616
90
ASPEN ST.
.N
.W
.
AV
E
ON
LU
Z
Figure 4-110: View of the Town Center from across Georgia Avenue. Source: Perkins+Will and Lee & Associates, Inc.
100
12
N DR
.N
W
N
AI
17
.
N.W
E. CA
MERO
.
DR
N.W.
GEORGIA AVE.
300
83
Place Making
Amenities
In the Town Center, water features, decorative
signage, and native plantings would help activate
the front door to Georgia Avenue and create an
exciting environment that both visitors and neighborhood residents alike can enjoy year-round.
Pavilions would further help activate the space.
In addition to the actual Town Center, the 13th
Street promenade and the rooftop courtyard
between 12th and 13th Streets are open spaces
suitable for passive recreation.
Building orientation
In order to keep all sides of the buildings lively,
the buildings framing the Town Center on Elder,
Dahlia and 12th Streets will have no blank walls:
one front faces the Town Center and the other
front faces the street. Major retail entrances for
Figure 4-113: 13th Street Promenade. Source: Perkins+Will and Lee & Associates, Inc.
84
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
17
NW
100
200
.W
.
N.W.
12
GEORGIA AVE.
N.W.
18
15
82
10 616
90
.W.
16
N DR
.N
W
14 S
ER
ON
DR .
GEORGIA AVE.
N.W
.
AV
E
KA
90-100 ROW
RGIA AVE. N
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
17
2
13
.N
DR
14
11
AV
E
N
AI
W.
. N.
14 N
EL.+288
EL.+287
15
C
W.
EL.+287
15
14
ASPEN ST.
S P
12
E. CA
MERO
EL.+292
G
F
(Retail Below)
TOWN14
CENTER
ROOFTOP
L
I
COURTYARD
E
E
ZO
VIEW
K
PROME12
NADE
EL.+292
EL.+293
EL.+292
EL.+297
B
B
AS
175 ROW
LU
EL.+305
S P
90 ROW
EL.+292
AL
Potential Streetcar
Route
EL.+288
G
F
E. N.W.
EL.+310
EL.+303
EL.+277
C
F
GEORGIA AV
Service Access
Parking Access
B
B
S
P
300
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
85
B
D
E
E
G
F
12
14
GEORGIA AV
E. N.W.
15
5 Residential
4 Residential
12TH ST.
Mech. P.H.
E. N.W.
15
1 Residential
Existing P-1 EL.+277
15
Existing P-2 EL.+267Retail
GEORGIA AV
Perkins+Will
SITE SECTION A
0
20
EL.+292
2 Residential
EL.+292
Retail
40
Mechanical Penthouse
10
5 Residential
4 Residential
1 Residential
3 Residential
10
4 Residential
2 Residential
4 Residential
1 Residential
5 Residential
3 Residential
5 Residential
2 Residential
12TH ST.
Mech. P.H.
3 Residential
10
Mechanical Penthouse
15
EL.+292
EL.+292
10
3 Residential
Slope 4% Retail
15
Slope 7%
2 Residential
S
1 Residential
Exist. P-1
Slope 4% Retail
60
Exist. P-2
SITE SECTI
0
20
40
GEORGIA AVE.
4 Res
Residential
1 Residential
EL.+285
60
4 Residential
2 Residential
4 Res
Residential
3 Residential
Resi.
15
1 Residential
10
Retail EL.+292
EL.+292
1 Residential
EL.+285
LRA Property Line
SITE SECTION C
20
40
60
5 Residential
3 Residential
12TH ST.
SITE SECTION C
12TH ST.
10
2 Residential
Resi.
40
60
Mech. P.H.
3 Residential
Resi.
2 Residential
Resi.
20
40
Mech. P.H.
GEORGIA AVE.
20
15
Retail
Mezz.
EL.+292
30
5 Residential
4 Residential
3 Residential
2 Residential
1 Residential
15
Retail
Mezz.
30
86
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3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
P-2 Existing
SITE SECT
0
20
13TH ST.
Mechanical Penthouse
13TH ST.
5 Residential
10
Slope 7%
Exist. P-1
Slope 7%
Exist. P-2
10
4 ResidentialPenthouse
Mechanical
3 Residential
5 Residential
2 Residential
4 Residential
Residential EL.+307
3 Residential
3 Residential
5 Residential
2 Residential
4 Residential
1 Residential EL.+307
3 Residential
Residential P-1 EL.+297
2 Residential
EL.+277
40
60
EL.+267
40
EL.+310
1 Residential EL.+307
P-1 New
Exhibit
4-120: Town
SITE SECTION
B Center Site Section. Source: Perkins+Will.
20
EL.+310
10
SITE SECTION B
10
EL.+292 Beyond
EL.+267
Exist. P-1
0
20
Exist. P-2
Residential EL.+307
P-1 New
5 Residential
4
ResidentialPenthouse
Mechanical
2 Residential
EL.+292
Beyond
EL.+277
Mechanical Penthouse
60
13TH ST.
Mech. P.H.
5 Residential
30
30
P-2 Existing
SITE SECTION D
0
20
P-2 Existing
40
60
SITE SECTION D
20
40
Mech. P.H.
13TH ST.
4 Residential
Mech. P.H.
3 Residential
5 Residential
2 Residential
4 Residential
1 Residential
3 Residential
10
2 Residential
Retail Mezz. EL.+292
1 Residential
15
4 Office
Mech. P.H.
3 Office
4 Office
2 Office
10
P-2 EL.+277
15
Retail
Mezz.
EL.+292
Existing
Building
2 Basement
Potential Water Storage
P-2 EL.+277
Existing Building 2 Basement
EL.+292
EL.+277
EL.+292
EL.+267
EL.+277
EL.+267
60
EL.+297
Central
EL.+297
Utility Plant
Excavate 10 if needed
Central
Utility Plant
Excavate 10 if needed
EL.+292
EL.+292
163
3 Office
1 Office
2 Office
163
EL.+288
EL.+277
1 Office
S
Edge of Former
Building 2
EL.+288
EL.+277
LRA Property Line
Edge of Former Building 2
LRA Property Line
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
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3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
87
Public Realm
The following are basic guidelines mainly for the
public realm, defined as the area between the
building facades comprising the road, sidewalk, site furnishings, trees and open spaces that
combine to form the streets character:
Rights-of-Way: Provide minimum right-ofway (ROW) widths of 90 feet, that are compliant with DDOTs standards and enhance
this sub-areas goal to create multi-modal
connections. Other priorities should include
sufficient room for front yard setbacks, curbside stormwater management, on-street
parking, and bike lanes. The SAP proposes
a minimum of 175-ft ROW for 13th Street to
accommodate the promenade park and to
accentuate the reclaimed vista to Building 1.
Pedestrian Zone: Explore the creation
of a pedestrian zone that is a minimum of
20 feet from building face to curb for landscaped front yards, pedestrian circulation
and curbside rain gardens and trees. Refer
to DDOTs standards for the planning and
design of sidewalks and streets, such as
tree planting guidelines and selection of site
furnishings and materials.
Green Elements: Integrate rain gardens
adjacent to sidewalks for storm water management where feasible. Encourage the use
of permeable materials to manage stormwater runoff.
Curb-cuts: Minimize curb cuts throughout
the blocks.
Bikes: Pedestrians and bicyclists move primarily on the street grid. The streets in this
sub-area should have designated bicycle
lanes as well as sidewalks on both sides of
the street.
88
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
G
F
12
14
15
18
11
11
18
16
Building
Zone/
Sidewalk
SWM
Planter
Curb Walk
Parallel
Parking
Bike
Lane
Travel Lane
+ Street Car
Travel Lane
+ Street Car
Bike
Lane
Parallel
Parking
Curb Walk
SWM
Planter
Building
Zone/
Sidewalk
1 Gutter
48
Roadway
1 Gutter
90-100
Right-of-Way
Source: Perkins+Will
23.5
Building Face
to Curb
GEORGIA AV
16
E. N.W.
GEORGIA AV
E. N.W.
Exhibit 4-122: A. 12th Street Section. Source: Lee & Associates, Inc.
11
10
Parallel
Parking
SWM
Planter
Sidewalk
Planted/
Builidng
Zone
175
Right-of-Way
Bike
Lane
+/- 38
Lawn Promenade
Travel
Lane
31
Roadway
Parallel
Parking
SWM
Planter
Sidewalk
Bike
Lane
1 Gutter
Sidewalk
Parallel
Parking
24
Building Face
to Curb
11
SWM
Planter
Parallel
Parking
Travel
Lane
6
SWM
Planter
Planted/
Builidng
Zone
8
Sidewalk
10
31
Roadway
1 Gutter
18
Pedestrian
Zone
Exhibit 4-123: B. 13th Street Section. Source: Lee & Associates, Inc.
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
89
90
Infrastructure
As outlined in the Reuse Plan, this sub-area
would be the location of the largest infrastructure
component on the Site, the new Central Utility
Plant (CUP). The CUP would be built in the footprint of the demolished Building 2. The parking
garage just east of Building 2 will be reused as
this area is redeveloped. This results in the retention of valuable floor area below grade without the
expense of major excavation. This area could be
part of the sustainable infrastructure, with space
for central utilities and cogeneration plant, water
storage and treatment, and parking use. Part of
this sub-surface area also results from the steep
change in grade on the 13th Street extension
from Fern Street to Dahlia Street, which amounts
to over 30 feet. As the new 13th Street is laid
down to match existing grades, an approximate
30-ft height space is left below grade. Pursuant to
the Reuse Plan, this SAP recommends to place
the central utility plant in that area, perhaps with
minor additional excavation as needed, and concealing it beneath the 13th Street promenade
park.
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
VEHICULAR MOBILITY
14
12
GEORGIA AV
E. N.W.
Street
Service and/or Parking
Potential Streetcar
15
DAHLIA ST. N.W.
N.W.
14
12
GEORGIA AV
E.
GEORGIA AV
E.
15
DAHLIA ST. N.W.
Exhibit 4-125: Pedestrian and Bicycle Mobility - Town Center. Source: Perkins+Will.
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
.W.
RGIA AVE. N
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
91
3. INSTITUTIONAL CORE
B
B
G
F
N.
W
.
AV
E
KA
12
AL
AS
14
GEORGIA AV
E.
N.W.
15
DR
17
W.
. N.
14 N
13
14
11
C
W.
Y
11
ER
ON
DR .
14 S
17
NW
16
200
18
15
82
10 616
90
ASPEN ST.
.W
.
AV
E.
N
ON
LU
Z
12
N DR
.N
W
N
AI
E. CA
MERO
E. N.W.
GEORGIA AV
300
92
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
93
94
GEORGIA AV
15
Breathing Room
between new buildings
and Building 1
1
~ 40
~ 60
~ 60
N
AI
DR
17
W.
. N.
13
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
6
OPEN
SPACE
16
12
14 N
OPEN
SPACE
E. N.W.
Service Access
GEORGIA AV
Align
Building Orientation
Pursuant to the Reuse Plan recommendations,
there are two buildings that could be built straddling the north wing of Building 1 (Buildings M and
N) and three proposed buildings fronting Georgia
Avenue (Buildings Q, R and S). The two buildings
near Building 1 would have frontage on Dahlia
Street and are expected to have uses complementary to Building 1. Of the three buildings
fronting Georgia Avenue, one also has frontage
on Dahlia Street. Per the recommended uses for
this building, one possibility could be to have residential lobbies on Dahlia Street and retail frontage on both Georgia Avenue and Dahlia Street.
12
E. N.W.
Align
Additionally, the Reuse Plans proposed healthcare uses in Buildings 6 and 7 would fit well with
this area of the Site, given Walter Reeds historic
legacy and the proximity to Cameron Glen, a
healing open space.
HS
T. N.W.
2T
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
N DR
.N
W
Amenities
~ 40
Placemaking
E. N
G
F
AV
E
N.W
.
12
14
GEORGIA AVE.
N.W.
B
B
D
AL
AS
KA
15
GEORGIA AV
12
15
12
11
17
NW
15
82
10 616
N DR
.N
W
18
14 S
ER
ON
DR .
90
100
200
ASPEN ST.
.N
AV
E
N
ZO
LU
.W
.
12
N.W.
16
E. CA
MERO
300
E. CA
M
ERON
D
R.
NW
Source: Perkins+Will
13
16
DR
14
11
A
N
AI
17
W.
. N.
14 N
C
W.
17
.W.
GEORGIA AVE.
GEORGIA AV
E. N.W.
11
Building
Zone/
Sidewalk
Urban
Gardens
Sidewalk
SWM
Planter
Curb Walk
Parallel
Parking
Bike
Lane
Travel Lane
+ Street Car
1 Gutter
48
Roadway
11
95
Right-of-Way
18
1 Gutter
16
Building
Zone/
Sidewalk
SWM
Planter
18
Curb Walk
Parallel
Parking
16
Bike
Lane
55
Travel Lane
+ Street Car
16
23.5
Building Face
to Curb
Pedestrian Zone
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
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3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
95
Public Realm
The following are basic guidelines for the public
realm, defined as the area between the building
facades comprising the road, sidewalk, site
furnishings, trees and open spaces that combine
to form the streets character:
Rights-of-Way: Provide minimum right-ofway (ROW) widths of 90 feet that are compliant with DDOTs standards and enhance
this sub-areas goal to create multi-modal
connections. Other priorities should include
sufficient room for front yard setbacks, curbside stormwater management, on-street
parking, and bike lanes where feasible.
Pedestrian Zone: Plan for minimum 20
feet pedestrian zones distance from building face to curb for landscaped front yards,
pedestrian circulation and curbside rain
gardens and trees. (See Exhibit 4-132:
Street Section A on page 95). The
Pedestrian Zone will range in width of 20 to
100 feet, based upon the curvature of 12th
Street in the Institutional Core sub-area).
Refer to DDOTs standards for the planning
and design of sidewalks and streets, such
as tree planting guidelines and selection of
site furnishings and materials.
Green Elements: Integrate rain gardens
in sidewalks for storm water management
where feasible. Encourage the use of permeable materials to manage stormwater
runoff. There is a potential for urban agriculture in the open space at the southwest
corner of Dahlia and 12th Streets, and also
for larger rain gardens as needed in the
open area where 12th Street approaches
Main Drive.
Curb Cuts: Minimize curb cuts throughout
the blocks.
96
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
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3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
GEORGIA AV
E. N
12
15
DAHLIA ST. N.W.
DR
17
W.
. N.
16
12
13
R.
NW
3
12
GEORGIA AV
N
AI
ERON
D
15
E. CA
M
Street
Service and/or Parking
Potential Streetcar
GEORGIA AV
E. N.W.
E. N.W.
VEHICULAR MOBILITY
N
AI
DR
17
W.
. N.
16
Exhibit 4-134: Pedestrian and Bicycle Mobility - Institutional Core. Source: Perkins+Will.12
13
GEORGIA AV
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
DR
.N
W
1
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
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97
B
B
G
F
N.
W
.
AV
E
KA
12
AL
AS
14
GEORGIA AV
E.
N.W.
15
DR
17
W.
. N.
14 N
13
14
11
A
Y
11
ER
ON
DR .
14 S
17
NW
16
200
18
15
82
10 616
90
ASPEN ST.
.W
.
AV
E.
N
ON
LU
Z
12
N DR
.N
W
N
AI
E. CA
MERO
E. N.W.
GEORGIA AV
C
W.
98
The Great Lawn is located just inside the undulating Main Drive and extends to a green open
space with healthy mature tree cover at the
intersection of Main Drive and Georgia Avenue.
It has been renamed Cameron Glen, in honor
of Cameron Creek, which was buried about a
century ago when Walter Reed was first developed. This is the largest open space on the Site;
it covers approximately 6 acres of rolling hills,
wooded groves and open lawn.
300
Exhibit 4-136: Sub-Area Key Plan - Cameron Glen ~ Great Lawn. Source: Perkins+Will.
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
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3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
zine.com/index.php/2011/12/a-path-in-the-forest-by-tetsuo-kondo-architects/
amphitheater/
http://www.scottarboretum.org/gardentour/
Figure 4-138: Existing Great Lawn / Cameron Glen. Source: Lee & Associates, Inc.
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
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3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
99
Place Making
Amenities
In addition to the passive uses that could take
place on the lawn, in around the rose garden,
and other areas of the Glen, this wonderful space
could also be programmed with outdoor activities
such as ceremonies, film screenings, or other
community gatherings. The rolling topography
lends itself to informal amphitheater use, or may
call for the placement of pedestrian bridges to
facilitate scenic walks throughout the Site and
promote further pedestrian connectivity (as seen
in the images on page 99). There is no specific
end-user prescribed for the potential gateway
cluster of Buildings 12, 8, 9 and T. It is possible
that Building T, perhaps in conjunction with its
neighboring buildings, could be a visitors center,
a cultural institution, or the head of the proposed
cultural trail of interpretive exhibits showcasing
the legacy of Water Reed.
The potential open space next to historic Building
12, with the existing tree canopy facing Georgia
Avenue, would make for an area of respite contiguous for the use of existing and future residential neighbors alike. This green area could be
enhanced with a combination of hard- and softscaped surfaces and furnishings encouraging
passive and active recreation.
Building Orientation
Most of this area is labeled open space by the
proposed Comprehensive Land Use Designations (see section 3.1). There is room for development on the Site of Building 14 and at Building
T.
The new development on the Site of Building 14
should be designed as a building with two fronts;
one facing Main Drive and one facing Cameron
Glen. Main Drive could be seen as the front door
whereas Cameron Glen could be its backyard.
100
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
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3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
B
B
G
F
N.W.
Existing
Urban Park
12
14
GEORGIA AVE.
16
N.W
.
LAWN
14 N
AV
E
HS
T. N.W.
17
W.
. N.
2T
N
AI
DR
AL
AS
KA
Network of Trails
GEORGIA AV
E. N.W.
15
11
82
10 616
100
200
300
17
W.
. N.
14 N
11
11
14 S
C
W.
10
Potential
Shared Use
Trail
Rain Garden
Parking
Travel
Travel
Parking
ER
ON
DR .
NW
5
10 616
A12
E. N.W.
1
18
15
16
R.
NW
13
14
82
ERON
D
DR
E. CA
M
N
AI
GEORGIA AV
N.W.
ASPEN ST.
MAIN DRIVE
90
.W
.
.N
AV
E
N
ZO
ASPEN
ST. N.W.
The exhibit
above is a conceptual redevelopment for Building 14 and
18
15
NW
12
14 S
ER
ON
DR .
17
ASPEN ST.
13
14
11
16
N DR
.N
W
90
17
2
E. CA
MERO
DR
LU
82
CREATIVE
&
8
ARTS
10 616
N
AI
W.
. N.
14 N
BUTTERNUT ST.
C
W.
R. N W
15
R.
NW
NOI
s
od
Wo
C
W.
Pedestrian Bridge
M
ER
ON
Y
D
14 S
ERON
D
Informal Amphitheatre
18
E. CA
M
C u ltura l Gateway
ard
en
14
se
G
13
en C on nection
Ro
Gre
GEORGIA AVE.
12
90
ASPEN ST.
38
Road Width
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
101
Public Realm
The following are basic guidelines mainly for the
public realm, defined as the area between the
building facades comprising the road, sidewalk, site furnishings, trees and open spaces that
combine to form the streets character:
Rights-of-Way: Provide minimum right-ofway (ROW) widths of 90 feet, that are compliant with DDOTs standards and enhance
this sub-areas goal to create multi-modal
connections. Other priorities should include
sufficient room for front yard setbacks, curbside stormwater management, on-street
parking, and bike lanes as feasible. (For
more information on widening Main Drive,
see page 119 under Roadway Cross Sections).
Pedestrian Zone: Explore minimum 20 feet
pedestrian zones distance from building face
to curb for landscaped front yards, pedestrian circulation and curbside rain gardens
and trees. Refer to DDOTs standards for
the planning and design of sidewalks and
streets, such as tree planting guidelines and
selection of site furnishings and materials.
Green Elements: Integrate rain gardens
in sidewalks for storm water management
where feasible. Encourage the use of permeable materials to manage stormwater
runoff.
Curb-cuts: Minimize curb cuts throughout
the blocks.
Bikes: Due to the existing road widths constraints, bikes are envisioned to ride on a
shared use trail along the south side of Main
Drive (see Exhibit 4-144: Pedestrian and
Bicycle Mobility - Cameron Glen on page
103) and on a shared use street along E.
Cameron Drive. There would also be one
102
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
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3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3.3 SUB-AREA URBAN DESIGN PRINCIPLES
DR
ER
ON
DR .
NW
E. N.W.
18
15
82
10 616
90
9
ASPEN ST.
17
2
Bicycle Legend
GEORGIA AV
.
N.W
R.
E. N.W.
N
AI
Street
Service and/or Parking
Potential Streetcar
12
C
W.
16
R.
NW
14
ERON
D
13
17
VEHICULAR MOBILITY
GEORGIA AV
N
AI
.
N.W
E. CA
M
16
ER
ON
DR .
NW
5
10 616
R.
NW
15
1
18
82
ERON
D
C
W.
14
12
E. CA
M
13
90
Exhibit 4-145: Pedestrian and Bicycle Mobility - Cameron Glen. Source: Perkins+Will.
ASPEN ST. N.W.
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
ASPEN ST.
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
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103
5. ASPEN STREET
B
B
G
F
N.
W
.
AV
E
KA
12
AL
AS
14
GEORGIA AV
E.
N.W.
15
DR
17
W.
. N.
14 N
13
14
11
A
Y
11
ER
ON
DR .
14 S
17
NW
16
200
18
15
82
10 616
90
ASPEN ST.
.W
.
AV
E.
N
ON
LU
Z
12
N DR
.N
W
N
AI
E. CA
MERO
E. N.W.
GEORGIA AV
C
W.
300
104
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
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3.3 SUB-AREA URBAN DESIGN PRINCIPLES
Stormwater Management
Park Example
sets/72157626780055856/detail/.
fabulousportland.com/2010/02/19/sunshine-makes-me-happy/
Amenities
The open space between Luzon Avenue and
13th Place presents an opportunity for community amenities such as a green space serving
as both a naturalized storm water collection and
park land, community urban agriculture gardens,
family recreation, and the possibility of a seasonal market place or similar outdoor activities
occurring in the Creative & Arts space. This open,
permeable area is also connected to Cameron
Glen as well as on to 12th Street and the Town
Center, providing pedestrian connectivity through
a network of open spaces.
Place Making
B
B
G
F
KA
AV
E
N.W
.
12
AL
AS
14
GEORGIA AVE.
N.W.
15
DR
17
2
14 N
13
14
11
C
W.
Y
11
ER
ON
DR .
14 S
17
NW
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
SMALL AREA PLAN - COUNCIL APPROVED APRIL 30, 2013
200
18
15
82
10 616
90
VIEW
ASPEN ST.
.W
.
.N
AV
E
N
ZO
LU
Figure 4-148: View of Creative & Arts Space. Source: Perkins+Will and Lee & Associates, Inc.
100
12
16
N DR
.N
W
N
AI
E. CA
MERO
.
N.W
N.W.
GEORGIA AVE.
300
105
B
B
G
F
AL
AS
KA
AV
E
N.W
.
12
14
GEORGIA AVE.
N.W.
15
DR
17
W.
. N.
14 N
13
14
11
A
Y
11
ER
ON
DR .
17
NW
12
14 S
C
W.
16
18
15
82
10 616
N DR
.N
W
N
AI
E. CA
MERO
90
ASPEN ST.
100
200
.W
.
.N
AV
E
N
ZO
LU
N.W.
GEORGIA AVE.
300
17
NW
R E S I D E N T IA L
R.
NW
82
8
10 616
CREATIVE
&ARTS
90
MIXED USE
ASPEN ST.
.W
.
.N
AV
E
ZO
N
LU
HOME FRONTS
HOME FRONTS
E. N.W.
ERON
D
ER
ON
DR .
15
GEORGIA AV
SCHOOL
R E S I D E N T IA L
14 S
C
W.
11
12
Play Area
Storm Water Management Park
Urban Agriculture
Market
14
11
CAMERON
GLEN
E. CA
M
13
14TH PL. N
.W.
Historic Building 11
Front Yard
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NEIGHBORHOOD CONTEXT
Exhibit 4-154: Looking south along Aspen Street: (From left to right / east to west) Four-story multi-family housing
adjacent to Open Space in the middle, and three-story single-family homes on the far right. Source: Perkins+Will.
Exhibit 4-155: Looking south along Aspen Street: View of the back of single-family homes in between Luzon Avenue and
13th St.
Exhibit 4-157: Looking south along Aspen Street: View of the front of fourstory multi-family housing just west of 14th St.
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107
Building Orientation
108
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.N
AV
E
ZO
N
.W
.
B
LU
17
NW
15
82
10 616
N DR
.N
W
ER
ON
DR .
12
E. CA
MERO
14 S
C
W.
Y
11
Z
90
ASPEN ST.
13
14
11
Travel
Lane
18
10
+/- 16.5
Pedestrian Zone
48
Roadway
1 Gutter
+/- 8.5
Planted
Area/
Front
Yard
Bike
Lane
Sidewalk
Parallel
Parking
SWM
Planter
Existing
Street Tree
Pit/Varies
11
Curb
Walk
11
Parallel
Parking
Bike
Lane
Travel
Lane
+/- 5
Existing
Sidewalk/
Varies
+/- 13
Existing
Private Residence
Yard/Varies
+/- 5
100
Right-of-Way
1 Gutter
30
Building Face to Curb
Parallel
Parking
Bike
Lane
Travel
Lane
18
8.5
SWM
Planter
Sidewalk
1 Gutter
11
Curb
Walk
11
Parallel
Parking
Bike
Lane
Travel
Lane
48
Roadway
~ 100
Right-of-Way
10
Sidewalk
10
Building Zone
20
Pedestrian Zone
1 Gutter
30
Building Face to Curb
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109
Public Realm
The following are basic guidelines mainly for the
public realm, defined as the area between the
building facades comprising the road, sidewalk, site furnishings, trees and open spaces that
combine to form the streets character:
Rights-of-Way: Provide minimum right-ofway (ROW) widths of 90 feet, that are compliant with DDOTs standards and enhance
this sub-areas goal to create multi-modal
connections. Other priorities should include
sufficient room for front yard setbacks, curbside stormwater management, on-street
parking, and bike lanes as feasible.
Pedestrian Zone: Explore minimum 20
feet pedestrian zones distance from building face to curb for landscaped front yards,
pedestrian circulation and curbside rain
gardens and trees. A new sidewalk could be
installed on the north side of Aspen Street.
Refer to DDOTs standards for the planning
and design of sidewalks and streets, such
as tree planting guidelines and selection of
site furnishings and materials.
Green Elements: Integrate rain gardens
in sidewalks for storm water management
where feasible. Integrate urban agriculture/
community gardens around the Creative &
Arts space serving the nearby residential
community. Encourage the use of permeable materials to manage stormwater runoff.
110
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11
14TH PL. N.W.
17
C
W.
11
ER
ON
DR .
NW
15
R.
NW
14
12
82
10 616
ERON
D
13
E. CA
M
VEHICULAR MOBILITY
90
9
ASPEN ST.
LU
ZO
AV
E.
N
.W
.
Street
Service and/or Parking
Potential Streetcar
Exhibit 4-161: Pedestrian and Bicycle Mobility - Aspen Street. Source: Perkins+Will.
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NW
AV
E
.N
.W
.
82
10 616
R.
NW
15
90
ASPEN ST.
ER
ON
DR .
ON
LU
Z
17
14 S
C
W.
11
ERON
D
14
11
12
E. CA
M
13
Existing
Bicycle Signed Bicycle Route
Existing On-Street Bicycle Lane
Proposed On-Street Bicycle Lane
Proposed Shared Use Street
Proposed Shared Use Trail
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111
112
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B
B
G
F
E. N.W.
12
14
GEORGIA AV
15
17
.
N.W
12
3
7
15
82
16
R.
NW
18
T
90
16
E. CA
M
W.
GEORGIA AV
E. N.
ERON
D
ASPEN ST.
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113
B
B
G
F
E. N.W.
12
14
GEORGIA AV
15
17
.
N.W
7
82
16
R.
NW
18
15
90
114
Photo of healthy tree cover in the open space facing Georgia Avenue. Source: Lee & Associates, Inc.
12
16
E. CA
M
W.
GEORGIA AV
E. N.
ERON
D
ASPEN ST.
Photo of healthy tree cover in the open space facing Georgia Avenue. Source: Lee & Associates, Inc.
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The Georgia Avenue frontage would be redeveloped with an exciting mix of uses and open
space. The new buildings are expected to bring
much needed revitalization and life to Georgia
Avenue, with a combination of residential and
commercial uses that would bring windows, store
fronts and doors that will also bring people and
new activity.
The Town Center faces a row of existing townhomes across Georgia Avenue, giving them
views to a large open space, framed by two
narrow buildings fronting across the street. The
facades of these buildings are expected to be
similar to the existing small scale context across
the avenue. The rest of the proposed buildings
along Georgia Avenue would have their main
facades and door fronts on Georgia Avenue, thus
making for a vibrant corridor and fitting in with
the context of various building fronts across the
avenue.
Building Orientation
Amenities
Place Making
VIEW
C
B
B
KA
AV
E
N.W
.
12
AL
AS
14
GEORGIA AVE.
N.W.
15
DR
17
W.
. N.
14 N
13
14
11
14 S
C
W.
Y
11
ER
ON
DR .
17
NW
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200
18
15
82
10 616
90
ASPEN ST.
.W
.
.N
AV
E
N
ZO
LU
Figure 4-171: Georgia Avenue Proposed Frontage. Source: Perkins+Will and Lee & Associates, Inc.
100
12
16
N DR
.N
W
N
AI
E. CA
MERO
GEORGIA AVE.
N.W.
300
115
Public Realm
The following are basic guidelines mainly for the
public realm, defined as the area between the
building facades comprising the road, sidewalk, site furnishings, trees and open spaces that
combine to form the streets character:
Rights-of-Way: Providing a right-of-way
(ROW) width of approximately 110 feet
would be ideal, as long as it is compatible
with future DDOT studies considering a
potential streetcar alignment. This ROW
width does not require changes in the existing roadway, but rather calls for ample room
on the Pedestrian Zone (see Exhibit 4-172:
Georgia Avenue Section on page 117).
The ROW should be designed in compliance with DDOTs standards and could
bring opportunities for multi-modal transportation. Other priorities should include sufficient room for front yard setbacks, curb-side
stormwater management, on-street parking,
and bike lanes as feasible.
Bikes:
Capital BikeShare stations are
planned in two locations along Georgia
Avenue: on Main Drive and Dahlia Street.
See the Transportation Impact Study (TIS)
for more information.
Pedestrians: A wide pedestrian zone is
proposed on the former WRAMC side of
Georgia Avenue.
116
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+/- 15
F
110
Right-of-Way
C
G
F
E. N.W.
14
15
17
N.W.
Exhibit 4-173: Georgia Avenue Section. Source: Lee & Associates, Inc.
GEORGIA AV
GEORGIA AV
E.
60
Roadway
11
Existing Private
Residential
Zone
21
Building Face to Curb
11
Travel Lane
+ Street
Car
Travel Lane
+ Street
Car
Parallel
Parking
New
Sidewalk/
Building
Zone
1 Gutter
11
Existing
Sidewalk
11
Existing
Planting Strip
Parallel
Parking
18
Travel
Lane
Travel
Lane
13.5
16
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12
117
3.4 Transportation
Recommendations
The Reuse Plan sets forth a mix of residential,
office, institutional, and retail uses that will take
advantage of the existing and proposed transportation systems to get to and from the Site.
The SAPs transportation recommendations
support the Reuse Plans proposed development,
by providing specific guidance through additional
analysis, in the following areas:
Creating a Transportation Management
Plan (TMP): An aggressive transportation
management plan (TMP) will reduce the
number of vehicular trips to the Site, promote
transit use given the proximity of the Site to
transit services, and to generally promote
sustainable transportation practices as the
Site is developed and occupied.
Improving Multi-Modal Access and
Circulation: Integrating the Site to the
surrounding community will require adding
new walkable streets and upgrading existing
ones to create an integrated, multi-modal
system not only for vehicles but also for
transit, pedestrians and bikes.
Identifying Parking and Carsharing
Options: Although the Site offers existing
parking options, the SAP provides guidance on where additional below grade and
on-street parking options may exist.
Integrating the Proposed Streetcar within
the Site: As the District considers options
for Streetcar along Georgia Avenue, the
SAP identifies key areas that future studies
should consider.
It is important to note that if the existing site
uses are compared to the proposed develop118
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Streetcar
Due to recent growth of population, jobs, and
retail in several neighborhoods in the District
over the last decade, the Districts infrastructure
is challenged with the need for transportation
investments to support the recent growth and to
further strengthen neighborhoods. In order to
facilitate streetcar operations into and throughout
the campus, future planning would be necessary
to establish appropriate routing, street design,
and final stop locations. In order to meet these
challenges and capitalize on future opportunities, DDOT has developed a plan to identify
transit challenges and opportunities and to recommend investments. The primary goals of this
effort are to provide satisfactory transit service
throughout the District, to expand high-quality,
high-frequency service to underserved areas,
and to catalyze growth in underdeveloped neighborhoods. These goals are outlined in the DCs
Transit Future System Plan report published by
DDOT in April 2010.
A key element of the DCs Transit Future System
Plan is the reestablishment of streetcar service
in the District. Currently a proposed streetcar
route along Georgia Avenue is scheduled to be
studied in a future phase of planning. Preliminary
streetcar system plans have explored a connection between the Takoma Metrorail station and
downtown DC along Georgia Avenue. While
the additional benefit of streetcar along Georgia
Avenue would serve as a significant addition to
an already robust transit system, incorporating
streetcar within the Site could serve as an even
larger amenity to the development program while
also further enhancing sustainability efforts and
catalyzing a sense of place for new development.
In order to facilitate streetcar operations onto and
throughout the campus, future planning would
be necessary to establish appropriate routing,
street design, and final stop locations. A poten-
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121
122
The most notable improvements will be the connection of new north-south and east-west linkages. The connection of Dahlia Street through
the Site will allow full access from Georgia
Avenue to the DOS parcel, while new connections along Fern Street and Aspen Street will
improve access to Georgia Avenue. The new
network of north-south connections through the
Site will provide pedestrian connections between
Aspen Street and Fern Street along 12th and 13th
Streets. Additional street access within the Site
will include connections to Luzon Avenue, and
14th Place. This collection of penetrating streets
and pathways will provide direct access into the
Site from Georgia Avenue and from the adjacent
neighborhoods to the north and south.
The landscape component of the Reuse Plan
identified a series of off-street sidewalks and
mixed-use pedestrian and bicycle paths to facilitate circulation throughout the Site and connectivity to the adjoining streets, including Georgia
Avenue, 16th Street, Fern Street and Aspen
Street. Per DDOT standards, these mixed-use
pedestrian and bicycle paths will be required to
be designed to a minimum width of 10 feet.
There are also a number of noted deficiencies
in the existing conditions connecting the former
WRAMC campus to its surroundings. Most
notably, Aspen Street was identified for widening and improvement on the LRA Site side. The
recommendation is to include sidewalks and onstreet parking on the north side of Aspen as well
as bike lanes on the street.
The combination of sidewalks along the LRA Site
street network and off-street sidewalks and trails
that are recommended is designed to provide
the necessary linkages between the campus
developments and the surrounding community
and transit services. To this end, wayfinding
signage will also be included throughout the Site
to guide pedestrians to regional destinations like
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7thSt
8thSt
9thSt
Geranium St
12thSt
13thSt
14thSt
16 th St
Floral St
Pi n
ey
Br
an
ch
Rd
Av
e
Al
as
ka
7thSt
ECam
er on
Dr
Ma
in
Dr
Cedar St
KEY NOTES
Butternut St
Whittier St
VannBuren St
Underwood St
5thSt
6thSt
7thSt
7thPl
8thSt
Lu
zon
Av
e
Aspen St
Georgia Ave
13thPl
Fort Stevens
Recreation
Center
13thSt
Whittier St
Van Buren St
8thSt
9thSt
12thSt
n Dr
14thSt
th St
Whittier Pl
Takoma
14thPl
Aspen St
Dahlia
Dahli
W
Ca
me
ro
Dahlia St
n Dr
Mai
d
ir R
Bl a
Elder St
Elder St
Fern Pl
Fern St
13thSt
Line
Red
tro
Me
Holly St
NOTTOSCALE
BICYCLE
RECOMMENDATIONS
Underwood St
Exhibit 4-178: Bicycle Recommendations with proposed plan. Source: DDOT, Gorove/Slade.
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124
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Transportation Management
Plan
In order to address the future traffic and parking
demand associated with the projected program
of uses, a Transportation Management Plan
(TMP) as indicated in the TIS report (Appendix
C) will be fully developed to manage the different
modes serving the Site. The TMP is comprised
of several elements including a strategy to serve
on-site parking demand, a system for managing
loading operations, and aggressive Transportation Demand Management (TDM) measures.
These TDM measures serve as the key elements
of the TMP and will promote alternative commuting options for the residents, visitors, and
employees associated with the planned Walter
Reed campus uses.
In order to address the implementation of a TMP,
the following TDM measures, which make up the
TMP, have been identified as potential TMP elements that can be implemented as new buildings
and projects are developed and eventually occupied. For additional details on the TMP, see the
TIS Report located in Appendix C.
Transportation Coordinator
Individual new developments will designate a
Transportation Coordinator, usually someone
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Shuttle Service
Information Center
Business Center
A business center in hotels and residential developments can eliminate potential trips, especially
for telecommuters. A center should be on-site
and include at minimum a fax, copier, computer,
printer, and internet service.
Transit Incentives
Other than providing information on transit serving
the Site, a development can provide monetary
incentives. This is usually done in the form of
providing SmarTrip cards to new employees or
residents pre-loaded with a value of $20 to $50 or
higher if deemed appropriate.
Parking Disincentives
Parking disincentives include charging market
rate for parking. If a subsidy or free parking is
provided, then an equal subsidy should be provided for transit. Alternate subsidies should be
Carpooling
The goal of carpooling is to increase vehicle occupancy thereby reducing the number of vehicular
trips generated because the same number of
people is transported by fewer vehicles. Incentives to carpoolers typically include preferential
parking spots and the use of HOV facilities on
commuter routes to reduce commuting time.
The development can also provide ride-matching
services. The vehicles used for carpooling are
privately owned and insured by the driver.
Vanpooling
Vanpooling is similar to carpooling; however, more
people are transported in a larger vehicle which
is owned and maintained by a private company.
Users are matched based on their origin and
destination. A monthly fee is charged to users
to cover the operational and insurance expenses.
Drivers are prescreened by the company and
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Car Sharing
Bicycle Parking
Bicycle parking typically includes covered, secure
bike parking for long term users like residents
and commuters along with external bike racks
located in publicly accessible areas for short-term
visitors. On-site shower facilities are also generally provided for commuters as an amenity to the
commercial developments.
Bicycle Sharing
Similar to car sharing, bike sharing is a program
by which bicycles are used in common. As part of
the Capital Bikeshare program, users must pay a
membership fee and are charged a usage fee at
the time of use. Unlike car sharing, bikes can be
returned at any location where there is an open
parking spot.
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Bicycle Station
A bike station is a facility that includes bike parking,
equipment sales and on-site bike mechanic. Bike
stations are typically placed at intermodal facilities like rail stations where commuters arriving to
the city by train can store a bicycle for long-term
periods and use it to complete their commute.
Pedestrian Accommodations
Sidewalks and building entrances within the
campus should relate well with pedestrian desire
lines. Building entrances near corners will reduce
the tendency to jay walk. Curb cuts that interrupt
the pedestrian environment should be minimized
and avoided if possible, particularly in the case
of service access that may need to back across
the sidewalk. The goal is to elevate the importance of pedestrian circulation and access rather
than giving vehicular access the highest priority.
Care should also be taken to ensure that building
entrances activate street frontages, especially
along existing commercial corridors.
Monitoring
Marketing transportation options is a big part of
the transportation coordinators responsibility, but
understanding how effective the TDM program is
126
Parking Recommendations
The Reuse Plan works under the assumption
that all new buildings would be constructed with
parking garages below grade. There are two
existing parking garages that can be reused;
Building 14s with 450 spaces and the two-level
parking garage of Building 2, which will be demolished, providing approximately 1,030 spaces (see
Exhibit 4-178: Parking Plan on page 127). The
surface lot behind Building 11 would be reduced
by over half its capacity and will be used by the
Public Benefit Conveyance applicants who would
occupy that building. This would be the only
surface lot on the Site.
The anticipated parking demand ranges from
2,200 to 3,200 spaces, from a low to a high
ratio of parking spaces per gross square feet, as
shown in the Transportation Impact Study (see
Appendix). The Reuse Plan accommodates
approximately 2,600 spaces in parking garages
and in Building 11s surface lot. On-street
parking would add an additional 300 spaces.
This increases the total site parking provision to
approximately 2,900 spaces, positioned closer to
the high range of the parking demand per TIS.
ENDNOTES
1. This Small Area Plan includes suggestions for the width of
ROWs in certain areas of the former WRAMC; however, this
may be adjusted by DDOT once more concrete plans for the
actual site neighborhoods are established.
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FERNFERN
ST. N.W.
ST. N.W.
1 LEVEL
1 LEVEL
23 SPACES
23 SPACES
0.5 RATIO
0.5 RATIO
1 SPACE/TOWNHOME
1 SPACE/TOWNHOME
ELDER
ELDER
ST. N.W.
ST. N.W.
P1 P1
P2 P2
1 LEVEL
1 LEVEL
119 119
SPACES
SPACES
0.001
0.001
RATIO
RATIO
1 LEVEL
1 LEVEL
65 SPACES
65 SPACES
0.5 RATIO
0.5 RATIO
DAHLIA
DAHLIA
ST. N.W.
ST. N.W.
1 LEVEL
1 LEVEL
31 SPACES
31 SPACES
ANDAND
7 7
SURFACE
SURFACE
SPACES
SPACES
100
200
200
300
300
400
400
W A LT E R R E E D A R M Y M E D I C A L C E N T E R
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E. CAM
E. N.W.
DR
.N
1 LEVEL
1 LEVEL
135 135
SPACES
SPACES
0.5 RATIO
0.5 RATIO
ASPEN
ASPEN
ST. N.W.
ST. N.W.
13TH ST. N.W.
1 LEVELS
1 LEVELS
62 SPACES
62 SPACES
0.5 RATIO
0.5 RATIO
NW
NW
ME ME
R ON R ON
DR. DR.
ER O N
ER O N
C
W.
C
W.
DR
.N
1 LEVEL
1 LEVEL
94 SPACES
94 SPACES
0.5 RATIO
0.5 RATIO
GEORGIA AV
.
.
. N.W. N.W
DR DR
N
AI
N
AI
3 LEVELS
3 LEVELS
342 342
SP SP
338 338
SP LOW
SP LOW
TARGET
TARGET
E. CAM
E. N.W.
1 LEVEL
1 LEVEL
52 SPACES
52 SPACES
0.5 RATIO
0.5 RATIO
450 450
SPACES
SPACES
EXISTING
EXISTING
GARAGE
GARAGE
105 105
SURFACE
SURFACE
SPACES
SPACES
SPACES
SPACES
- HI
- HI
TARGET
TARGET
1,030
1,030
SPACES
SPACES
- 1,227
- 1,227
755 755
SPACES
SPACES
- LOW
- LOW
TARGET
TARGET
GEORGIA AV
AL
AS
KA
AL
AV
AS
E
N.
KA
W
AV
.
E
N.
W
.
1 LEVEL
1 LEVEL
43 SPACES
43 SPACES
0.560.56
RATIO
RATIO
ASPEN
ASPEN
ST. ST.
Parking
Parking
Reuse
Reuse
Parking
Parking
Below
Below
Grade
Grade
Surface
Surface
Parking
Parking
3 . R E D E V E L O P M E N T F R A M E W O R K R E C O M M E N D AT I O N S
3 . 4 T R A N S P O R TAT I O N R E C O M M E N D AT I O N S
127
IMPLEMENTATION
130
Implementation
Considerations
C EN TER
4 . I M P L E M E N T AT I O N
I M P L E M E N T AT I O N C O N S I D E R AT I O N S
Lead Agency/
Organization
Partners
Public Funding
Needed
Timeframe
Land Use
Change Comp Plan Land Use designation for the Site pursuant to
OP
Exhibit Proposed Comprehensive Plan Land Use Designations map
OZ, Zoning
Commission
Short-term
Initiate and establish zoning for the Site pursuant to the recommended Comp Plan Land Use Designations in Exhibit Proposed
Comprehensive Plan Land Use Designations map
OZ, Zoning
Commission
Short-term
Pursue interim uses to activate the Site in advance of the conveyance; develop and submit an Interim Use Plan to the Army for review
and approval
DMPED, OP
Army,
Short-term
DCCAH
Transportation
Comply with the recommendations of the August 15, 2012, Transportation Impact Study
Master Developer
DDOT
On-going
DDOT
FHWA, Master
Developer
Long-term
Master Developer
DC SHPO, DDOT,
OP
Short-term
Master Developer
DDOT, DC SHPO,
HPRB, DMPED
Short-term
Widen Aspen Street to accommodate one travel lane in each direction, on-street parking and dedicated 5-foot bike lanes in each
direction
DDOT or Master
Developer
DMPED
Master Developer
DDOT, DC SHPO
Short-term,
On-going
Master Developer
DDOT, DOS
Mid-term, On-going
DDOT
DMPED, Master
Developer
TBD
Long-term
Master Developer
DDOT
Long-term
Master Developer
DDOT, DMPED
On-going
C EN TER
4 . I M P L E M E N T AT I O N
4 . 3 I M P L E M E N T AT I O N T A B L E
Recommendation
Lead Agency/
Organization
Partners
Public Funding
Needed
Timeframe
Master Developer
DDOT
Mid-term, On-going
Master Developer
DDOT
Mid-term
Master Developer
DDOT
On-going
Master Developer
DDOT
Mid-term
Master Developer
DDOT
Mid-term,
On-going
Master Developer
DDOT
Mid-term, On-going
Provide sufficient space for all ingress and egress truck movements
to be maneuvers to be conducted using forward movements
Master Developer
DDOT
Mid-term, On-going
Master Developer
Mid-term, Long-term
Implement Leading Pedestrian Intervals (LPIs) at signalized crossings along Georgia Avenue and 16th Street
DDOT
Master Developer
Mid-term, Long-term
Master Developer
DDOT, DC SHPO,
OP
Mid-term, On-going
Construct on-site bike facilities, per the 2005 Bicycle Master Plan,
including 5-foot bike lanes, shared use sidewalks and signed bike
routes
Master Developer
DDOT
Mid-term, Long-term
Master Developer
DDOT
Mid-term, Long-term
Master Developer
DDOT
Mid-term, Long-term
Master Developer
DDOT
On-going
132
C EN TER
4 . I M P L E M E N T AT I O N
4 . 3 I M P L E M E N T AT I O N T A B L E
Recommendation
Lead Agency/
Organization
Partners
Public Funding
Needed
Timeframe
Master Developer
DDOT
Mid-term
Master Developer
DDOT
Mid-term
Master Developer
DDOT
On-going
Master Developer
DDOT
Mid-term, Long-term
Master Developer
DDOT
Mid-term, Long-term
Master Developer
DDOT
Mid-term, On-going
Master Developer
DDOT
Mid-term, On-going
Determine Shuttle Service options between the Site and the Takoma
Metrorail station
Master Developer
DDOT
Mid-term, Long-term
Master Developer
DDOT
Mid-term, On-going
Master Developer
DDOT
Mid-term, On-going
Master Developer
DDOT
Mid-term, On-going
Master Developer
DDOT
Mid-term, On-going
Provide bus amenities for users, such as bus shelters, signage, and
maps
Master Developer,
WMATA
DDOT, WMATA
Mid-term
Master Developer
Mid-term, Long-term
DDOT
FHWA
Mid-term
C EN TER
4 . I M P L E M E N T AT I O N
4 . 3 I M P L E M E N T AT I O N T A B L E
GLOSSARY
ACRONYM
136
MEANING
ACRONYM
MEANING
ACRONYM
MEANING
ACHP
DO
Development Opportunity
LRA
ADA
DOD
Department of Defense
MARSSIM
AFIP
DOIM
Directorate of Information
Management
mBtu
AMI
DOS
Department of State
mCi
milliCurie
ASHRAE
American Society of
Heating, Refrigeration, and
Air-Conditioning Engineers
DPW
MLS
ECP
Environmental Condition of
Property
ND
Neighborhood Development
EMCS
NE
Northeast
NEPA
FHA
FMC
NNMC
GSA
NOI
Notice of Interest
GSF
NW
Northwest
HAP
O&M
HOV
High-Occupancy Vehicle
OEA
HPO
OP
Office of Planning
hr
Hour
OZ
Office of Zoning
HUD
PBC
PCB
Poly-Chlorinated Biphenyl
PEPCO
Ave
Avenue
BRAC
BRT
CAP
CCHP
CFR
DCCAH
DC
District of Columbia
DC SHPO
DC Water
ICC
DC-FEMS
kV
Kilovolts
PHC
PSF
DCMR
LAMB
PSIG
DDOE
District Department of
Environment
LBA
PUD
LBC
PVC
Polyvinyl Chloride
DDOH
LBP
Lead-Based Paint
RAM
Radioactive Materials
lbs
Pounds
RCC
DDOT
District Department of
Transportation
LEED
RCP
Road
LID
Rd
DMPED
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continued.....
5 . G L O S S A R Y, A P P E N D I C E S & I N D I C E S
Glossary continued...
ACRONYM
MEANING
ROW
Right-of-way
RPP
SEP
Supplemental Environmental
Project
SF
Square Feet
SOME
St
Street
TDM
Transportation Demand
Management
THC
Transitional Housing
Corporation
TMP
Transportation Management
Plan
US Army
US EPA
USAIDR
USAIDR
USCOE
USGBC
Volts
WMATA
WRAMC
WRNMMC
ZEB
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137
APPENDICES
A. Walter Reed Army Medical Center (WRAMC) Reuse Plan
2012 (July 13, 2012)
B. Walter Reed Army Medical Center Re-Use - Market Study
(December 2011)
C. Transportation Impact Study (August 15, 2012)
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Figure 3-59: View of west elevation of Building 17, dated May 2010. Source: Oehrlein & Associates Architects.................. 43
Figure 3-56: View of main entrance at Building 17, dated May 2010. Source: Oehrlein & Associates Architects. ................ 43
Figure 3-60: View of Building 11 under construction, dated April 8, 1931. Source: National Archives and Record
Administration, SC 590550...................................................................................................................................................... 43
Figure 3-61: View of Building 11 under construction, dated May 2010. Source: Oehrlein & Associates Architects................ 43
Figure 3-57: Building 11. Source: Oehrlein & Associates Architects....................................................................................... 43
Figure 3-58: All above Building 45. Source: Oehrlein & Associates Architects.................................................................... 43
Figure 3-62: All above Building 6. Source: Oehrlein & Associates Architects...................................................................... 44
Figure 3-63: Building 2 and the west end building 4 which is the green roof of the parking garage. Source: Perkins+Will... 44
Figure 3-64: Parking access ramp on Georgia Avenue side of the garage. Source: Perkins+Will......................................... 44
Figure 3-65: Parking garage interior. Source: Perkins+Will..................................................................................................... 44
Figure 3-66: Building 2A with building 2 in the background..................................................................................................... 45
Figure 3-69: Rear of Building 2A with building 2 on the right.................................................................................................. 45
Figure 3-67: View of the entrance to the Child Development on the east end of building 88................................................. 45
Figure 3-68: View of the former gymnasium and natatorium in building 88............................................................................ 45
Figure 3-71: Hoff Memorial Fountain. Source Perkins+Will. ................................................................................................... 47
Figure 3-72: The Great Lawn. Source Perkins+Will. .............................................................................................................. 47
Figure 3-73: The Great Lawn. Source Perkins+Will. .............................................................................................................. 47
Figure 3-74: The Rose Garden in the Great Lawn. Source Perkins+Will. .............................................................................. 47
Figure 3-78: Demand-supported program ............................................................................................................................. 54
Figure 3-79: Contingent Program Summary............................................................................................................................ 55
Figure 4-88: Urban Agriculture (example). Common Good Farm, DC. Source: http://www.flickr.com/photos/christinboggs/
sets/72157626780055856/detail/............................................................................................................................................. 71
Figure 4-89: Rain Garden in Lansing, MI. ...................................................................................................................................
Provided by Wiles Mensch Corporation - DC. ........................................................................................................................ 71
Figure 4-90: Potential Stormwater/Water Feature (example). Tanners Springs Park, Portland, OR. Source: http://
fabulousportland.com/2010/02/19/sunshine-makes-me-happy/............................................................................................... 71
Figure 4-95: View looking north along Fern St. at a three-story residence just east of 13th St. Source: Perkins+Will. ........ 77
Figure 4-98: View looking north along Fern St. at duplex homes just west of Georgia Ave. Source: Perkins+Will. .............. 77
Figure 4-96: View looking north along Fern St. at three-story residences in between 13th St. and 12th. St. Source:
Perkins+Will. ........................................................................................................................................................................... 77
Figure 4-99: View looking north along Fern St. at duplex homes just west of Georgia Ave. Source: Perkins+Will. .............. 77
Figure 4-97: View looking north along Fern St. at a two-story residence in between 13th St. and 12th. St. Source:
Perkins+Will. ........................................................................................................................................................................... 77
Figure 4-109: Town Center. Source: Perkins+Will and Lee & Associates, Inc........................................................................ 83
Figure 4-110: View of the Town Center from across Georgia Avenue. Source: Perkins+Will and Lee & Associates, Inc...... 83
Figure 4-113: 13th Street Promenade. Source: Perkins+Will and Lee & Associates, Inc..................................................... 84
Figure 4-114: 1950s view looking north of Building 1 and 13th Street. Source: AFIP............................................................ 84
Figure 4-128: View of the axial relationships in the Institutional Core..................................................................................... 93
Figure 4-129: View of Building 1 from the Great Lawn............................................................................................................ 93
140
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5 . G L O S S A R Y, A P P E N D I C E S & I N D I C E S
Figure 4-140: View of the rose garden from the southwest. Source Lee & Associates, Inc................................................... 99
Figure 4-138: Existing Great Lawn / Cameron Glen. Source: Lee & Associates, Inc............................................................. 99
Figure 4-139: Pedestrian Bridge (example). Path in the forest, Kadriorg Park, Tallinn, Estonia) Source: http://www.landezine.
com/index.php/2011/12/a-path-in-the-forest-by-tetsuo-kondo-architects/................................................................................ 99
Figure 4-137: Scott outdoor amphitheater at Swathmore College, PA. Source: http://www.scottarboretum.org/gardentour/
amphitheater/........................................................................................................................................................................... 99
Figure 4-149: Urban Agriculture (example). Common Good Farm, DC. Source: http://www.flickr.com/photos/christinboggs/
sets/72157626780055856/detail/........................................................................................................................................... 105
Figure 4-148: View of Creative & Arts Space. Source: Perkins+Will and Lee & Associates, Inc.......................................... 105
Figure 4-150: Potential Stormwater/Water Feature (example). Tanners Springs Park, Portland, OR. Source: http://
fabulousportland.com/2010/02/19/sunshine-makes-me-happy/............................................................................................. 105
Figure 4-166: Georgia Avenue Frontage Vision. Source: Perkins+Will................................................................................. 113
Figure 4-168: Green Breather.
Photo of healthy tree cover in the open space facing Georgia Avenue. Source: Lee & Associates, Inc.............................. 114
Figure 4-169: Green Breather ............................................................................................................................................... 114
Figure 4-171: Georgia Avenue Proposed Frontage. Source: Perkins+Will and Lee & Associates, Inc................................. 115
Figure 4-175: Looking west on Aspen Street just east of Luzon Avenue. Provided by Gorove/Slade Associates, Inc......... 118
Figure 4-176: Looking north on Luzon Avenue at Aspen Street. Provided by Gorove/Slade Associates, Inc...................... 118
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142
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Exhibit 4-102: Fern Street Sub-Area Site Section. Source: Perkins+Will. .............................................................................. 79
Exhibit 4-103: Site Section Key Plan - Fern Street. Source: Perkins+Will. ............................................................................ 79
Exhibit 4-104: Fern Street Site Section. Source: Perkins+Will. .............................................................................................. 80
Exhibit 4-105: Street Section Key Plan - Fern Street. Source: Perkins+Will.......................................................................... 80
Exhibit 4-107: Vehicular Mobility - Fern Street. Source: Perkins+Will. ................................................................................... 81
Exhibit 4-106: Pedestrian and Bicycle Mobility - Fern Street. Source: Perkins+Will. ............................................................. 81
Exhibit 4-108: Sub-Area Key Plan - Town Center. Source: Perkins+Will. .............................................................................. 82
Exhibit 4-111: Sub-Area Key Plan 2. Source: Perkins+Will. ................................................................................................... 83
Exhibit 4-112: Sub-Area Key Plan 2. Source: Perkins+Will. ................................................................................................... 83
Exhibit 4-115: Sub-Area Plan 2. Source: Perkins+Will. .......................................................................................................... 85
Exhibit 4-116: View of the 13th Street Promenade and Key Plan for Sub-Area Plan 2. Source: Perkins+Will. ................ 85
Exhibit 4-119: Site Sections Key Plan - Town Center. Source: Perkins+Will........................................................................... 86
Exhibit 4-117: Town Center Site Section. Source: Perkins+Will. ............................................................................................ 86
Exhibit 4-118: Town Center Site Section. Source: Perkins+Will. ............................................................................................ 86
Exhibit 4-120: Town Center Site Section. Source: Perkins+Will. ............................................................................................ 87
Exhibit 4-121: Town Center Site Section. Source: Perkins+Will. ............................................................................................ 87
Exhibit 4-122: A. 12th Street Section. Source: Lee & Associates, Inc..................................................................................... 89
Exhibit 4-123: B. 13th Street Section. Source: Lee & Associates, Inc..................................................................................... 89
Exhibit 4-124: Street Sections Key Plan - Town Center. Source: Perkins+Will....................................................................... 89
Exhibit 4-126: Vehicular Mobility - Town Center. Source: Perkins+Will. ................................................................................. 91
Exhibit 4-125: Pedestrian and Bicycle Mobility - Town Center. Source: Perkins+Will. ........................................................... 91
Exhibit 4-127: Sub-Area Key Plan - Institutional Core. Source: Perkins+Will. ....................................................................... 92
Exhibit 4-130: Sub-Area Plan 3. Source: Perkins+Will. .......................................................................................................... 94
Exhibit 4-131: Street Sections Key Plan - Institutional Core. Source: Perkins+Will................................................................ 95
Exhibit 4-133: Street Section A. Source: Perkins+Will. ........................................................................................................... 95
Exhibit 4-132: Sub-Area Key Plan 3. Source: Perkins+Will. ................................................................................................... 95
Exhibit 4-135: Vehicular Mobility - Institutional Core. Source: Perkins+Will. .......................................................................... 97
Exhibit 4-134: Pedestrian and Bicycle Mobility - Institutional Core. Source: Perkins+Will. .................................................... 97
Exhibit 4-136: Sub-Area Key Plan - Cameron Glen ~ Great Lawn. Source: Perkins+Will. .................................................... 98
Exhibit 4-141: Sub-Area Plan 4. Source: Perkins+Will. ........................................................................................................ 101
Exhibit 4-143: Sub-Area Plan 4. Source: Perkins+Will. ........................................................................................................ 101
Exhibit 4-142: Sub-Area Key Plan 4. Source: Perkins+Will. ................................................................................................. 101
Exhibit 4-144: Street Sections Key Plan - Cameron Glen. Source: Perkins+Will.................................................................. 101
Exhibit 4-146: Vehicular Mobility - Cameron Glen. Source: Perkins+Will. ............................................................................ 103
Exhibit 4-145: Pedestrian and Bicycle Mobility - Cameron Glen. Source: Perkins+Will. ...................................................... 103
Exhibit 4-147: Sub-Area Key Plan - Aspen Street. Source: Perkins+Will. ............................................................................ 104
Exhibit 4-151: Sub-Area Key Plan 2. Source: Perkins+Will. ................................................................................................. 105
Exhibit 4-152: Sub-Area Plan 5. Source: Perkins+Will. ........................................................................................................ 106
Exhibit 4-153: Sub-Area Key Plan 5. Source: Perkins+Will. ................................................................................................. 106
Exhibit 4-154: Looking south along Aspen Street: (From left to right / east to west) Four-story multi-family housing adjacent
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to Open Space in the middle, and three-story single-family homes on the far right. Source: Perkins+Will. ....................... 107
Exhibit 4-155: Looking south along Aspen Street: View of the back of single-family homes in between Luzon Avenue and
13th St.................................................................................................................................................................................... 107
Exhibit 4-156: Looking south along Aspen Street: View of the front of single-family homes just east of 14th Place............ 107
Exhibit 4-157: Looking south along Aspen Street: View of the front of four-story multi-family housing just west of 14th St..107
Exhibit 4-158: Aspen Street Section. Source: Perkins+Will. ................................................................................................. 109
Exhibit 4-159: Aspen Street Section. Source: Perkins+Will. ................................................................................................. 109
Exhibit 4-160: Street Sections Key Plan - Aspen Street. Source: Perkins+Will..................................................................... 109
Exhibit 4-162: Vehicular Mobility - Aspen Street. Source: Perkins+Will. ...............................................................................111
Exhibit 4-161: Pedestrian and Bicycle Mobility - Aspen Street. Source: Perkins+Will. .........................................................111
Exhibit 4-165: Georgia Ave. Townhomes. Source: Perkins+Will. .......................................................................................... 112
Exhibit 4-164: Multifamily Apartment Building on Georgia Ave. Source: Perkins+Will. ........................................................ 112
Exhibit 4-163: The Normandie Apartments on Georgia Ave. Source: Perkins+Will. ............................................................ 112
Exhibit 4-167: Sub-Area Key Plan - Georgia Avenue Frontage. Source: Perkins+Will. ....................................................... 113
Exhibit 4-170: Sub-Area Key Plan - Georgia Avenue Frontage. Source: Perkins+Will. ....................................................... 114
Exhibit 4-172: Sub-Area Key Plan 2. Source: Perkins+Will. ................................................................................................. 115
Exhibit 4-173: Georgia Avenue Section. Source: Lee & Associates, Inc............................................................................... 117
Exhibit 4-174: Street Sections Key Plan - Georgia Avenue. Source: Perkins+Will............................................................... 117
Exhibit 4-177: Existing Transit Service................................................................................................................................... 120
Exhibit 4-178: Bicycle Recommendations with proposed plan. Source: DDOT, Gorove/Slade............................................. 123
Exhibit 4-179: Parking Plan Source: Perkins+Will................................................................................................................. 127
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