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The consultant team, led by Land Collective and HR&A, is working with agency partners to develop the New Pennsylvania Avenue Plan that will beautify public spaces, upgrade aging infrastructure, and create efficient stewardship.
In June 2025, Land Collective provided an update on the project’s progress at NCPC Commission meeting and two public briefings. The same content was shared at all three meetings (link below).
In the winter, NCPC will return to the Commission with preliminary design alternatives for concept review, at which time the public will have an opportunity to comment.
America's Civic Stage
The new vision will transform Pennsylvania Avenue between the White House and the U.S. Capitol into a venue that celebrates its civic role and spirit of democracy; creates an inspiring and beautiful public realm; modernizes infrastructure; and streamlines administration of operations to make the Avenue a great street and an iconic destination.
To advance this vision, NCPC hired a consultant team to prepare the New Pennsylvania Avenue Plan using public comments received in 2022 on the three early concept ideas. Land Collective is leading the design development of the public space master plan that will address redesign of the corridor, parks, and plazas, while HR&A Advisors is focusing on events programming and stewardship.
Study Area Map Land Collective HR&A
Frequently Asked Questions
Pennsylvania Avenue, the iconic corridor between the U.S. Capitol and the White House embodies a deep history that represents America’s strength as a world capital. It hosts significant events such as Presidential Inaugurations, First Amendment activities, and grand processions. The Avenue has the potential to bridge the National Mall and its surrounding museums and federal institutions with private businesses, commerce, and urban life. This is central to the identity of the nation’s capital and plays a vital role in Washington, D.C.’s economy, culture, and social life.
However, despite its importance, Pennsylvania Avenue is governed by a 50-year-old plan that no longer meets the needs of modern Washington. Its administrative structure is complex and inefficient. Changing economic, physical, and land-use conditions have diminished its role, and its aging infrastructure is in decline. The Avenue’s lack of street-level activity, modern retail, and pedestrian-friendly experiences is preventing it from realizing its full potential. New neighborhoods, shifts in office and retail sectors, and the impact of the pandemic have intensified challenges in revitalizing downtown D.C.
This is a pivotal moment for change. The new vision will transform Pennsylvania Avenue into a thriving, world-class destination. By updating its infrastructure and revitalizing its streetscape, we can restore the Avenue as a source of national pride and economic opportunity for generations to come.
In July 2023, six federal and local agencies announced a formal partnership to collaborate on the Initiative and prepare a New Pennsylvania Avenue Plan that will serve as a blueprint to guide the Avenue’s revitalization.
The project partners are NCPC, the General Services Administration (GSA), National Park Service (NPS), the District of Columbia government (represented by the Deputy Mayor’s Office of Planning and Economic Development or DMPED), Events DC, and DowntownDC Business Improvement District (BID).
Formal Partnership
The New Pennsylvania Avenue Plan will replace the antiquated 1974 plan, transforming this iconic street into a world-class destination with enhanced national and local significance. The New Plan will have two main components: (1) a public space master plan of the Avenue that will guide physical changes to achieve the vision, and (2) an implementation program that will improve stewardship by streamlining administration for more efficient and cost-effective management of operations, maintenance, and programming.
This revitalization will ensure Pennsylvania Avenue remains a symbol of American pride and excellence, boosting local businesses, strengthening the economy, and creating welcoming destination for all Americans.
Through a competitive federal procurement process, the National Capital Planning Commission has selected DAVID RUBEN Land Collective and HR&A Advisors to lead the transformation of Pennsylvania Avenue. In collaboration, the consultants are developing a New Pennsylvania Avenue Plan, which includes both a public space master plan and a comprehensive implementation program that will drive results to achieve the vision.
DAVID RUBEN Land Collective specializes in landscape architecture, urban design, and environmental planning and resilience, with experience revitalizing Washington, D.C. landmarks like the National World War I Memorial and Franklin Park, as well as designing flood infrastructure on the National Mall and Tidal Basin.
HR&A Advisors, experts in economic development and urban space management, has driven successful results on projects like New York’s High Line and redevelopment of the Washington D.C.’s waterfront.
Together, these firms bring a design excellence and practical solutions to ensure the New Pennsylvania Avenue Plan revitalizes this national treasure and contributes to the economic vitality and future prosperity of the nation's capital.
The new vision for Pennsylvania Avenue, Avenue as a Venue, seeks to restore this iconic street as a premier destination. The plan will:
- Elevate the Avenue as a venue for nationally significant events that reflect America's grandeur, strength and pride;
- Modernize infrastructure to streamline operations, improve resilience, security, and event production;
- "Right-size" the street to better balance space and improve access for people, cyclists, cars, and transit;
- and revitalize public spaces to attract downtown activity and support local businesses.
In March 2022, the National Capital Planning Commission (NCPC) unveiled three early ideas to transform the Avenue. These concepts explore how to reconfigure the street and public spaces, elevating its iconic character while increasing its flexibility and usability as both a world-class event venue and an inviting destination for daily use.
The three concepts—Urban Capital Street, Linear Green, and Civic Stage—offer different ways to improve the Avenue’s design, including bus lanes, wide sidewalks, sustainable features, and new programming opportunities that will draw visitors and boost the local economy.
After a public comment period in 2022, NCPC received over 450 responses, highlighting strong public support for this transformative project.
The official 136-day public comment period on the vision and three early concepts ended in July 2022. NCPC will share the general timeline for the public comment periods once the consultant teams prepare a detailed workplan.
In the meantime, the public can share their thoughts on the Initiative by emailing info@ncpc.gov.
Federal and District agencies are collaborating on near-term actions to begin delivering results. Major events like the 2025 Presidential Inaugural Parade and the nation’s 250th anniversary in 2026 provide an opportunity to showcase Pennsylvania Avenue as a premier venue for national celebrations. These events will ensure the Avenue’s infrastructure, including roadway surfaces, security, and utilities, is ready for a range of large and small special events.
By acting now, we can present Pennsylvania Avenue as a vibrant, accessible, and secure destination that strengthens the nation’s capital identity, elevates American ideals, promotes unity, and boosts economic activity in Washington, D.C
It is too early in the design development phase to determine the cost for the physical changes. Once a concept is identified and schematic drawings prepared, a reliable magnitude of cost can be estimated, which will help inform the potential funding sources. These are important details and will be further examined during future phases of design development.
After decades of deterioration along Pennsylvania Avenue's north side, Congress established the Pennsylvania Avenue Development Corporation (PADC) in 1972. The PADC oversaw the development and implementation of the 1974 Plan, the basis for the Avenue’s redevelopment for more than 40-years that created the Avenue’s design and character that we know today. The plan was an important catalyst for the rebirth of downtown Washington.
By 1996, after most of the Avenue had redeveloped, Congress passed a law dissolving the Pennsylvania Avenue Development Corporation (PADC) and distributing management responsibilities to GSA for planning and development; to NPS for maintaining and managing operations on the sidewalks, parks, and plazas; to NCPC for ensuing compliance with the 1974 Plan and other regulatory documents; and to the District of Columbia for roadway maintenance and operations.
A 1996 Memorandum of Agreement among GSA, NPS, and NCPC outlines review responsibilities and the process for any development activity within the 1974 Plan boundary. There are congressionally mandated and regulatory documents that guide planning and development along the Avenue, including:
- The 1974 PADC Plan (as amended) and General Guidelines provide development guidance on a unified public realm and adjacent parcels within the PADC boundary.
- Square Guidelines for most parcels within the PADC boundary provide detailed planning and design guidance for the form and character of development parcels, including building setbacks, sidewalk widths, and massing relationships to adjacent buildings.
