Konversion Cambrai-Fritsch-Kaserne, Jefferson Siedlung und Lincoln Siedlung - Rahmenplanung Bessungen-Süd mit Entwicklungskonzept Lincoln-Siedlung

Magistratsvorlage 
 
Eingang Magistrats- 
geschäftsstelle: 
18.05.2011 
an den Magistrat 
   zur Kenntnis 
   zur Beschlussfassung 
 
Beteiligt vor 
Magistratsbeschlussfassung: 
Dezernat VI Dezernat I 
Dezernat V an die Stadtverordnetenversammlung 
   OBW zur Befassung 
   zur Kenntnis 
   zur Beschlussfassung 
   zur abschließenden Beschluss-        
fassung Fachausschuss 
 
Amt: Stadtplanungsamt 
In Zusammenarbeit mit: 
Grünflächenamt 
Straßenverkehrs- und 
Tiefbauamt Behandlung in  
öffentl. Sitzung 
Ja 
 
Nein 
 
 OBW bei abschl. 
Beschlussfassung Magistrat 
 
 
 
Ja 
 
Nein  
Internetfähig     
Verteiler: 
 
 
Vorlage-Nr. 2011/0202 
 
Magistratsbeschluss-Nr. 
  
 
 
Betreff: Konversion Cambrai-Fritsch-Kaserne,  Jefferson Siedlung und Lincoln Siedlung 
- Rahmenplanung Bessungen-Süd mit Entwicklungskonzept Lincoln-Siedlung 
 
Vorlage vom: 10.05.2011 
 
Beschlussvorschlag: 
 
1. Den inhaltlichen Zielsetzungen und Ergebnissen der Rahmenplanung Darmstadt Bessungen Süd 
einschließlich des Entwicklungskonzeptes Lincoln Siedlung wird zugestimmt. 
 
2. Die Rahmenplanung Darmstadt Bessungen Süd einschließlich des Entwicklungskonzepts Lincoln-
Siedlung ist der weiteren Planung für die Konversionsflächen ehemalige Cambrai-Fritsch-Kaserne, 
Jefferson Siedlung, Lincoln Siedlung zugrunde zu legen. 
 
 
Anlagen: Bericht Rahmenplanung Darmstadt Bessungen Süd 
- Rahmenplan Bessungen Süd (wird zu den Sitzungen aufgehängt / ausgelegt) 
- Entwicklungskonzept Lincoln-Siedlung (wird zu den Sitzungen aufgehängt / ausgelegt) 
 
Datenschutzrelevante Anlage:  
 
Beschluss des Magistrats vom

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Begründung zur Magistratsvorlage 2011/0202 vom 10.05.2011:  
 
1. Planungsanlass 
 
Die ehemals militärisch genutzten Flächen der amerikanischen Streitkräfte im Süden Darmstadts sind 
in den Jahren 2008/09 in das Eigentum der Bundesanstalt für Immobilienaufgaben (BIMA) 
übergegangen. Während die St-Barbara-Siedlung bereits im Jahr 2010 einer zivilen Nutzung 
zugeführt werden konnte, ist für die mit insgesamt 58,7 ha ungleich größeren Areale der ehemaligen 
Cambrai-Fritsch-Kaserne, der Jefferson-Siedlung und der Lincoln-Siedlung ein umfassender 
Planungsprozess erforderlich, der die Umsetzung der Stadtentwicklungsziele für den Bereich 
zwischen den Stadtteilen Bessungen und Eberstadt sowie die städtebauliche, landschaftliche und 
verkehrliche Integration der zu entwickelnden Quartiere in das Stadtgefüge gewährleistet. Die 
Rahmenplanung Bessungen Süd ist hierzu der erste Schritt, dem ein städtebaulicher und 
landschaftsplanerischer Wettbewerb für das Areal Ehemalige Cambrai-Fritsch-Kaserne/Jefferson-
Siedlung sowie die Bauleitplanung für alle drei Areale folgen werden. 
 
Bereits 2005 wurden Aufstellungsbeschlüsse für die Bebauungspläne S 25 „Lincoln-Siedlung“ und S 
26 „Cambrai-Fritsch-Kaserne/Jefferson-Siedlung“ gefasst. Verwiesen sei zudem auf die Vorlagen 
2008/313 „Konversion Cambrai-Fritsch-Kaserne, Rahmenbedingungen zur zukünftigen Entwicklung“, 
2008/314 „Wohnungswirtschaftliche Entwicklungsperspektiven der Konversionsareale“, 2009/139 
„Mittelanmeldung für den Nachtragshaushalt – Konversion“, 2009/376 „Öffentlichkeitsbeteiligung im 
Konversionsprozess“, 2009/454 „Einleitung zur vorbereitenden Untersuchung“ und 2010/13 
„Gemeinsame Erklärung der Bundesanstalt für Immobilienaufgaben (BIMA) und der 
Wissenschaftsstadt Darmstadt zur Konversion“. 
 
Der Auftrag für die Rahmenplanung Bessungen-Süd wurde in Abstimmung mit der BIMA im April 2010 
vom Magistrat der Wissenschaftsstadt Darmstadt vergeben. Die Rahmenplanung umfasst den 
Rahmenplan Bessungen Süd (Gesamtkonzept) und das Entwicklungskonzept Lincoln Siedlung. Sie 
bildet die Grundlage für die Vorgaben zum Wettbewerb „Ehemalige Cambrai-Fritsch-
Kaserne/Jefferson Siedlung“, für die Bauleitplanung sowie den vorgesehenen städtebaulichen Vertrag 
zwischen der BIMA und der Wissenschaftsstadt Darmstadt zur Entwicklung der o.g. 
Konversionsareale.  
 
Die Bundesanstalt für Immobilienaufgaben war als Eigentümerin an den Planungskosten für die 
Rahmenplanung und zugehörige Gutachten beteiligt. Auch das Land Hessen hat sich an der 
Finanzierung der Planung beteiligt. Die BIMA wurde regelmäßig über alle Planungsschritte informiert 
und war in den Planungsprozess einbezogen. Auf Seiten der Stadt war der Lenkungskreis Konversion 
mit Vertretern der Fraktionen der Stadtverordnetenversammlung regelmäßig in den Planungsprozess 
eingebunden. 
 
 
2. Bearbeitung und Planungsprozess 
 
Die Rahmenplanung wurde von drei Planungsbüros mit den fachlichen Schwerpunkten Stadtplanung 
(Federführung), Freiraum- und Landschaftsplanung sowie Verkehrsplanung erstellt und in einem 
kontinuierlichen Planungsprozess mit den Fachverwaltungen abgestimmt. Das Projektteam mit den 
beauftragten Büros und Vertretern der Fachämter tagte im Zeitraum von Mai 2010 bis April 2011 in 
kurzen Abständen. Die von der Rahmenplanung berührten Fachverwaltungen wurden in mehreren 
Ämterrunden einbezogen. Mit weiteren von der Planung berührten Behörden und Institutionen wurden 
Abstimmungsgespräche geführt. 
 
Grundlage der Planung ist eine umfassende Bestandsaufnahme auf der Basis zahlreicher 
Fachgutachten, u.a. zu Gebäudebestand, Baumbestand, Altlasten, Schadstoff- und 
Immissionsbelastungen, technischer Infrastruktur und Verkehrsflächen, Energieversorgung, 
Nahversorgung. Im ersten Planungsschritt wurden unterschiedliche Entwicklungsszenarien erarbeitet 
und bewertet. Im Rahmen einer ersten Planungswerkstatt am 21/22.08.2010 wurden drei alternative 
Szenarien der Öffentlichkeit erläutert und zur Diskussion gestellt.

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Mit den Hinweisen aus der Planungswerkstatt wurden die Szenarien weiter entwickelt und zu einem 
Rahmenkonzept verdichtet. Die Anforderungen an die verkehrliche, technische und soziale 
Infrastruktur sowie alle städtebaulichen, landschaftsplanerischen und verkehrlichen Maßnahmen, die 
Voraussetzung oder Folge der Flächenentwicklung sind, wurden gemäß den Bedarfen nach den 
allgemeinen städtischen Standards ermittelt und in die Planung aufgenommen. 
 
Parallel zur Rahmenplanung ist die HA Stadtentwicklungsgesellschaft (Tochter der HessenAgentur) 
im Planungsprozess beratend tätig und mit der Betrachtung der immobilienwirtschaftlichen 
Rahmenbedingungen der Planung beauftragt. 
 
Die abgestimmten Entwürfe des Rahmenplans Bessungen Süd sowie des Entwicklungskonzeptes 
Lincoln Siedlung waren Gegenstand der zweiten Planungswerkstatt am 11./12.02.2011. Mit den 
Anregungen aus der zweiten Planungswerkstatt wurde die vorliegende Rahmenplanung ausgearbeitet 
und als Entwurf vorgelegt. 
 
 
3. Grundzüge des Rahmenplans Bessungen Süd 
- Im Folgenden sind die Grundzüge der Rahmenplanung knapp zusammengefasst. - 
 
Grundlage der Rahmenplanung sind die Zielsetzungen der Stadtentwicklung: 
Auf den Konversionsarealen westlich und östlich der Heidelberger Straße sollen lebendige 
Stadtquartiere mit dem Nutzungsschwerpunkt Wohnen entstehen. Dabei wird in beiden Quartieren die 
Ausbildung einer ausgewogenen Sozialstruktur angestrebt. Auf eine zukunftsfähige und präventiv 
ausgerichtete soziale Infrastruktur wird Wert gelegt.  
Gleichzeitig sollen die besonderen stadträumlichen und landschaftlichen Qualitäten des 
Planungsraums gesichert und die neuen Quartiere funktional, landschaftlich und verkehrlich in die 
Umgebung eingefügt werden.  
 
Angesichts des begrenzten Siedlungsflächenpotentials der Stadt bieten die Konversionsflächen die 
besondere Chance, die auch perspektivisch hohe Nachfrage nach Wohnraum im Stadtgebiet in 
größerem Umfang qualitätvoll zu befriedigen. Die Planung sieht daher, orientiert an den vom Institut 
Wohnen und Umwelt (IWU) festgestellten Bedarfszahlen, Wohnraum für bis zu 3.000 Menschen im 
„Lincoln-Quartier“ und bis zu 2.500 Menschen im „Cambrai-Fritsch-Quartier“ (Arbeitstitel) vor.  
 
Entsprechend der Zielvorgabe einer möglichst ausgewogenen Sozialstruktur sind in beiden Quartieren 
ein breit gefächertes Wohnraumangebot und eine kleinteilige Mischung von Wohnformen vorgesehen. 
Dabei wird für das Lincoln Quartier der Schwerpunkt im Geschosswohnungsbau unterschiedlicher 
Ausprägung liegen. Im Cambrai-Fritsch-Quartier wird neben Geschosswohnungsbau Wohnbebauung 
mittlerer und niedriger Dichte (Einfamilienhausbau) in größerem Umfang vorgesehen.  
 
In beiden Quartieren ist ein Teil des Wohnraumangebots für die Versorgung von 
Wohnungssuchenden innerhalb der Einkommensgrenzen des Wohnraumförderungsgesetzes 
vorzuhalten, ebenso für  generationsübergreifende Wohnprojekte, Wohnangebote für ältere Menschen 
und zur Versorgung von Studierenden, integratives Wohnen und Eigentumsbildung für Familien mit 
Einkommen in den Grenzen der Eigentumsförderung des Landes Hessen. 
 
In beiden Quartieren sind Gemeinbedarfseinrichtungen für Menschen aller Altergruppen vorzusehen. 
Die für die neue Wohnbevölkerung beider Quartiere erforderliche 4-zügige Grundschule erhält einen 
zentralen Standort am Quartierszentrum des Lincoln-Quartiers an der Heidelberger Straße, die 
erforderliche 4-zügige weiterführende Schule einen Standort im Cambrai-Fritsch-Quartier (konkreter 
Standort noch offen). Für beide Quartiere sind entsprechend dem Bedarf je zwei Kindertagesstätten 
vorgesehen, sowie Jugend- und Gemeinschaftseinrichtungen, Spiel- und Sport- und Freizeitangebote 
im erforderlichen Umfang.

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In beiden Quartieren sind Flächen für ein eigenes Zentrum mit jeweils unterschiedlichen, sich 
funktional ergänzenden Angeboten vorgesehen. Im Lincoln-Quartier wird aufgrund der Nähe zum 
neuen Versorgungsschwerpunkt »Marktplatz Bessungen« nur in geringem Maße Einzelhandel 
realisiert werden können. Der funktionale Schwerpunkt soll dort auf quartiersbezogenen 
Dienstleistungen, Gastronomie, sozialen und kommunikativen Angeboten liegen. Zentraler Baustein 
ist die neue Grundschule, die eine wesentliche Rolle im öffentlichen Leben beider Quartiere 
einnehmen soll. Im Cambrai-Fritsch-Quartier soll im Quartierszentrum Fläche für einen kleinen 
Nahversorger (bis zu 800 qm Verkaufsfläche) vorgesehen werden, der auch zur Versorgung des 
südlichen Teils des Lincoln-Quartiers beitragen soll. 
 
Der Rahmenplan sieht in beiden Quartieren ein großzügiges und differenziertes Angebot an 
attraktiven Freiräumen zur wohnortnahen Erholung und als Orte der Kommunikation vor. Darüber 
hinaus werden die Freiräume am Rand und teilweise außerhalb der Konversionsflächen einbezogen 
mit dem Ziel, den Freiraumgürtel vom Grünzug Bessungen Süd im Osten bis zum Sport- und 
Freizeitgelände Heimstättensiedlung im Westen als durchgängigen Grünzug aufzuwerten und 
wiederherzustellen sowie den nahezu geschlossenen umfließenden Wald- und Offenlandgürtel mit 
hohen landschaftlichen Qualitäten zwischen Bessungen und Eberstadt zu ergänzen.  
 
Der Grünzug Bessungen Süd soll unter Berücksichtigung vorhandener Gehölzbestände und –
strukturen funktional und gestalterisch aufgewertet werden, um der Naherholung der zukünftig 
benachbarten Wohnbevölkerung zu dienen sowie das Spielangebot für Kinder und Bewegungs- und 
Aufenthaltsangebote für Jugendliche im erforderlichen Umfang zu ergänzen. Aufgrund der 
Lärmproblematik sind gerade Aufenthaltsbereiche für Jugendliche auf ausreichende Abstände zu 
Wohnnutzungen angewiesen. 
 
In der ehemaligen Cambrai-Fritsch-Kaserne stellt der bestehende denkmalgeschützte Platz den 
zentralen Ort innerhalb des Quartiers dar. Der die Kaserne prägende alte Baumbestand soll 
weitgehend geschützt werden.  
 
Für die Ausbildung von Randzonen und Übergängen zu den angrenzenden Waldflächen, zum 
Naturschutzgebiet „Bessunger Kiesgrube“ sowie zur Integration des Wohnstandortes in den 
umgebenden Landschaftsraum sollen Flächen vorgehalten werden. 
 
Das Naturschutzgebiet Bessunger Kiesgrube bleibt geschützt (Betretungsverbot). Wertvolle 
Lebensräume von Pflanzen und Tieren wie ausgeprägte Magerrasenstandorte, alte Baumbestände 
und Sonderstandorte der Mauereidechse werden gesichert und entwickelt. 
 
Bei den verkehrlichen Fragestellungen zur Entwicklung der Konversionsflächen werden Aussagen zur 
Einbindung in das gesamtstädtische Verkehrs- und Wegenetz und den zu erwartenden verkehrlichen 
Wirkungen getroffen. Das vorhandene Straßennetz weist heute stellenweise schon erhebliche 
Engpässe auf, so dass die durch die Konversionsflächen entstehenden zusätzlichen 
Verkehrsbelastungen nur durch ergänzende verkehrstechnische und bauliche Maßnahmen 
leistungsfähig abgewickelt werden können. Neben den bestehenden Haupterschließungsstraßen 
erfolgt eine weitere Anbindung der Konversionsflächen an das übergeordnete Netz (B3 Karlsruher 
Straße) über eine neue Straßenverbindung (Planstraße) zwischen der Heidelberger Straße und 
Karlsruher Straße südlich der Lincolnsiedlung. 
 
Ziel der verkehrlichen Entwicklung der Konversionsflächen ist es, die Vernetzung der Quartiere 
untereinander und mit der Umgebung insbesondere zu Fuß und mit dem Fahrrad sicherzustellen. Dies 
entspricht auch den Vorgaben des Luftreinhalteplans, verkehrsbedingte Emissionen (Lärm, Feinstaub, 
Abgase) zu reduzieren. Hierzu müssen Angebote geschaffen werden, die auf möglichst geringe Kfz-
Nutzungsraten abzielen. Eine Erweiterung im ÖPNV-Angebot wird durch eine neue 
Straßenbahnhaltestelle an der Heidelberger Straße und eine Straßenbahnverlängerung durch das 
Cambrai-Fritsch-Quartier vorgesehen. Hierzu ist eine Kosten-Nutzen-Untersuchung in Vorbereitung. 
 
Neben einem Ausbau der Verkehrsangebote des Umweltverbunds (ÖPNV, Fuß- und Radverkehr) 
gehören zur umwelt- und sozialverträglichen Verkehrsabwicklung insbesondere auch Maßnahmen im

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Bereich des Mobilitätsmanagements, die die zukünftigen Bewohnerinnen und Bewohner, Beschäftigte 
und Besucher der Quartiere in einer vom Kfz unabhängigen Mobilität unterstützen. 
 
Ein übersichtliches und attraktives Wegenetz sichert die Integration der Quartiere untereinander und 
mit der Umgebung. Durch Wiederherstellungen historischer Wegebeziehungen wie der Alten 
Bogenschneise, des Sandwegs oder des Ludwigswegs sowie der Entwicklung neuer 
Wegeverbindungen werden die Quartiere in den Landschaftsraum eingebunden und untereinander 
vernetzt. 
 
 
4. Grundzüge des Entwicklungskonzeptes Lincoln Siedlung 
 
Das Entwicklungskonzept Lincoln vertieft den Rahmenplan Bessungen Süd für das Areal der Lincoln-
Siedlung. Es stellt die Grundlage für die weitere Planung, insbesondere die Bauleitplanung dar. 
 
Zentraler Planungsansatz ist die Weiterentwicklung der Lincoln-Siedlung mit ihrer gleichförmigen Bau- 
und Freiraumstruktur zu einem differenziert gestalteten Quartier mit einer klaren räumlichen und 
funktionalen Mitte. Das Entwicklungskonzept sieht ein inneres Freiraumsystem vor, welches einerseits 
zur Erzeugung hochwertiger Wohnlagen im Kern des Quartiers beiträgt und andererseits im Inneren 
Qualitäten erzeugt, die aufgrund der Lärmbelastungen durch die Karlsruher Straße und die 
Heidelberger Straße an den Quartiersrändern nicht möglich sind. 
 
Die Quartiersmitte bildet ein Park in Verbindung mit den zentralen Einrichtungen der Grundschule mit 
Kita, einer zugehörigen kleinen Sport-/Mehrzweckhalle, des zur Nachnutzung als Kita vorgesehenen 
Gebäudes des ehemaligen Child Development Centers, sowie des Quartierszentrums an der 
geplanten neuen Straßenbahnhaltestelle an der Heidelberger Straße. Das Quartierszentrum mit 
Platzfläche ist Ausgangspunkt eines der beiden geplanten Verbindungswege (Schulwege) zum 
Cambrai-Fritsch-Quartier. 
 
Um den zentralen Quartierspark werden mehrere Teilquartiere mit einem differenzierten Angebot an 
Wohnformen und Wohntypologien vorgesehen. Das Lincoln-Quartier soll hinsichtlich der Wohnqualität 
ein breites Spektrum an zukünftigen Bewohnern ansprechen. 
 
Der angemessen dimensionierte Quartierspark ist über Grünverbindungen aus den verschiedenen 
Wohn- und Freiraumbereichen für alle Altersgruppen gut zu erreichen. Die Größe des Parks mit rund 
2 ha lässt eine räumlich-funktionale Gliederung zu, die den vielfältigen Nutzungsansprüchen an einen 
zentralen Freiraum gerecht werden kann. 
 
Die räumliche Vernetzung des Quartiersparks und des Quartierszentrums erfolgt in Nord-Süd-
Richtung über eine Freiraumachse, die aus der Franklinstraße und einem linearen Freiraum 
(„Bellevue“) mit Bezug zum Gebäude der denkmalgeschützten ehemaligen Großherzoglichen 
Keramischen Manufaktur im Norden besteht.  
 
Voraussetzung für die vorgestellte städtebauliche und freiraumplanerische Grundstruktur des Lincoln-
Quartiers ist eine Neuordnung des nördlichen Teils der Lincoln-Siedlung. Die mit dem Abbruch eines 
Teils der vorhandenen Wohngebäude verbundene Neuordnung ist darüber hinaus folgendermaßen 
begründet: 
- Die derzeitige Erschließungs- und Bebauungsstruktur mit ungünstig geschnittenen Bauflächen 
erschwert die Orientierung und die Bildung von stadträumlichen Qualitäten.  
- Die locker gruppierten Wohnzeilen des Bestands sind hinsichtlich der Wohnqualität, der 
Ausrichtung, des passiven Solarenergieeintrags und des Lärmschutzes nur ungenügend 
entwicklungsfähig. Zudem weisen die Wohngebäude überwiegend einen erheblichen 
Sanierungsstau auf. 
- Nur eine Neuordnung des nördlichen Bereichs ermöglicht eine in Hinblick auf die Lagegunst 
und den dringenden Wohnraumbedarf im Stadtgebiet angemessene Dichte der 
Wohnbebauung mit guter städtebaulicher Qualität.

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Mit der Neuordnung im nördlichen Teil des Quartiers entsteht die Voraussetzung, mit kompakten und 
urbanen Baustrukturen zeitgemäße Qualitätsstandards hinsichtlich Energieeinsparung, 
Barrierefreiheit, Wohnqualität, Schallschutz und Gestaltung zu realisieren. 
 
Im südlichen Teil soll die bestehende Wohnbebauung weitgehend erhalten werden. Mittels 
Nachverdichtung durch Aufstockungen (Staffelgeschosse) und Ergänzungsbauten kann neben einer 
angemessenen Dichte ein breiteres Angebot unterschiedlicher Wohnungsgrößen erreicht werden, das 
der Bestand nicht aufweist.  
 
Die Flächen entlang der Karlsruher Straße (Magerrasenstandorte) werden als extensiv nutzbare Spiel- 
und Bewegungsflächen speziell für Jugendliche in das Grünsystem eingegliedert. Die Lindenallee 
entlang der Heidelberger Straße und wertvolle Baumbestände im Quartier wie Eichen und Kiefern 
werden erhalten und zur Verbesserung der Orientierung innerhalb der Lincoln-Siedlung ergänzt.  
 
Das Lincoln-Quartier wird als autoarmes Quartier mit hohen Aufenthaltsqualitäten in den 
Straßenräumen und bespielbaren öffentlichen Räumen gestaltet.  
 
Der Dezernent I: Der Dezernent V: Der Dezernent VI:  
 
 
 
 
 
Walter Hoffmann Jochen Partsch Dipl.-Ing. Dieter Wenzel 
Oberbürgermeister Stadtrat Stadtrat 
 
 
 
 
Darmstadt, den   10.05.2011 
VI/61.3 ho NSt. 3646

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Parkierungsanlage (Parkhaus, Tiefgarage)
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CarSharing
/c80
Lincoln-Siedlung
Karlsruher Straße (B3)
Heidelberger Straße
Planstraße
Noackstraße
Lärmschutz
Lincoln-Siedlung
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Heidelberger Straße
Planstraße
Noackstraße
Lärmschutz
separate Radverkehrsanlagen
an Hauptverkehrsstraßen
Radverkehr im Mischverkehr mit Kfz
gemeinsame Fuß- und Radwege
Fahrradparken
Verleih Fahrräder und Zubehör

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