How one historic district in a growing corner of Washington, D.C. is able to effect downzoning.
Nick Sementelli, Alex Baca, and Michael Whelan introduce a case study in development opposition in Washington, D.C. with the following:
When ANC 3C passed a resolution this year in support of more density along Connecticut Avenue in Cleveland Park, it was a significant moment. The neighborhood is a textbook example of a wealthy area that has preserved its exclusivity through low-density zoning, which largely makes illegal anything but single-family homes—especially on residential streets.
According to the article, the neighborhood has been growing while adding nearly no new housing, "let alone subsidized or income-restricted affordable housing."
The neighborhood is one targeted by proposed amendments to the district's Comprehensive Plan—the specific change proposed for Cleveland Park would allowed increased density with discretionary approval.
The key to this case study, however, is the additional hurdle facing potential developments in Cleveland Park.
Even after navigating the zoning process to appeal for a higher-density allowance, new projects will still have to conform to the limitations of the neighborhood’s historic district, which, in addition to its goal of preserving history, was designed specifically to limit that exact kind of density.
According to the article, the Cleveland Park Historic District has a track record of achieving downzonings for developments relative to the zoned capacity for development in the neighborhood. The example offered by the article is the Macklin, which sought to add an additional building to an existing 17-unit apartment building located two blocks from the Cleveland Park Metro station.
In the process of winning approvals, the historic district achieved three rounds of cuts from the developers original proposal for the property—for "custom zoning" (which cut 27 units from the building), a "pre-emptive concession" (which raised the number of cut units to 41), and a final cut by the district's board (for a total of 42 units cut from the project). All of this was achieved, according to the article despite the fact that "Ostensibly, historic designation in DC is supposed to have nothing to do with the land use regulations of a property." The source article includes the key details about how the building arrived to its final tally of 34 new housing units.
FULL STORY: How Cleveland Park’s historic district cost the neighborhood 42 homes in one project
Four Steps for Effective Land Use Reform
Land use and zoning reform is not a magic wand, and effective changes to any planning regime change requires careful work. A new report Urban Institute provides case studies and guidance on how to achieve desired outcomes from a reform process.
Zoning Changes Proposed to Respond to Gentrification Concerns in Philadelphia
The rapidly gentrifying neighborhood of Point Breeze could get a new zoning map if recently proposed legislation is approved.
Is Washington D.C. Preserving Buildings or Hoarding Them?
A piecemeal, reactive approach to historic preservation in the capital may burden the future with too many buildings of "middling merit."
Manufactured Crisis: Losing the Nation’s Largest Source of Unsubsidized Affordable Housing
Manufactured housing communities have long been an affordable housing option for millions of people living in the U.S., but that affordability is disappearing rapidly. How did we get here?
Americans May Be Stuck — But Why?
Americans are moving a lot less than they once did, and that is a problem. While Yoni Applebaum, in his highly-publicized article Stuck, gets the reasons badly wrong, it's still important to ask: why are we moving so much less than before?
Using Old Oil and Gas Wells for Green Energy Storage
Penn State researchers have found that repurposing abandoned oil and gas wells for geothermal-assisted compressed-air energy storage can boost efficiency, reduce environmental risks, and support clean energy and job transitions.
Updating LA’s Tree Rules Could Bring More Shade to Underserved Neighborhoods
A new USC study finds that relaxing Los Angeles’ outdated tree planting guidelines could significantly expand urban tree canopy and reduce shade disparities in lower-income neighborhoods, though infrastructure investments are also needed.
California's Canal Solar Projects Aim to Conserve Resources and Expand Clean Energy
California’s Project Nexus has begun generating electricity from solar panels installed over irrigation canals, with researchers and state agencies exploring statewide expansion to conserve water and boost clean energy production.
HHS Staff Cuts Gut Energy Assistance Program
The full staff of a federal program that distributes heating and cooling assistance for low-income families was laid off, jeopardizing the program’s operations.
Urban Design for Planners 1: Software Tools
This six-course series explores essential urban design concepts using open source software and equips planners with the tools they need to participate fully in the urban design process.
Planning for Universal Design
Learn the tools for implementing Universal Design in planning regulations.
Heyer Gruel & Associates PA
City of Moreno Valley
Institute for Housing and Urban Development Studies (IHS)
City of Grandview
Harvard GSD Executive Education
Salt Lake City
NYU Wagner Graduate School of Public Service
City of Cambridge, Maryland