The ongoing process to amend D.C.’s Comprehensive Plan received a key approval vote Tuesday after Council Chairman Phil Mendelson removed language that had caused concerns among planners and housing advocates.
Category: CSG in the News
CSG in the News: Phil Mendelson added important affordable housing language to the Comp Plan, but some are trying to undo it
Phil Mendelson added important affordable housing language to the Comp Plan, but some are trying to undo it
…On October 2, Chairman Phil Mendelson’s latest draft of the plan’s Framework Element added language similar to those principles, especially around building and preserving affordable housing and protecting tenants in affordable housing when their properties undergo redevelopment. The chairman’s draft also centers the importance of, as DC grows, building in racial and economic equity, a credit to interventions by Councilmember Kenyan McDuffie (Ward 5) and Councilmember Trayon White (Ward 8).
The final vote on the Framework bill is on Tuesday, October 8, and last week, some opponents emerged to fight this language. We’re pushing for it to remain….
The Comp Plan Framework now borrows much of this language
Chairman Phil Mendelson’s latest draft of the Framework has…a lot of what the Housing Priorities Coalition proposed! (The final version will be released on Monday.)
Notably, it reflects an amendment introduced by Councilmember Brianne Nadeau (Ward 1) at the bill’s first reading. Advocacy by many of affordable housing groups who were part of the original coalition, like, DC Fiscal Policy Center, Housing Association of Nonprofit Developers, Enterprise Community Partners, Coalition for Nonprofit Housing and Economic Development, and Coalition for Smarter Growth emphasized the necessity of this sort of language, so it’s a win that Mendelson added more beyond what he had included in the version voted on at first reading.
Not everyone is happy with the new community benefits language. Attorney David Goldblatt of Goldblatt Martin Pozen LLP, which does lobbying and real estate transactions for large companies, wrote a letter on behalf of the DC Building Industry Association (DCBIA) asking to water down this language. Goldblatt said the changes were in the interests of the DC Housing Authority, though his letter says he’s not speaking for DCHA, just DCBIA.
It’s worth repeating that this language is only about benefits given in exchange for zoning flexibility as part of a PUD, like more density. It doesn’t impose any kind of unfunded requirement on property owners. What it does is say is that in exchange for more affordable housing or anti-displacement measures, you can build taller or bigger in proportion.
Affordable housing is really necessary. It’s also expensive. With more floors or larger buildings, it can become economically feasible to offer one-for-one replacement, “build first,” and other features that the city’s residents deserve when their homes are redeveloped.
Not all developers are supportive of this concept, but a lot are. Many think it’s a great idea to build more affordable housing and avoid displacing anyone, as long as they can design a project which does so and actually works economically. Sure, if people could build higher and didn’t have to build affordable units, that would be even more profitable, but public policy can ensure we get affordable housing, while projects still “pencil out.”
Right now, DC’s acute limits on new buildings directly prevent developers from paying for more affordable housing to avoid displacement. Some people from the development community, at least, would like to be part of the solution, and the proposed rule would let them.
The proposed Framework language takes a big step toward achieving what the Housing Priorities Coalition recommended. It’s not everything, because this language just applies to PUD benefits. There will be other opportunities to enact these and the rest of the coalition’s 10 principles in the rest of the Comp Plan. The Office of Planning will release its amendments to the rest of the document October 15, along with housing targets and map changes.
Read the full post here.
CSG in the News: D.C. Council advances key comp plan changes in bid to ease activists’ concerns
Final changes to the first section of the D.C. comprehensive plan are taking shape, and it seems District lawmakers have acquiesced to the demands of activists and some city leaders who worried a previous draft was seriously flawed.
D.C. Council Chairman Phil Mendelson is circulating a draft of amendments to the plan’s “framework element.” Crucially, Mendelson and his staffers have rewritten a section of the bill that a coalition of housing advocates and developers feared would open the door to a flood of new legal challenges to large new developments.
The chairman had hoped to pass this legislation by now, as changes to this section of the comp plan are broadly seen by the development community as being essential to beating back future lawsuits seeking to hold up planned-unit developments. But he chose to delay consideration while this debate over the language played out.
With issue seemingly resolved, it should set the table for the council to, at last, finalize the amendments to the framework element by Oct. 8.
“We think the language in the revised bill addresses our concerns about fixing the broken PUD process and elevating affordable housing,” said Cheryl Cort, policy director for the Coalition for Smarter Growth and a lead organizer of a campaign to raise awareness about potential problems with the old language. “The chairman really listened carefully and considered all the issues here.”
Cort and many of her colleagues in the housing advocacy world worried that changes to one section of the framework could “generate a tremendous amount of uncertainty in the PUD approval process or would open up PUD approvals to litigation in a brand new way.” A member of the D.C. Zoning Commission voiced similar concerns, as did Planning Director Andrew Trueblood.
View the full story in the Washington Business Journal here.
CSG in the News: DC Circulator to end free rides, charge $1 fare again
DC Circulator to end free rides, charge $1 fare again
By Sophie Kaplan, The Washington Times – Monday, September 30, 2019
Starting Tuesday, it will cost a dollar again to ride the DC Circulator, but some city officials are looking at ways to reinstate the free ride.
“We have seen tremendous benefits from the free circulator I am hopeful that the [D.C.] Council will act to keep it free,” said Jeff Marootian, director of the District Department of Transportation (DDOT).
Mr. Marootian said the free downtown bus service made transit more affordable and reduced single-occupancy car trips, adding that he has seen an increase in circulator ridership.
But council member Mary Cheh, chair of the Transportation Committee, questioned Mayor Muriel Bowser’s decision in February to make the DC Circulator free without a thorough consideration of how it would affect businesses, Metro and bikeshare, or whether it was an equitable way to spend city funds since the bus’ routes mostly lie downtown and serve tourists.
“And there was no evidence that a free circulator would lead to decreasing cars on the road, it is illogical to think that would happen,” Mrs. Cheh said, adding that a dollar fare wasn’t deterring people from driving in the first place….
Cheryl Cort, policy director for the Coalition for Smarter Growth, said that bus services are “critical to extremely low-income residents in our region,” noting that almost half of bus riders have a yearly income of about $30,000.
The DC Circulator serves about 16,000 people daily, while Metrobus transports about 400,000 a day, according to a study by the Bus Transformation Project, an ongoing regional effort to improve bus service.
“Increasing the price differential between Circulator and Metrobus, rather than lowering fares across the board, distorts how riders use the system, and can create a sense of inequity,” the Coalition for Smarter Growth’s report card on the D.C. bus system.
Ms. Court said free rides for all public transit is ideal, but she encourages lawmakers to consider at least offsetting the cost for low-income riders.
Miss Bowser announced in February that the DC Circulator would be free for that month, and she then made it a permanent change in her budget proposal. The circulator, along with the DC Streetcar and Capital Bike Share, are the only transit options over which the District has sole control.
However, the D.C. Council rejected her proposal to allocate $1.3 million for the free ride citing a lack of analysis for the decision, which Mrs. Cheh called a “thoughtless giveaway.”
Read the full Washington Times story here.
CSG in the News: Bowser does an end run around D.C. Council, transfers traffic camera program to DDOT
Bowser does an end run around D.C. Council, transfers traffic camera program to DDOT
By Luz Lazo Oct. 1, 2019 at 6:43 p.m. EDT, Washington Post
Bowser administration officials said that the mayor did not need the council’s approval to move the team of 20 city employees overseeing the traffic camera program to DDOT. The mayor had proposed the transfer multiple times in recent years, and each time her request was denied by the council. The administration touted the transition as critical to the mayor’s Vision Zero strategy, a plan to create safer streets and lower the number of traffic fatalities and injuries.
“This is a mayoral program because it is operational,” Deputy Mayor Lucinda Babers said. “The mayor did have the ability to make the transfer without legislation. She simply utilized her authority as the mayor to make this transfer.” Bowser signed an executive order Friday authorizing the change.
D.C. Council member Mary M. Cheh (D-Ward 3), who chairs the panel’s transportation committee, said she found Bowser’s decision to go around the council “troubling,” and “disrespectful” to the legislative body…
Because DDOT is leading the city’s traffic safety efforts, Babers said, it makes sense that it oversee automated enforcement….
In May, Cheryl Cort, policy director for the Coalition for Smarter Growth, wrote that transferring the program to DDOT was one of a number of actions the mayor could take to make city streets safer.
“Traffic cameras can be an effective approach for discouraging dangerous behavior by drivers,” Cort wrote in Greater Greater Washington. “By placing oversight of this tool with the agency responsible for managing our streets, automated traffic enforcement could more effectively improve safety. Traffic cameras are helping now, but they could be used much more strategically if DDOT is able to integrate them into its safety programs.”
The move, however, is likely to upset drivers and their advocates who have widely criticized the program as a money-generator and a tool the city uses to penalize drivers as it pushes the use of public transit, biking and walking.
“Traffic enforcement is a function of law enforcement agencies, not transportation departments,” said John Townsend, spokesman for AAA Mid-Atlantic. He said the transfer will probably increase the number of traffic citations issued, which he said would undermine the program’s integrity….
“This is only about revenue,” Townsend said. “This is not about traffic safety. This is about scoring political points.”…
“Everything will be on the table as we look at Vision Zero,” Babers said. “It is absolutely critical that we take a stronger stand in terms of what is in our power to control.”
View full Washington Post story here.
CSG in the News: Guest Commentary: A Tour of West Falls Church & the Railroad Cottages
LOCAL COMMENTARY
Guest Commentary: A Tour of West Falls Church & the Railroad Cottages
September 27, 2019, by FCNP.com, the Falls Church News-Press
By Stewart Schwartz & Sonya Breehey
The best way to understand how to make our communities more sustainable and livable, is to get out and walk. That’s why the Coalition for Smarter Growth led one of our signature walking tours, this time in West Falls Church, from George Mason High School to the Railroad Cottages, along the W&OD Trail, and back along Broad Street (Route 7). We were joined by 40 people for the tour, meeting up at the Capital Bikeshare station next to Haycock Road. A number of our attendees arrived by bike and Metro.
We were welcomed by Mayor David Tarter and Councilmembers Letty Hardi, Phil Duncan and Ross Litkenhous from the City of Falls Church, Councilmember Pasha Majdi from the Town of Vienna, Delegate Marcus Simon, city planning commission and transportation commission members, staff, residents, and volunteer advocates from across Northern Virginia. Mayor Tarter provided an update on plans for the entire West Falls Church Metro area including Falls Church’s new high school and redevelopment area, the Virginia Tech campus, and the Metro station parking lots.
Walkable, mixed-use, mixed-income development next to our Metro stations is essential if we are to grow without making traffic worse and essential for cutting the transportation emissions that are now the leading source of greenhouse gas emissions in our region. Transit-oriented development will also expand the city’s tax base, providing funding for schools and other services.
Councilmember Hardi discussed safety issues facing people crossing Broad Street. Delegate Simon and others talked about safety issues along Shreve Road where a person was tragically killed by a vehicle as she walked on the sidewalk. The region is experiencing a big uptick in pedestrians and cyclists killed or injured by vehicles, and redesigning our streets to be safer for all users is imperative. Fortunately, a project is in the works to make the Route 7/Haycock Road intersection safer, and additional safe crossings are planned as part of the city’s redevelopment project. Meanwhile, Delegate Simon and other officials are pursuing safety improvements for Shreve Road.
We then walked a short distance along the W&OD to the Railroad Cottages — a highlight of the tour. When proposed, these 10 cottage style homes on 1.25 acres were the subject of significant concern from neighbors. The triangular site next to the W&OD trail originally allowed for four building sites. But in view of the significant housing needs in our region, and a desire to create environmentally sustainable homes with a sense of community, the project’s visionary development team proposed 10 cottages and a shared common house. The cottages are arranged along a central pathway, with cars parked away from the homes.
The homes were built to “Earthcraft Gold” energy-efficiency and sustainability standards and use Universal Design to allow for mobility when aging in place. It’s an 18-minute walk from the cottages to the West Falls Church Metro, 14 minutes by bike to the East Falls Church Metro on the W&OD trail, and a five-to-10-minute walk to a range of shopping and services along Broad Street. The stormwater management is cutting edge — controlling stormwater runoff to the same level as a healthy forest.
The residents of the Railroad Cottages graciously opened their doors to us, showing us their homes and describing what it’s like to live in the community. Project visionary Theresa Sullivan Twiford, architect Jack Wilbern of Butz Wilbern Architects, and developer Joe Wetzel of the Young Group, told us about the approval process and its many challenges.
Our planning and zoning rules in the region do not make it easy to build clustered homes, and the time and cost for special approvals adds to the cost of each new home. It is easier to build “by-right” very large, nearly full-lot occupying houses, which on this site would have cost $1.5 million or more, than to build these smaller 1340 to 1380 square foot homes.
Given our region’s housing needs, 10 homes within walking and bicycling distance to Metro are better than four. Still, at about $800,000 apiece, these homes remain out of reach for most families. They point the way, however, to the potential for smaller homes, and especially duplexes, triplexes, and fourplexes, to provide more options with greater affordability.
We need to identify the best places for these homes in terms of access to transit, jobs and services, and make the design, zoning and approval process easier. Otherwise, our grown children and many sectors of our workforce will simply not be able to afford to live in our community. Creating more walkable, transit-oriented communities is how we can grow sustainably, provide the homes we need, and fight climate change. Fortunately, as the tour showed, the City of Falls Church is emerging as a leader in this effort.
Stewart Schwartz is the executive director of the Coalition for Smarter Growth, and Sonya Breehey is their Northern Virginia advocacy manager.
View the guest commentary in the Falls Church News-Press here.
CSG in the News: Editorial: A Falls Church Example Of ‘Smart Growth’
Editorial: An F.C. Example Of ‘Smart Growth’
Stewart Schwartz, executive director of the prestigious Coalition for Smarter Growth, last weekend chose to conduct one of his organization’s famous walking tours in the City of Falls Church, focusing in the recently-completed cottages project developed by City developer Bob Young, chair of the City’s Economic Development Authority, and his team. The cottages were identified by Schwartz’s group as important in the wider conversation about “sustainable growth” because they represent a departure from the prevailing notion of what single detached homes should look like and offer to the demographic trends of tomorrow….
The cottages project, he added, “Point the way to the potential for smaller homes, and especially duplexes, triplexes and fourplexes, to provide more options with greater affordability…Creating more walkable, transit-oriented communities is how we can grow sustainability, provide the homes we need and fight climate change.”
So, clearly, where the City can “lead by example” would be in the area of instituting the kinds of planning and zoning rules changes that will have the effect of incentivizing shifting development priorities in just that direction.
View the full commentary in the Falls Church News-Press here.
CSG in the News: ‘We’re Going To Run Out Of Space To Build Housing’: D.C. Mayor On How To Add Density In Upper NW
‘We’re Going To Run Out Of Space To Build Housing’: D.C. Mayor On How To Add Density In Upper NW
by Jon Banister, Bisnow Washington DC, September 23, 2019
To achieve her goal of adding 36,000 housing units to the District by 2025, Mayor Muriel Bowser said the city will need to have difficult conversations.
Bowser discussed strategies for adding density in Upper Northwest D.C. on an Urban Land Institute panel Friday, after ULI presented its recommendations for allowing more housing development in the Rock Creek West area….
The area west of Rock Creek Park has seen significantly less housing development in recent years than other sections of the District. Bowser said earning the support of residents of that area for new housing requires talking about the issue in a different way….
One of the primary roadblocks to building new housing in recent years, city officials and developers agree, has been the deluge of appeals that have delayed dozens of projects in court….
A consequence of the appeals has been developers beginning to abandon the planned-unit development process, which allows greater density in exchange for community benefits, Coalition for Smarter Growth Policy Director Cheryl Cort said. The majority of appeals have challenged the Zoning Commission approval of PUD projects.
“The planned-unit development process is broken, and in fact, we don’t have to worry about lawsuits anymore because hardly anyone is filing planned unit developments,” Cort said. “It’s hardly a perfect process, but it was designed to bring the community into a discussion rather than just a matter-of-right deal. We’re losing that opportunity.”
Read more in Bisnow here.
CSG in the News: Alexandria City Council Puts Seminary Road on a Diet
Alexandria City Council Puts Seminary Road on a Diet
City slims four-lane thoroughfare into Complete Street with bike lanes.
By Bridgette Adu-Wadier, Alexandria Gazette Packet, Saturday, September 21, 2019
Seminary Road is about to go on a diet, slimming down from four lanes to two.
Last weekend, the Alexandria City Council narrowly approved a plan to remove two traffic lanes from a stretch of Seminary Road. The “road diet” will create new bike lanes and improve pedestrian safety along a busy stretch in the West End. The four-to-three vote was cast Saturday night after a contentious day-long public hearing….
“When you expand roads, you can attract more drivers, but when you cut roads and invest in better alternatives, traffic will adjust,” said Stewart Schwartz of the Coalition for Smarter Growth, a supporter of the road diet. “We will still be driving, but the more people we have not driving because of alternatives will be safer and better for us.”
View full story in the Alexandria Gazette Packet here.
CSG in the News: There’s another delay for changes to D.C.’s comp plan. This is why.
There’s another delay for changes to D.C.’s comp plan. This is why.
By Alex Koma Staff Reporter, Washington Business Journal
…Over the last few days, everyone from a member of the Zoning Commission to the head of the District’s Office of Planning to prominent housing activists have expressed consternation over the comp plan changes. While their concerns vary slightly, they generally agree on the same few issues — namely, they fear the plan amendments still don’t do enough to prevent lawsuits from slowing the progress of large planned-unit developments, thereby endangering a key source of new housing for the District at a time when rent prices are soaring….
That’s a concern shared by housing advocates.
“It…undermines a lot of other things that are really important, like affordable housing and preventing displacement,” said Cheryl Cort, policy director for the Coalition for Smarter Growth. “It’s wiping out progress we thought we’d made with this legislation.”
Read the full Washington Business Journal story here.