Author Archives: d.c. forrd

§ 1–306.01. District elements of comprehensive plan prepared; purposes.

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§ 1–306.01. District elements of comprehensive plan prepared; purposes.

(a) It is hereby declared that:

(1) The District of Columbia has prepared, through an exhaustive process of research, analysis, and review, including citizen involvement and consultation with affected federal, state and local governments, and planning agencies in the National Capital region, District elements of a 20-year Comprehensive Plan for the National Capital as required by § 2‑1002(a) and by § 1‑204.23(a).

(2) Ten District elements of the Comprehensive Plan for the National Capital are contained in this part: General Provisions; Economic Development; Housing; Environmental Protection; Transportation; Public Facilities; Urban Design; Preservation and Historic Features; Downtown; and Human Services.

(3) The District elements of the Comprehensive Plan for the National Capital contained in this part do not extend to any federal or international projects and developments, or to the United States Capitol buildings and grounds, or to any buildings and grounds under the care of the Architect of the Capitol.

(b) The purposes of the District elements of the Comprehensive Plan for the National Capital are to:

(1) Define the requirements and aspirations of District residents, and accordingly influence social, economic and physical development;
(2) Guide executive and legislative decisions on matters affecting the District and its citizens;
(3) Promote economic growth and jobs for District residents;
(4) Guide private and public development in order to achieve District and community goals;
(5) Maintain and enhance the natural and architectural assets of the District; and
(6) Assist in the conservation, stabilization, and improvement of each neighborhood and community in the District.

More Affordability in 2015 :: Rulemaking to Address DC’s Housing Crisis

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Inter-related post :: REDEFINING “AFFORDABILITY” & MORE PRODUCTION

The issue: Housing in DC, “Affordable” for who?

The definition of “affordable housing” vis-a-vis the DC Municipal Regulations, and governing DC Code, is significantly askew, the results of which benefit only a fraction of DC’s longtime families and residents who need affordable housing, and who need it now.

DC Department of Housing and Community Development (DHCD), Inclusionary Zoning Program, Webpage >> www.dcaffordability.com

First, the term “affordable” must be uniformly defined across all applicable DC regulations, including the zoning regulations.

The DC Office of Planning has stated their staff has been working on the Zoning Regulations Rewrite (ZRR) for more than six years, during which the crisis in housing was rising dramatically in the District. Despite the housing alarm bells going off, it is surprising that of the 1000+ pages of changes being proposed in the ZRR by OP, none of the changes directly contend with “affordability’ and production of IZ units. And, the Office of Planning has not yet moved to redefine the definition of “affordable” unit. This signals a complete and utter failure of current planning officials to contend with the number one crisis in the District right now, the lack of affordable housing.

The Definition of Affordability is Currently Based on the Area Median Income (AMI) Metric

Planning officials in the District believe that the Federal HUD funding for DC’s “affordable” housing can only be based on an Area Median Income (AMI) metric (which includes Fairfax and Montgomery Counties), versus using the DC “State” Median Income metric.

DC4RD cannot find a citation showing that DC must use the AMI, and not the DC-only income metric. Neither the Zoning Commission nor the Office of Planning staffers have offered any citations demonstrating that DC’s applicable income metric for IZ and affordable units must be the Area-Media Income metric. And, at least one zoning commissioner has declared it unfair.

Zoning Commission Case #08-06a (ZRR) Transcript dated, November 19, 2013, page 148 to 149. ZONING COMMISSIONER MARCIE COHEN  “… the issue of using a metropolitan statistical area for housing income levels, it’s a federal issue,” an issue which “…discriminate[s] against inner cities.”

In response to the Commissioner Cohen, ANC Commissioner Renee Bowser,  emphasized how, “… important [it is] to really reduce the 50 and 80 percent [AMI levels],” so that the City gives, “…subsidies to a working-class person that really needs it, someone that makes — for example — the minimum wage.”

Cohen told Bowser, “I don’t disagree with you.”

So just for the sake of argument only, assuming that HUD funding requires DC’s housing to be tied to an AMI metric, we can offer solutions through revisions to the regulatory rules that govern IZ and affordable units which will provide significant impact assistance for our most vulnerable residents in the District.

And, all applicable DC affordable housing regulations must change to reflect much higher required levels of affordable housing production, and ensure units are sized for families, and available for all residents living at incomes across a spectrum of affordability.

Production of More Affordable Units Needed

In DC, developers are currently required to include 8% to 10% of the just the residential gross floor area in new buildings, not calculating any of the commercial space, must be “affordable” units. See 11-DCMR-2600.

As a added bonus, the City allows the developer to build taller and denser buildings with even more “market-rate” units.  See DCMR 11-2603 — IZ Bonus Density.

If developers get a bonus density, then DC really ought to truly create more deeply affordable housing units for many more DC residents.

DC planning officials must move the bar up on required affordability production levels in order to meaningfully contend with our local severe affordable housing crisis.

Also, consider this, as of right now an individual making more than $60,000/yr can qualify for a developer’s new “affordable” studio/one-bedroom unit, set at about $1500 a month in rent.

Given DC’s current regulations and definitions regarding “affordability,” one can better understand why average DC rents nearly match that of NYC, with absolutely no units available in the market for less than $800 a month.

Washington Post, DC Politics Section, dated March 12, 2015, by Aaron C. Davis, “Study: No inexpensive housing is left on open market in D.C.” — The report concludes that, “… the nation’s capital has almost no apartments left on the open market that rent for less than $800 a month. The number of such units nearly matches the city’s stock of public and heavily subsidized housing, the institute found, meaning that, in effect, only those receiving public assistance are renting for less than $800 a month.”

It is DC’s Office of Planning (OP) who has decided set the bar so low for actual production of affordable units and allowed the eligible-income targeting to be so high, and thus OP’s planners have set a tone for the future of housing, and who gets to live in our City.

DC could really become a sad city without economic and cultural diversity, without the poor, and without working families.

The City planners tone has been sour and derisive as seen in the results of failed development concepts, like New Communities or Hope VI, which have permanently displaced thousands of low-income DC families and longtime residents.

Washington City Paper, Housing Complex, dated September 9, 2014, by Aaron Weiner, “Report: D.C. Should Redevelop Public Housing Without Replacing Units First” — The failed New Communities program has only produced, “… 1,070 housing units that are either complete or under construction,” however, “…a quarter of these are market-rate units and half are affordable units for moderately low-income households, rather than the heavily subsidized units intended to replace the public housing being demolished.”

We are connecting the dots that displacement of large tracts of affordable housing is demonstrated in the surging levels of homelessness.

Case Study in Bad Planning & Displacement: Barry Farm, Ward 8

The City’s bad planning continues to uproot our peoples. Take for instance, the Barry Farm community in Ward 8.

Recently, OP’s officials, expressed strong support for DC Housing Authority’s (DCHA) application to the DC Zoning Commission to tear down the existing community at Barry Farm.6

Barry Farm is public housing serving 400+ families with three-, four-, and six-bedroom truly affordable housing units. DCHA is using a lack of on-going maintenance, of this public property, as an excuse to demolish all of it.

Barry Farm is land directly relevant to the oppression and freedom represented by enslavement of humanity in the United States of America.7 It cannot simply be discarded at the whims of unaccountable “planners” and commissioners.

DCHA’s says that in as many as five or more years, a new humongous suburban-style mixed-use projecting is proposed to be built at Barry Farm, largely consisting of market-rate studio & one-bedroom units and some mixed-use commercial left to be discussed publicly in a collaborative way. And, 20+ acres of public land would be privatized, giving away our land for almost no money and challenging our Constitutional rights, among other problems.

What all of this means, is that if a BF family is displaced from the many current three-, four, and six-bedroom units now at Barry Farm, they won’t be able to move back to the smaller sized new “affordable” units after the proposed multi-year construction project is complete.

This would seem to suggest a fundamental planning miscalculation, whereby planning officials are not prioritizing the future of the people who live here now. Instead these planning officials are threatening our neighbors and longtime District families with permanent displacement from their home, an historic site for African-Americans that live there and otherwise.

This is gross malfeasance on its face across all City agencies involved in the project — OP, DMPED, DCHA, DHCD, in that order.

So after reading all this, do you think DC’s current rules and definitions of “affordability” actually helps the people we are struggling to help? If the answer for you is no, please consider the following solutions:

SEE :: Fresh Start Solutions for the DC Housing Crisis :: REDEFINING “AFFORDABILITY” & MORE PRODUCTION

 

 

[penned by Chris Otten for DC for Reasonable Development]

Springing for Better Planning Update [DC4RD]

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DC4RD early Spring 2015 UPDATE

Menu:

  1. DC Agency Performance Hearings: Laborious & Telling
  2. DC’s Budget Hearing Schedule (April 2nd Budget Drop)
  3. ACTION: Sign the Stop the Pop Petition
  4. DC’s Affordable Housing Crisis — Articles & Solutions
  5. McMillan, McFraud, McDrought, McDuffie – We Ain’t Loving It
  6. Barry Farm & 400 Families Facing Displacement


1) DC Agency Performance Hearings: Laborious & Telling

There were many headache-making, deliriously long multi-agency hearings held over the past month by City Council Committees. There was one hearing about DC’s “planning” agencies that lasted about 11 hours! Advocates came out to call out displacement-inducing agencies like the DC Housing Authority and Director, Adrian Todman, and the DC Office of “Planning” staffers Jennifer Steingasser and Joel Lawson.

People around the City have wondered out loud, how much agency oversight can be had when five or more agencies appear before the Council to testify on the same day, never mind the under-staffed Council Committees who are facing a barrage of firm developer asks, as well as numerous pleas from various advocate corners.

This process is seriously broken. But don’t take our word for it… see the videos:


2) DC’s Budget Hearing Schedule (April 2nd Budget Drop)

On April 2, the rumor has it that Mayor Bowser will release her budget for public review. Then we react, as does the Council who will begin horse-trading behind closed doors. There are hearings scheduled for each agency, sign up to testify today >> http://tinyurl.com/2015-council-budget-hearings-1


3) ACTION: Sign the Stop the Pop Petition

Colonization of your neighborhood is poppin off, and up, and out. In the pursuit of greed, the un-real estate speculators have invaded and are pouring money into poorly designed, aesthetically f**d up, and grossly malformed expansions to the homes located in DC’s unique rowhouse neighborhoods. It’s in these family-districts where investors are straight trippin’ on flippin’ properties at your expense and destabilizing the underlying land values, not to mention making the block look real fugly.

SIGN THE PETITION TO STOP-THE-POP TODAY >>
http://tinyurl.com/stopthepopdc


4) Affordable Housing — Articles & Solutions

It’s official, DC is out of market-rate affordable housing!

There are no more unsubsidized housing units available in the District of Columbia renting for less than $800 a month. That is, one would pay at least $9,600 a year in rent, which means you have to make at least $28,800 to live affordably in our City without any subsidies,

ADVOCACY FAIL. IZ IS BROKEN.

The inclusionary zoning laws have helped destroy affordable housing in DC.  As the math goes, so does the price, for if an IZ unit can rent for $1500 a month, and that is defined as affordable in the District, then all other market rate units can expect to rent for higher than $1500.

The result is a government-imposed false market inflation that pushes all the market unit rates to rise to meet DC’s “affordable” bar. Hence, no more affordable housing, massive displacement, a surge in homelessness, and an overzealous lining of developer pockets at the expense of longtime District residents.

Affordable Housing Solutions:


5) McMillan, McFraud, McDrought, McDuffie – We Ain’t Loving It

McMillan Park is 25 acres of public land that sits above an historic water works of amazing beauty >> www.friendsofmcmillan.org

Bigtime developers in the District, starting with Trammel-Crow and including Jair Lynch, have worked with DC’s “planning” officials to line up the theft of McMillan Park, privatizing the land and tearing out the historic site so that these boneheads can build a gigantic brutalist medical office building and an array of hundreds of luxury condos. See these links:

The smell of fraud is emanating out of this DMPED-brokered McMillan deal, a deal that represents a two-billion dollar windfall for these politically-connected construction firms, a windfall they want to protect using City tax dollars.

For example, the use of DC monies directly and indirectly to pay a Baltimore PR-services company to “neutralize” the community opposition, and “provide cover” for City politicians >> http://intowner.com/2015/03/

Won’t DC feel ridiculously parched when the MegaDrought decides to ride east to DC, threatening our water and food security >> http://www.newsweek.com/nasa-california-has-one-year-water-left-313647

Imagine if instead of condos and office buildings siphoning more water and utility resources from the City, we envision a public site where we can store and clean tens of millions of gallons of water by adaptively re-using McMillan’s historic cavern water chambers, not to mention saving the clean green space above for urban farming >> https://www.youtube.com/watch?v=ILzWmw53Wwo

Kenyan McDuffie thinks since most of the McMillan Park is in Ward 5, he determines the fate of this nationally-recognized historic site and wonderfully intact water artifact. He’s wrong, its all of ours. But he thinks that progress means 10,000 new vehicle trips per day on North Capitol Street and affordable housing means units renting at $1,500 a month.

To his credit, at a recent Council oversight hearings, Kenyan said he was “concerned” about the use of public tax dollars going to pay the Baltimore-based Fontaine PR firm, hired to push the McMillan deal forward no matter what >> http://dccouncil.us/council/kenyan-mcduffie

McDuffie’s friend and supporter, Jair Lynch wants his piece in the theft of McMillan Park, looking to build some of the larger “invisible” buildings on the site. Jair wants to continue laughing all the way to the bank, as he has done with longtime DC elders at the Dunbar Apartments >> http://www.wjla.com/articles/2015/02/subsidizing-a-slum-rats-hot-water-shortages-in-d-c-apartments-111874.html


6) Barry Farm & 400 Families Facing Displacement

Ms. Adrian Todman was a no show at a meeting yesterday hosted by Council Chair Phil Mendelson.

Todman promised to discuss the future of the 20 acres of public land and public housing in this historic Ward 8 neighborhood with members of the Barry Farm Tenants and Allies and Barry Farm Study Group. Residents arrived on time at Mendelson’s office, and were told that Todman had canceled that morning stranding Barry Families who took time from work and childcare issues to be there.

Todman had agreed to openly discuss anti-displacement strategies and to cooperate on pre-project planning with Barry Farm residents. Phil Mendelson set the meeting up to facilitate this discussion.

The fact that the director of the DC Housing Authority, as well as DMPED didn’t show for this meeting is a signal that these “planners” care not for the families of Barry Farm and will attempt to move to demolish the existing housing, displacing 400+ families living there now.

Schyla Pondexter-Moore of Empower DC said of her experience, “Adrian Todman at DCHA, is like Marcie Cohen at the Zoning Commission, is like Jennifer Steingasser at the Office of Planning. These so-called city planners are pursuing short-sighted profit-driven principles resulting in purposeful displacement of working families and longtime District residents of color. Poor civic planning like this is a disservice to the people, is disrespectful, and is discriminatory. It should not be tolerated by anyone, which is why we are demanding this poor planning be stopped now!”

Contact Schyla for more information:
Schyla@EmpowerDC.org
202-234-9119


For more information about DC for Reasonable Development, call 202-810-2768 or email us at dc4reality@gmail.com

Fresh Start Solutions for the DC Housing Crisis :: REDEFINING “AFFORDABILITY

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DC is in the depths of a major affordable housing crisis!

View more “affordable” housing information here:
http://www.dc4reality.org/updates/168
http://www.dc4reality.org/updates/179

 

In order to assist thousands of families and residents who need housing right now, we can and must redefine the term “Affordability” across all applicable DC Regulations, including — DC’s Zoning Regulations, DC’s Housing Production Trust Fund Regulations, DHCD’s IZ Implementation Regulations, as well as DC Code.

See DC’s Zoning Code dedicated to Inclusionary Zoning.

THE FOLLOWING ARE POLICY CHANGES THAT WILL HELP THOUSANDS OF PEOPLE LIVING IN DC RIGHT NOW!

RESET “AFFORDBILITY” LEVELS

  • 0% to 30% AMI =  [AFFORDABLE LOW INCOME HOUSING]
  • 30% to 50% AMI = [AFFORDABLE MODERATE INCOME HOUSING]
  • 50% to 80% AMI = [WORKFORCE HOUSING]
  • 80% plus = [MARKET RATE or LUXURY HOUSING]

INCREASE AFFORDABLE HOUSING PRODUCTION

  • Require at least 25% of all the new Residential Gross Floor Area in any new development (or substantial renovation) in projects with three (3) or more units be set aside as an affordable social benefit.
  • Require at least 10% of all the new Residential Gross Floor Area in any new development (or substantial renovation) in projects with three (3) or more units be set aside as workforce housing with 3 or more bedrooms.

COMMERCIAL SPACE AFFORDABILITY

  • Require At least 30% of all the new Commercial / Retail GFA be considered an affordable benefit for small businesses / startups / incubator space controlled and specifically rooted in the local community.

REDEFINE AFFORDABLE HOUSING (Affordable to Whom):

  • Affordability means that no more than 30% of your annual income is spent on housing costs (rent/mortgage plus needed utilities and other housing amenities or condo fees).
EXPLANATION :: FURTHER DETAILS

 

I) We Must Guarantee a Spectrum of Affordability in All New and Renovated Buildings

If “affordability” in DC absolutely cannot be based on the DC’s State Median Income metric, and we must use the inflated Area Medium Income (AMI) metric, then the definitions of income levels and affordability should simply be revised as follows.

Strike the current definitions of income levels across all applicable regulations and amend all regulations as following:

IZ AMENDMENT (AFFORDABILTY: TABLE 1)

  • 0% to 30% AMI =  [LOW INCOME AFFORDABLE HOUSING]
  • 30% to 50% AMI = [MODERATE INCOME AFFORDABLE HOUSING]
  • 50% to 80% AMI = [WORKFORCE INCOME HOUSING]
  • 80% plus = [MARKET RATE or LUXURY HOUSING] *

* Currently, the Area Medium Income (AMI) is derived by taking the median incomes of DC & VA (Fairfax County), and MD (Montgomery County).  If we want to get to an AMI closely representing that of DC only, then we must reduce the 100% AMI by at least 20 points.

Redefining the terms “affordability” levels as labelled above ensures that housing is built with a genuine mix of incomes and diversity, purposely planned as part of each new construction or renovation project in every neighborhood around the City.

Developers will have to simply calculate into their costs the citizens rightful expectation that we build an inclusive City that emphasizes the importance of economic and social diversity in DC neighborhoods per the DC Comprehensive Plan.

II) We Must Increase “Affordable” Housing Production for Families
(a) Increase Production of “Affordable” Units
(b) Build “Affordability” Across a Spectrum of Incomes
(c) Build “Affordable” Units to be Inclusive of Families

(II)(a) Increase Production of Affordable Units

In the midst of an affordable housing crisis, DC’s “inclusionary housing” production is rather poor, with only 8% to 10% of the gross floor area of residential space required to be “affordable” in new buildings, depending on the construction type (stick vs. steel frame).

SEE DCMR 11-2603 — IZ Set Aside Requirements

Also, right now all affordable housing requirements are waived for projects located in “Downtown” DC. See 11-DCMR-2602.3.

To increase production of affordable units, we must revise the rules that regulate “affordability” production.

IZ AMENDMENT

For any new construction project, or substantial renovation of a property with three (3) or less housing units, then the following rule applies:

At least one “affordable” unit consisting of at least two bedrooms, shall be constructed and made available to residents, or families with incomes set at 30% AMI or below (aka “Low Income” housing as defined above).

IZ AMENDMENT (AFFORDABILTY: TABLE 2)

For any new construction project, or substantial renovation of a property that results in the creation of three (3) or more housing units, then the following rules apply:

  • At least __30___ % of the residential gross floor area (R-GFA) shall be considered “affordable” in order for the developer to receive an added development bonus density at the rates currently offered in the regulations; Or, developers can choose to dedicate a minimum of __25__% of the residential gross floor (R-GFA) area as “affordable,” but then may not receive any development bonus density.
  • And, at least 30% of commercial gross floor area (C-GFA) shall be considered “affordable” and reserved for local small business operators who make, or expect to make less than $250,000 in gross annual sales receipts.
  • All of the affordability production requirements slated above shall be applied equally to all zoning districts across the entire City, including Downtown DC;
  • And, all the R-GFA dedicated to “affordable” units produced by the requirements above will remain permanently affordable for the life of the project.

(II)(b) Build Affordable Units Across a Spectrum of Incomes

Right now, DC’s regulations allow developers to choose to market their “affordable” units to people making the 80% AMI income of $60,000 a year.

As such, this means a developer can rent/sell their “affordable” studio/one-bedrooms to wealthy singles who are comfortable forking over $1,500 a month for their housing costs, either as rent or as a mortgage & fees.

This is why DC’s regulations, as currently written, are not serving to mitigate our severe housing crisis which has been in full-on displacement mode.

Revisions to the DC Municipal regulations must require the developer to ensure that their “affordable” housing units are available across a spectrum of incomes and bedroom-sizes.

IZ AMENDMENT (AFFORDABILTY: TABLE 3)

Using the re-definitions demonstrated above in Table (1) above, we can revise all relevant affordability regulations as follows:

  • At least 60% of the residential gross floor area (R-GFA) of a new project must be dedicated as “Low Income” housing;
  • At maximum, 40% of the R-GFA may be dedicated to “Low to Moderate Income” housing;

(II)(c) Build Affordable Units to be inclusive of Families

Right now, DC regulations force a developer to build “affordable” unit sizes at the same ratio of bedroom sizes as that of the market-rate units.

See 11-DCMR-2605.02, Development Standards – The proportion of studio, efficiency, and one-bedroom inclusionary units to all inclusionary units shall not exceed the proportion of market-rate studio, efficiency, and one-bedroom units to all market-rate units.

That is to say, if most of the market rate units are studios/one-bedrooms, which most developers target to build in new buildings, then the affordable units can only be studios/one-bedrooms.

Hence, there are no new “affordable” units being built for families in DC right now, nary an “affordable” unit with two-bedrooms.

IZ AMENDMENT: (AFFORDABILTY: TABLE 4)

DC must revise the regulations across the board to guarantee family sized “affordable” units are incorporated in all new projects and renovations, as follows:

  • At maximum, 10% of the “affordable” R-GFA may consist of studio/one-bedroom units;
  • And, at minimum, 40% of the “affordable” R-GFA shall consist of four-bedroom units or bigger;

Conclusion

The revisions found in the aforementioned Table (1), Table (2), Table (3), and Table (4), taken together would ensure that when politicians and developers tout how much affordable housing they are building, we know they are talking about truly affordable housing across a spectrum of income levels.

The above suggested amendments and re-definitions of “affordability” would immediately open up access to many family-sized housing units which would be truly affordable, and mitigate parts of DC’s troubling housing crisis.

If the above suggested amendments to IZ are adopted, this stroke of the pen would represent immediate assistance to thousands of longtime DC families who are struggling to keep pace with DC’s soaring housing costs.

View more “affordable” housing information here:
http://www.dc4reality.org/updates/168
http://www.dc4reality.org/updates/179

There’s Snow Update Like This Update [DC4RD]

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Good citizens seeking good planning in the District , here’s the latest update from the DC for Reasonable Development team.

 Menu:

 1) Upcoming City Council Hearings

 2) DC’s Infrastructure Collapse

 3) McMillan Park :: Climate Folly

1) UPCOMING COUNCIL HEARINGS

http://dccouncil.us/news/entry/performance-oversight-and-budget-hearing-schedules-slightly-updated

==================================
TOMORROW, FRIDAY, MARCH 6 — 12PM
Oversight hearing on DC’s Planning Agencies
http://dccouncil.us/events/committee-of-the-whole-boh3
==================================

There may be a hearing tomorrow about DC’s planning agencies, the Deputy Mayor’s Office on Planning and Economic Development (DMPED), the DC Office of Planning (OP), and the DC Office of Zoning (OZ). The hearing starts at Noon in Room 500 of the Wilson Building located at 1350 Pennyslvania Avenue NW.

In the case you are not able to come to the Wilson Building to testify tomorrow, or if the Wilson Building is closed tomorrow, you can send in your testimony about the bad planning in the district to the Committee Clerk, Cynthia LeFevre, clefevre@dccouncil.us or call her directly at 202-724-8092.

In shaping your testimony, DC4RD suggest the following points and topics. If you want to send us your testimony draft, we’d be glad to support you with case studies, data, links, and any edits to help.


DC4RD offers these suggested points of contention with DMPED:

* DMPED is brokering deals, terms of which are not made available to the public either before or after the deal is signed. DMPED will not put details of the deals on their website as required by law.

* DMPED’s deals tend to giveaway public assets, like DC land and public buildings. Once DC’s limited public property is given away, its rarely ever comes back.

* DMPED defines affordable housing as studio/one-bedroom units at $1,500 a month.

* DMPED is hiring private firms to discredit the communities that are opposed to their deals.

* DMPED mischaracterizes public amenities which they say the developer pays for, but which ultimately the public pays for.

* DMPED purposely undervalues the price of public land, so when the deal is struck developers are paying for our land at significant discount, sometimes getting our assets for a $1.

DC4RD offers these suggested points of concern with the Office of Planning:

* OP does not conduct robust studies of projects, particularly large luxury projects so to identify and attempt to mitigate displacement pressures and to evaluate infrastructure needs.

* OP is pushing forward 1000+ pages of zoning changes using a one-size-fits-all model without meaningful review of possible impacts their changes will have on DC’s future.

* OP disregards community outreach and input from many Wards where low income families predominantly live, like in Wards 5, 7 and 8.

* OP does not use the work and efforts of planning initiatives of other jurisdictions to model their work from.

* OP has done nothing to mitigate the affordable housing crisis in the District, despite being a central planning organ which is supposed to raise up the principles of “Building an Inclusive City” as found through the DC Comprehensive Plan.

* Planning should be removed from under DMPED. DMPED is focused on “economic” development and the best deal they can give developers, whereas municipal planning encompasses many points of evaluation to improve the built urban-landscape such as parks, infrastructure, and mitigating displacement. OP should not have to report to DMPED on major planning projects.


DC4RD offers these suggested points on the Office of Zoning:

* The Office of Zoning ought to have a People’s advocate or commission so to help everyday laypeople get a sense of their rights in administrative cases before the Zoning Commission. Right now the structure at OZ is set up to serve developers rights, but there is little in the assistance in guiding DC residents to the rules, to their rights, and to better outcomes for the interests of the people.

=========================================
TUESDAY, MARCH 10, 2015 — 10AM

Oversight hearing on DC Public Schools and the DC PUBLIC LIBRARY.

http://dccouncil.us/events/committee-on-education-poh4

=========================================

Please testify about your public schools and libraries on Tuesday. In particular, we want less charter schools and more charter-school accountability and we want to make sure the programmatic planning of what’s happening inside MLK library is done by all Eight Wards and by people of all backgrounds, including teens and children.


2) DC’s INFRASTRUCTURE COLLAPSE

DC’s municipal infrastructure is failing and the under belly is collapsing under its own isht. Literally >> http://www.dc4reality.org/updates/148#up4

Here’s John Oliver’s great satirical take on how important municipal infrastructure is, and why we need the City to prioritize upgrading and improvements to our utilities structures instead of funding private soccer stadiums >> https://www.youtube.com/watch?v=Wpzvaqypav8

Let’s make infrastructure sexy.



3) MCMILLAN PARK

Wow, with the recent news of the Mega-Drought, its making DMPED’s decision to tear out McMillan’s underground and historic water storage and filtration facility seem like foolish folly that will bite us in the not to distant future. Where will Congress get their water when the drought comes east.

Here’s some solutions and ideas:

  1. Save McMillan Park >> http://friendsofmcmillan.org/

  2. Get this going locally now >> http://www.theverge.com/2015/2/26/8112889/vertical-farm-wyoming-hydroponics-grow-food

  3. The City can install these awesomely cool pipes >> http://magazine.good.is/articles/portland-pipeline-water-turbine-power


PLEASE SEE ALL OF DC4RD’S UPDATES HERE >>

http://www.dc4reality.org/updates/category/updates


Please see DC4RD online Resources here >>
http://www.dc4reason.org/resources

Cold, Warmer, HOT UPDATE [DC4RD]

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DC4RD UPDATE

 

Menu:

1) Barry Farm Citywide Forum, Feb. 22, This Sunday

2) Talk Shop on DC’s Budget with the Mayor, Tomorrow and Monday
3) TESTIFY & SPEAK UP FOR AFFORDABLE HOUSING, Next Thurs. Feb. 26

4) CSX Trains are Exploding and Exposing the Dangers for DC

5) What of the so-called DC Budget Shortfall?

6) Mega Pop-Ups Throughout the City

7) Demolition by Neglect in Anacostia

8) Crisis Mode for DC’s Homeless Residents

9) McMillan Park: The Empire Strikes Back

 

 

Quickly Upcoming Events:

 

1) Barry Farm Citywide Forum

 * Stop the Displacement of 400+ families

 –Sunday, Feb. 22 from 2 to 5pm, Anacostia Public Library, 1800 Good Hope Road, NW

 See more info here >> http://www.onedconline.org/barryfarmforum

2) Talk Shop on DC’s Budget with the Mayor

* How should the City prioritize the District’s budget.
–Saturday, February 21@ Anacostia High School – 1 pm to 2:30 pm

–Monday, February 23 @ Dunbar High School – 7 pm to 8:30 pm

 Click here for more information >> http://www.grassrootsdc.org/2015/02/mayor-bowsers-budget-engagement-hearings-set-week-next/

3) TESTIFY & SPEAK UP FOR AFFORDABLE HOUSING

 * The Committee on Housing & Community Development will conduct a Performance Oversight Hearing; the following agencies will testify: Department of Housing and Community Development (DHCD); Housing Production Trust Fund (HPTF) ; Rental Housing Commission; District of Columbia Housing Authority (DCHA) ; Housing Finance Agency (HFA)

 –Thursday, February 26, 2015, 11:00AM, 1350 Pennsylvania Avenue, Room 500

 FMI, See this link >> http://dccouncil.us/events/committee-on-housing-community-development-poh3

 

NEWS FOR ACTION!

4) CSX Trains are Exploding and Exposing the Dangers for DC

As the whole nation watched a humongous fireball erupt in West Virginia this past week, it has reminded us why DC residents do not want CSX to bring their crude through our neighborhoods, especially those close to the Capitol >> http://dcsaferail.org/vat-project/faqs/

5) What of the so-called DC Budget Shortfall?

In December 2014, the City Council prioritized funding $150 million in public funding for a private soccer stadium. Then one month later, the Council announced an $80 million dollar budget shortfall for the City. In turn, the Mayor responded by stopping payment on animal-care grants, Healthy Tots programs, planning grants for school renovations, summer parks programs and the hiring of caseworkers to help get homeless families out of the city’s shelter at the former D.C. General Hospital campus. It would also seem City officials are blaming our DC firefighters for working too much overtime and expecting to get paid for it. Amazing! >> http://www.washingtonpost.com/local/dc-politics/dc-firefighters-47-million-overtime-bill-roils-city-budget/2015/01/26/7dca31ba-a572-11e4-a7c2-03d37af98440_story.html

6) Mega Pop-Ups Throughout the City

While being applauded for their suggestion to protect the R-4 neighborhoods from the pop-ups craze, the DC Office of Planning (OP) is offering a bi-polar change for all other districts in allowing a full two stories to be built on top of building rooftops without counting this additional habitable space towards height or density! >> http://www.bizjournals.com/washington/breaking_ground/2014/11/height-act-tweak-proving-contentious-not.html

7) Demolition by Neglect in Anacostia

East of the River residents pleaded with planning officials to protect the historic buildings located at the front steps of the Anacostia Historic district. They were ignored and the buildings fell to their demise during the recent snow storm. This did not need to happen >> http://www.washingtoncitypaper.com/blogs/housingcomplex/2015/02/16/after-historic-anacostia-facade-collapses-neighbors-charge-city-with-demolition-by-neglect/

8) Crisis Mode for DC’s Homeless Residents

“We’re operating in crisis mode,” said Kristy Greenwalt, Bowser’s new homeless czar. “Not only is our response inadequate and inhumane, but it is also very expensive for taxypayers.” >> http://www.washingtonpost.com/local/dc-politics/bowser-administration-says-dc-operating-in-crisis-mode-on-homeless-issue/2015/01/30/ff5587ac-a81f-11e4-a06b-9df2002b86a0_story.html

9) McMillan Park: The Empire Strikes Back

All eyes on McMillan Park, our 25 acres of open-space historic public land, and possible gargantuan giveaway for corporate profit >> http://www.capitalcommunitynews.com/content/empire-strikes-back

 

[end update]

 CHECK OUT OUR RESOURCES ONLINE >>

 http://www.dc4reason.org/resources

Civic Inquiry Update: Gathering, Reportbacks, & Upcoming Hearings

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===========
DC4RD 2015
===========

DC for Reasonable Development hosts a gathering this Thursday Night (2/12/15, 6:30PM, Shaw Library)

On this night, we will explore critical civic inquiries:

  • What is “affordable” housing and to whom?
  • What of Barry Farm; Congress Heights; Park Morton; the homeless count is soaring — why?
  • Pop-up’s and pop-out’s — just the tip of the iceburg when it comes to the over development represented wholly within the DC Office of Planning’s (OP) 1,000+ pages of proposed zoning changes called the Zoning Regulations Rewrite (ZRR)! Come find out why.
  • What City agencies are involved and are they doing good by the people?

Meet with people from around the City concerned about answers to these critical civic issues and set some action moving forward.

THIS THURSDAY — Feb. 12, 6:30 to 8:00pm
@ Watha T. Daniel / Shaw Public Library
FMI: Chris O. 202-810-2768; dc4reality@gmail.com

===============
–REPORTBACKS–
===============

Here are some recent reports from groups seeking civic feedback from DC residents:

  • The Talking Transition team, with the help of DC Vote, recently published a summary report from their forum held at the Washington Convention Center in mid-January. The highest concern among attendees, “Rent is too high and a lack of affordable options.”
    See the full Talking Transition summary here >> http://tinyurl.com/talking-transition-2015-report
  • This past weekend, the Housing for All team held a rally for diversity and affordability in our City. A great many guests witnessed the Mayor, Muriel Bowser push for at least $100 million dollars in annual public funding of the Housing Production Trust Fund (HPTF).  According to the DC regulations, the HPTF, “shall be to provide financial assistance to non-profit and for-profit developers for the planning and production of low, very low and extremely low income housing and related facilities.” For more info about the HPTF, visit >> http://tinyurl.com/dcmr-hptf-regs

=================
–ANNOUNCEMENTS–
=================

Menu:

1) DC4RD at C-100 Luncheon, Feb. 18
2) DC for Democracy :: EXELON UPDATE
3) Barry Farm Citywide Forum, Feb. 22
4) UDC BLSA at the National Championships
5) DC Education: “State”wide Planning
6) DC City Council Agency Oversight Calendar


1) DC4RD at C-100 on Feb. 18

DC4RD will be on the February 18th Committee of 100 discussion panel regarding development trends in the District.

A key question we have to ask ourselves: What guidance does the DC Comprehensive Plan offer in times when housing prices are increasingly unaffordable for most?

The DC Comprehensive Plan is one the City’s most progressive documents >> http://www.tinyurl.com/dc-comp-plan

Learn more about the C-100 here >>
http://www.committeeof100.net/who-we-are/

top of menu


2) EXELON UPDATE:

Keith Ivey of DC for Democracy recently shared a report showing, “Only 6 percent approv[ing] of it.” That is to say, only a handful of people want EXELON to takeover Pepco and control DC’s municipal electric supply.

Continue to fight it. Send a letter. Here’s an online form to help >> http://www.powerdc.org/take-action.html

DC for Democracy meets tomorrow,Wednesday, February 11, 2015 at 7pm at Ben’s Chili Bowl (1213 U St, NW).

top of menu


3) BARRY FARM CITYWIDE FORUM
* 400 DC families threatened by displacement!!
SUNDAY FEBRUARY 22, 2015, 2:00 to 5:00pm
Anacostia Public Library, 1800 Good Hope Road SE
(green line metro; 90 buses)
* dinner and childcare provided *
http://www.onedconline.org/barryfarmforum

Contact: Schyla@empowerdc.org // 202-234-9119

MORE BF NEWS: Residents Block Racist Developer Bus Tour through Barry Farms >> http://tinyurl.com/bus-stop-barry-farm-1-30-2015

top of menu


4) UDC-BLSA at the Mock Trial Nationals

The University of the District of Columbia David A. Clarke School of Law Black Law Students Association Mock Trial Team has qualified for the National Championship.

For more info, visit >> http://www.law.udc.edu/news/215403/UDC-BLSA-Mock-Trial-Team-qualifies-for-Nationals.htm

top of menu


5) DC SCHOOLS & EDUCATION

Mary Lord, DC State Board of Education, At-Large member, recently shared upcoming hearings to discuss DC’s “State”wide Accountability Planning >> http://osse.dc.gov/service/elementary-secondary-education-act-esea

top of menu


6) DC City Council Agency Oversight Calendar

Make sure to let the Council know how each agency is doing and ways they can be improved >> http://tinyurl.com/dc-council-2015-perfo-hrgs

top of menu

==============
–LAST ITEMS–
==============

  • REMINDER :: This Thursday Night, 6:30pm, Shaw Library :: Bundle up to tear down the mirage of DC’s bad planning Thursday evening!DC for Reasonable Development Gathering
    @ Watha T. Daniel / Shaw Public Library
    This THURSDAY, February 12, 6:30 to 8:00pm
    FMI: https://www.facebook.com/dc4reality
  • For AMAZING ONLINE RESOURCES, visit >>
    http://www.dc4reason.org/resources

 

 

DC4RD Premier Gathering 2015

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Please put DC4RD’s 1st Public Meeting of 2015 on your calendars:

DEVELOPMENT ROUNDTABLE DISCUSSION
Thursday, February 12, 2015
6:30pm to 8:00pm
LOCATION: Watha T. Daniel/Shaw Neighborhood Library :: Main Public Meeting Room

  • Discussion on definition of “affordable” housing
  • Update on major civic projects: Barry Farm; McMillan Park; MLK Library; ZRR; and more…
  • Explore National / International planning & development protocols & trends
  • Action Brainstorm / Implementation
  • Calendar of Events & Direction Review

[ feel free to bring your literature ]

PLEASE RSVP:
Chris O. 202-810-2768,
dc4reality@gmail.com
www.dc4reason.org

SUPER Big UPDATE :: DC’s Development News

Leave a reply

Before the big game, check out the games being played with future of DC’s development. We need a people’s SAFETY!

——-
MENU:

* DC4RD Gathering, Thurs, Feb 12
* The Empire is Collapsing || DC’s Infrastructure
* Q & A with Zoning Chairman
* Barry Farm Bus Tour Stopped
* McMillan Park at HPRB Again
* MLK Library Update
* Changes in Planning: DMPED || OP
* Zoning Regulations Rewrite (ZRR) is Wrong

 

===CALENDAR===

Please put DC4RD’s 1st Public Meeting of 2015 on your calendars:

DEVELOPMENT ROUNDTABLE DISCUSSION
Thursday, February 12, 2015
6:30pm to 8:00pm
LOCATION: Watha T. Daniel/Shaw Neighborhood Library :: Main Public Meeting Room

* Discussion on definition of “affordable” housing
* Update on major civic projects: Barry Farm; McMillan Park; MLK Library; ZRR; and more…
* Explore National / International planning & development protocols & trends
* Action Brainstorm / Implementation
* Calendar of Events & Direction Review

[ feel free to bring your literature ]

PLEASE RSVP:
Chris O. 202-810-2768,
dc4reality@gmail.com
www.dc4reason.org

====

THE EMPIRE IS CRUMBLING

On January 27, 2015, Ms. Anne Renshaw, President of the DC Federation of Citizens Association, hosted Mr. Anthony Hood, Chair of the DC Zoning Commission (past 17 years), and Ms. Sara Bardin, Director of the DC Office of Zoning for a public panel.

DC FEDERATION OF CITIZENS ASSOCIATIONS :: video series :: ZONING CHAIRMAN, ANTHONY HOOD, Public Q & A >> http://tinyurl.com/fca-hood-bardin-panel-jan-2015

NPR’S TAKE ON GENTRIFICATION :: MetroConnection series on Displacement >> http://wamu.org/programs/metro_connection

BARRY FARM :: Activists fighting to protect this historic Land Trust of the Freedman’s Bureau :: Adrian Todman still aiming to demolish and displace 400+ families living at the Farms >> http://tinyurl.com/wapo-bf-nov-2014
SPECULATORS GET STOPPED :: A busload of “investors” came to observe development “spaces” in Ward 7 & 8, including Barry Farm, so they got on a fancy bus with the publisher of the WBJ. These depressant colonizers got stopped and shamed by our Peeps on the ground >> https://twitter.com/WBJonline/status/561179681421279232?s=04
BF CONTACT :: Schyla Pondexter-Moore >> schyla@empowerdc.org, 234-9119 :: http://empowerdc.org/

—-[Must see::MCMILLAN PARK]—-
“In their own words…” column by Andrea Rosen >>
http://www.dc4reality.org/updates/24
SEE MCMILLAN PARK >>
http://friendsofmcmillan.org/gallery/

DC’S CENTRAL PUBLIC LIBRARY UPDATE >>
http://dclibrary.org/print/46975
—->Consider Becoming a FRIEND OF THE MARTIN LUTHER KING JR MEMORIAL LIBRARY
* Contact: Robin Diener, 202-431-9254, info@mlklibraryfriends.org
http://www.mlklibraryfriends.org/

62 of the World’s Most Beautiful Libraries >> http://mentalfloss.com/article/51788/62-worlds-most-beautiful-libraries

DMPED REUNITED and it doesn’t feel so good — Kenner is back >> http://mayor.dc.gov/release/mayor-bowser-names-brian-kenner-deputy-mayor-planning-and-economic-development
* Unfortunately, privatization of public assets for the lowest price is Kenner’s forte, see >> http://www.thewestendheist.org

MORE BUREAUCRATIC NEWS: Ellen McCarthy has been jettisoned; There’s a new Office of Planning Director >> http://tinyurl.com/wcp-shaw-new-op-dir-jan-2015

->Check out Ellen McCarthy’s performance at NCPC about MCMILLAN PARK >> http://www.tinyurl.com/mcmillan-playlist

SCHOOLING AROUND
The great charter school rip-off: Finally, the truth catches up to education “reform” phonies >> http://tinyurl.com/salon-charter-schools-oct-2014

MUNICIPAL INFRASTRUCTURE UPDATE: Fail
Yes, it is true, the underside of DC is collapsing under its own isht. Literally >> http://www.dc4reality.org/updates/4#overdevelopment

SEA RISE FOR REAL?
http://mashable.com/2014/12/20/washington-dc-sea-level-rise/

ZONING REGULATIONS REWRITE >> DC Office of Planning’s everlasting underlings Jennifer Steingasser and Joel Lawson are plowing forward with utter disregard for basic planning protocols >> http://tinyurl.com/zrr-op-text-dec-18-2014

Q: What kind of local government reorganization could happen regarding local planning if the District of Columbia were to become a State?
http://dc.gov/page/statehood

===CALENDAR===

Please put DC4RD’s 1st Public Meeting of 2015 on your calendars

Thursday, February 12, 2015
6:30pm to 8:00pm
LOCATION: Watha T. Daniel/Shaw Neighborhood Library :: Main Public Meeting Room

* Discussion on definition of “affordable” housing
* Update on major civic projects: Barry Farm; McMillan Park; MLK Library; ZRR; and more…
* Explore National / International planning & development protocols & trends
* Action Brainstorm / Implementation
* Calendar of Events & Direction Review

[ feel free to bring your literature ]

PLEASE RSVP:
Chris O. 202-810-2768,
dc4reality@gmail.com
www.dc4reason.org

ITOW: McMillan Park & the Historic Preservation Review Board

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“In their own words…”

Guest columnist: Andrea Rosen

Topic: McMillan Park & the Historic Preservation Review Board

On January 29, the Historic Preservation Review Board held hearings on two matters concerning historic landmark McMillan Park: one, regarding its subdivision (HPA 15-133); and the other pertaining to a new, larger design for a residential mixed-use building (HPA 15-090).

I submitted testimony regarding the subdivision, which I am posting here in revision.

As someone untrained in law and the doublespeak that is part and parcel of that profession, I continue to believe that the proposals put forth by the Office of the Deputy Mayor for Planning and Economic Development and Vision McMillan Partners for the McMillan Park Reservoir historic district are illegal. It boggles the mind that HPRB continues to consider and rule on the intensive redevelopment of McMillan Park, given its own finding in 2013 that the proposed demolition required by the redevelopment master plan is “inconsistent with the purposes of the Preservation Act, as it will result in the demolition of important character-defining features of the McMillan Park Reservoir landmark.” To build a case that the demolition and development should go forward on the shifting sand of such a finding inexorably brings to mind the phrase “house of cards.”

Historic Preservation Office staffer Steve Callcott at least partially recognizes this inherent contradiction in his report on DMPED and VMP’s application to subdivide the McMillan Sand Filtration Site, which he describes as

“a single unified site that still maintains its original boundaries and site organization.” Like the proposed demolition of the underground cells, the subdivision of Lot 801 “into multiple parcels for the purpose of redevelopment is not . . . compatible with the goal of retaining and enhancing the landmark.”

Looking for precedents in rulings by the Mayor’s Agent on subdividing historic sites that were “single unified site[s] that still maintain [their] original boundaries and site organization,” Mr. Callcott comes up with only one, Tregaron, the 20-acre early 20th-century estate in Cleveland Park that, like McMillan, is listed on the National Register of Historic Places. But there any similarity between plans for the two properties ends.

The Mayor’s Agent approved the development of Tregaron, according to Mr. Callcott, because “the conceptual proposal was exemplary in terms of its architecture and land use planning.”

At Tregaron, the 20-acre landmark was divided into two large lots: One lot, of six acres, is home to the several buildings of the Washington International School. On the remaining 14 acres are three single-family residences built on established streets (two on Macomb Street; one on Klingle Road), clustered on a single acre hugging the property’s edge; and 13 acres never to be developed, where the historic parkland is being restored.

Thus 65 percent of the original 20 acres is preserved as contiguous green space; the remainder is subject to low-density development. Now that’s a project of special merit consistent with the Preservation Act and the Comprehensive Plan!

At McMillan, about 6 contiguous acres out of 25 acres of open space (less than 24 percent) are retained, at the southern end of the site. One does not need training in historic preservation or architecture to see at a glance by comparing VMP’s renderings with photographs of McMillan as it stands, largely unchanged except for the absence of trees (shorn by our city government), that the intensive development of the remainder of the McMillan Sand Filtration site obliterates the site’s defining characteristics above ground, and—as has already been established–below ground.

“[T]he subdivision of the McMillan Sand Filtration Site is incompatible with the character of the landmark ,” to again quote Mr. Callcott’s report, and furthermore, it is inconsistent with the purposes of the Historic Landmark and Historic District Protection Act, which are “to retain and enhance historic landmarks in the District of Columbia.” To first demolish more than 80 percent of the subterranean structures that won the protections of the Preservation Act, and then to build on almost 80 percent of the open space that is a defining characteristic of the 25-acre greensward, cannot be “consistent”—or in Zoning Commission-ese, cannot be “not inconsistent”–with the Preservation Act. To describe it as such would be Orwellian. The Board should take a field trip to McMillan and kick a ball across an acre or so. The great open spaces are pure exhilaration, and not to be replicated or even sensed at VMP’s 1960s-era planned community.

So I must take issue with Mr. Callcott’s recommendation that despite the incompatibility with its character of subdividing the landmark, the HPRB ought to reconfirm to the Mayor’s Agent that design choices mitigate this incompatibility.

Such a position strikes me as akin to admiring the clothes of the naked emperor. It seems that only in the tripartite division of the site, consisting of, from south to north: (1) lawn; (2) low-, medium-, and now, high-rise buildings; and (3) high-rise “medical” office buildings, can real-estate development boosters use jargon to paper over the fact that nothing will be left of the historic McMillan site. (As someone trained in Art History, I know how verbiage can be convincing even when it’s empty.) Our HPRB apparently considers the continued use of such terminology a real triumph in historic preservation. But those who know the iconic place now will not recognize it after VMP is done with it. People who have not had a chance to visit will have no clue what preceded VMP’s suburban outcropping.

The HPRB should not act as an arm of DMPED, despite its misbegotten position in the hierarchy of that office. I urge the Historic Preservation Review Board to remember its regulatory function as steward of the District of Columbia’s tangible history and to deny the subdivision of McMillan Sand Filtration Site.

“In their own words…”

Guest columnist: Andrea Rosen