First Look: Good Compromise on Development Guidelines

Draft Plan Released

The commercial areas of Cleveland and Woodley Park are set to get new development guidelines to shape future growth at each of the underdeveloped transit and commercial nodes of the two historic neighborhoods. The Office of Planning just released a draft report this evening of their year-long planning effort that will undergo public scrutiny and input over the next five weeks. These are my initial observations of what I think is both a practical and forward looking plan.

Adding infill mixed use (residential and retail/commercial) has a number of benefits to the neighborhood. It can increase the vitality of our commercial center, adding new investment, new customers and a new vibe that could be a draw for people to visit. From an environmental perspective, it adds housing in a place where people can live car free, at the steps of several transit options and stores and restaurant for everyday living. And most importantly, it can add new housing for a range of incomes.

The draft guidelines take a measured approach to growth while staying committed to established historic preservation standards. On the one hand the plan allows for greater height, but only when paired with front setbacks and rear step-downs. In Cleveland Park, the deep lots allow for this nipping and tucking while still providing greater height and density for needed housing. Density is the key to unlock more affordable housing in any future development, thanks to new zoning rules.

Inclusionary Zoning

Inclusionary Zoning (IZ) is required for projects that deliver 10 or more housing units and typically require a set-aside of 8-10% of the gross floor area to be used for low income housing. Under new zoning rules that apply to both Cleveland and Woodley Park, developments that take advantage of new allowable density would be required to set-aside 20% of the space to affordable units. This is important to keep in mind as we hear calls to make the allowable height and density smaller — it will only result in providing fewer housing units and fewer affordable units. We can add density and still make it look good.

Allowable Heights

The draft plan calls for the allowance of 75 foot buildings in Cleveland Park, where only 40 foot buildings are allowed today. In Woodley Park the proposed height ranges from 75 feet on the east side of the Avenue to 90 feet on the west side. The interesting part of this is that the Office of Planning is proposing exactly what most people told them. In over 1,800 survey responses the clear majority of public responses where to support the higher density option (Scenario C) in each of the development scenarios proposed. Give the people what they want.

Setbacks and Step-downs

The plan calls for setting the new construction back when it sits over an existing lower-rise building to help “to preserve the physical integrity and visual characteristics of the building’s existing massing and architecture.” Rear step-downs are also called for to provide a buffer to residential buildings behind the commercial area. While these measures subtract space for new housing, they are a workable compromise to allow for the greater height.

The draft provides a number of other guidelines to ensure compatibility with the historic districts. These include façade modulation; conformity in street wall height and design; guidelines for entrances, canopies and retail; and of course, what materials should be used, such as tan or red brick, limestone and, in the case of Art Deco Cleveland Park, glass block. The retail guidance calls for keeping relativity narrow retail bays and putting inactive business fronts on side streets of underground.

For large anchor retailers such as grocery stores, seek opportunities to minimize the street facing portion by locating the store space behind smaller street facing retail bays, or locating most of the anchor retailer below grade or on a second level. Rounded or faceted corners of buildings at the intersections of Connecticut Avenue and cross streets provide larger public realm opportunities. Those locations should be reserved for restaurants and cafes whenever possible.

Restaurant Cap

In March, ANC 3C called for the removal of the restaurant caps in both Cleveland and Woodley Park. In its draft report, the Office of Planning appears to endorse this move saying:

The NC zones (which include Cleveland and Woodley Park) encourage the retention and establishment of a variety of retail, entertainment, and personal establishments through limitations on eating and drinking establishments, introduced in 1989. Subtitle H § 1101.3 currently specifies that no more than 25% of the linear street frontage within a particular NC zone shall be occupied by eating and drinking establishments. However, given the change in consumer spending behavior and anticipated growth in population with future development, reexamination of this restriction to exclude the NC-3, NC-4, and NC-5 zones should be considered.

As you may know, several restaurants and bars on the CP strip are circulating a petition to keep the service lane open to people and fun, but closed to cars. If that’s your jam, sign it here.

Park & Shop or Stop & Play?

What if we got rid of the underused parking lot next to the Metro and invited people to use the public space as a plaza? This is exactly what the Office of Planning has in mind when it considers the Park & Shop parking lot:

The following streetscape design guidelines look at opportunities for reprogramming and reconfiguring the parking lot, sidewalk, and metro plaza to create a public space amenity for current and future residents. Potential future open space design should consider the anticipated users’ needs to ensure they are welcoming to a diverse population.

Yes, please.

Feedback

There is much more to this plan and I encourage everyone to read through it, take notes, and use the upcoming opportunities to ask questions. We have five weeks to complete the task of reviewing and providing feedback. You have the opportunity to send your feedback to three government bodies: 1) the Office of Planning, the authors and editors of the report, 2) the Historic Preservation Review Board, who will review the plan in public meeting on May 25th, and 3) ANC 3C which will consider the plan at their May 1st committee meeting and then at their May 22nd monthly meeting. OP is accepting input through May 26th. If you are not already signed up with Cleveland Park Smart Growth, I encourage you to do so (it’s free) so you can keep on top of the how and when’s of being heard.