D.C. Mun. Regs. tit. 10-A, § 505
505
505.1 The housing stock in the District has varied in size and type over time. As Figure 5.9 shows, in 2000, about 44 percent of Washington, DC's housing units consisted of studios and one-bedroom units. The percentage of small units declined to 38 percent, mostly through the loss of studios, before rebounding to 42 percent by 2017. In 2000, units with four or more bedrooms comprised just 11 percent of the total units. By 2017, this had risen slightly to just below 13 percent. Three-bedroom units have declined by almost two percent since 2006. Of all unit types, only two-bedroom units have consistently grown in number, increasing from 24 percent in 2000 to almost 26 percent in 2017.
505.2 Between 2011 and 2016, more than 90 percent of new housing in Washington, DC was multi-family housing. As this trend continues, the District faces the possibility of a less diverse housing stock. As Figure 5.3 shows, row house units represent a declining share of all housing. Therefore, the District will become more dependent on apartment buildings to provide family-sized units. The conversion of single-family row houses, which by right may include a second unit, into multi-unit buildings may be further eroding the supply of three- and four-bedroom units in the District. Going forward, there is limited opportunity for new subdivisions of large, detached homes to provide housing for more families.
505.3 Figure 5.9: Distribution of Housing by Number of Bedrooms in Washington, DC, 2000-2017
Source: U.S. Census American Community Survey (ACS) 2017, DC Office of Planning
505.4 The housing needs of District residents represent a wide spectrum. Students and young professionals may seek studios, small apartments, or shared housing. Young families may seek small condominiums, townhouses, or small homes in emerging neighborhoods. Families with children may seek homes with three or four bedrooms, a yard, and perhaps a rental unit for added income. Singles and couples with no children may seek single-family homes or apartments. The growing population of older adults may seek to remain in their existing homes or downsize to smaller houses or apartments nearby, while others will want or need retirement communities, assisted living, or congregate care facilities. Overall, larger units are more adaptable to changes in demand than smaller units given their ability to serve a wide range of households from individuals seeking to share housing, to new growing families, to multigenerational households. It is difficult to determine if these changing needs will compete with or complement each other. For example, will older, down-sizing residents naturally provide a turnover of larger units to young growing families, or will there be an overlap of competing needs?
505.5 Given the shortage of available land in areas with some of the highest housing costs, promoting accessory dwelling units is one way to provide housing options for persons at all income levels and support the transition from older to younger households. Large homes may easily accommodate what is commonly called an in-law suite on the top floor or lower level, or above a garage, in place of a garage, or in a separate unit out back. An accessory dwelling unit can accommodate a low- or moderate-income family, a student, or an older adult who is unable to continue to fulfill the full burdens of homeownership. The added rental income can help a younger household qualify to purchase the home.
505.6 An important part of growing inclusively is to develop and maintain, across neighborhoods and throughout the District, a diverse housing stock of all sizes and types that can fit the needs of the variety of households, including growing families, singles, couples, and aging residents who, in order to remain in their neighborhood may need to transition from living independently in their home to alternative housing. Recent housing production has not provided the diversity of housing types needed in the District. Market-driven development provided higher-end, multifamily units that attracted largely white, affluent, and smaller households. Ninety-one percent of new housing growth between 2006 and 2018 has been in multi-family buildings that add considerable supply but tend to have units that are smaller in size (see Figure 5.10) At their most extreme, market pressures may result in displacement as affordable large rental units are converted to upscale condos or apartments. More often, these pressures mean that families are having a harder time finding suitable housing in Washington, DC. This is supported by the 2017 vacancy rate which was 13 percent for studios and one-bedroom units, but just eight percent for units that were three bedrooms or larger.
xvii Housing production that could serve families, seniors, and moderate- and low-
income households has not kept pace. This disproportionately affects residents of color.
505.7 Figure 5.10: Housing Typology Transect
Increase the supply of larger family-sized housing units for both ownership and rental by encouraging new and retaining existing single-family homes, duplexes, row houses, and three- and four-bedroom market rate and affordable apartments across Washington, DC. The effort should focus on both affordability of the units and the unit and building design features that support families, as well as the opportunity to locate near neighborhood amenities, such as parks, transit, schools, and retail.
Encourage the production of both renter- and owner-occupied housing, including housing that is affordable at low-income levels, throughout the District.
Promote the development of neighborhood-based assisted living, adult day services with dementia care, and skilled nursing facilities. Zoning and health regulations should be designed to promote an increase in supply, security, and affordability of housing for older adults.
505.11 Policy H-1.3.4: Cooperatives and Co-housing Encourage cooperatives, shared housing, and co-housing (housing with private bedrooms but shared kitchens and common areas) as a more affordable alternative to condominiums. Explore how these housing types might support multigenerational households.505.12 Policy H-1.3.5: Student Housing Require colleges and universities to address the housing needs of their students and promote the use of such housing by their students.505.13 Policy H-1.3.6: Single Room Occupancy Units Allow the development of single room occupancy (SRO) housing in appropriate zone districts.Please consult the Land Use Element for policies on row house conversions to multi-family units.505.14 Action H-1.3.A: Create Tools for the Production and Retention of Larger Family-Sized Units in Multi-Family Housing Research land use tools and techniques, including development standards, to encourage the development of residential units that meet the needs of larger families, with a focus on financing affordable units in high-cost areas.505.15 Action H-1.3.B: Technical Assistance for Condominiums and Cooperatives Develop technical assistance and innovative management models to assist in the long-term maintenance and sustainability of condominiums and cooperatives.
SOURCE: District of Columbia Comprehensive Plan Act of 1984, effective April 10, 1984 (D.C. Law 5-76; 31 DCR 1049 (March 9, 1984)); as amended by District of Columbia Comprehensive Plan Act of 1984 Land Use Element Amendment Act of 1984, effective March 16, 1985 (D.C. Law 5-187; 32 DCR 873 (February 15, 1985)); as amended by District of Columbia Comprehensive Plan Amendments Act of 1989, effective May 23, 1990 (D.C. Law 8-129; 37 DCR 55 (January 5, 1990)); as amended by District of Columbia Comprehensive Plan Amendments Act of 1989 NCPC-Recommended Amendments, and Closing of Public Alleys in Square 669, S.O. 88-452, Act of 1990, effective May 23, 1990 (D.C. Law 8-132; 37 DCR 2213 (April 6, 1990)); as amended by District Government Land Use Temporary Amendment Act of 1994, effective October 1, 1994 (D.C. Law 10-190; 41 DCR 5360 (August 12, 1994)); as amended by Comprehensive Plan Amendments Act of 1994, effective October 6, 1994 (D.C. Law 10-193; 41 DCR 5536 (August 19, 1994)); as amended by District of Columbia Comprehensive Plan Act of 1984 Land Use Amendment Act of 1994, effective March 21, 1995 (D.C. Law 10-235; 42 DCR 30 (January 6, 1995)); as amended by Technical Amendments Act of 1996 effective April 18, 1996 (D.C. Law 11-110; 43 DCR 530 (February 9, 1996)); as amended by Second Technical Amendments Act of 1996 effective April 9, 1997 (D.C. Law 11-255; 44 DCR 1271 (March 7, 1997)); as amended by Comprehensive Plan Amendment Act of 1998, effective April 27, 1999 (D.C. Law 12-275; 46 DCR 1441 (February 19, 1999)); as amended by Technical Amendments Act of 1999, effective April 12, 2000 (D.C. Law 13-91; 47 DCR 520 (January 28, 2000)); as amended by Comprehensive Plan Amendment Act of 2006, effective March 8, 2007 (D.C. Law 16-300; 54 DCR 924 (February 2, 2007)); as amended by Technical Amendments Act of 2008, effective March 25, 2009 (D.C. Law 17-353; 56 DCR 1117 (February 6, 2009)); as amended by Comprehensive Plan Amendment Act of 2010, effective April 8, 2011 (D.C. Law 18-361; 58
DCR 908 (February 4, 2011); as amended by Comprehensive Plan Amendment Act of 2021, effective August 21, 2021 (D.C. Law 24-20; 68 DCR 006918 (July 16, 2021)).