Evening star., 1951-02-05
Planning Group
Asks Overhaul
Of zoning Laws
Too Many Efficiency
Apartments Criticized
In New Monograph
By Nelson N. Shepard


By Nelson N. Shepord
A complete overhauling and
modernizing of Washington's OUT
moded zoning regulations was
recommended by the National
Capital Park and Planning Com
mission today for more effective
control of population density at
a time of unprecedented expan-
sion.
Proposing a thorough study
of non conforming land uses
throughout the District with fol-
low-up remedial action in Con-
gress, the commission pronounced
present zoning "out of scale with
existing conditions. Washing
ton is tagging behind other big
cities and several of its own sub
urban areas, it warned, in failing
to meet both present and future
needs.
While the 1888 modification Of
the original zoning act has been
advantageous" the Federal
planners said, the restricted basic
form has not been changed to
accord with improved standards
found in many recent zoning
ordinances.
The planning commission.
which has prepared. a 30-year
comprehensive plan for Washing
ton and its environs, issued a new
monograph devoted to the gen.
eral problems Of People and
Land" The 71-page report re-
leased by Acting Chairman A. E.
Demaray, suggested various zon-
ing defects and remedies. 1t is
the fourth in a series detailing the
broader recommendations of the
main study.
Overcrowding Condemned.
Scoring the "haphazard" loca-
ton of allegedly "parasitical"
large scale apartment projects as
one of the major defects in land
uses. the report deprecates the
growing tendency of builders to
provide excessively for the So
called modern efficiency" units.
Repeatedly the report condemned
"over-crowding" in the District.
Because structures of high dem
sity depend upon the lower density
of surrounding property for light,
air. and open space, they were
called "parasitical in nature" It
added:
1.-THE same population could be
accommodated better with use Of
a greater number of buildings.
each at a lower density, and each
providing its own light, air. open
space, and ample off-street park
ing facilities"
| The report suggested that the
majority of houses should have
four or five rooms, and 10 to Is
per cent should have six rooms
or more. Dwelling units of three
rooms or less should be accepted
as temporary expedients only"
it declared.
No Breakdown Given.
Currently. private enterprise
is building too many efficiency
apartments" the report warned.
There never can be permanent
neighborhoods where most of the
residents have to move every time
the size of family changes"
(No breakdown was given on the
number of existing efficiency"
apartments which usually consist
of one room and kitchenette. In
quiry developed that 5000 or more
efficiency units are included in
the FILA rental program, alone.
Virtually all of these are in the
high density, elevator structures.
very few being in the garden-style
apartments for which the plan
ming commission has a decided
preference0
Other noticeable defects con-
tributing to the misuse of land to
which the report referred in
cluded the scattering of business
along major radial streets, and
pre-emption of logically located
commercial areas by residential
uses.
OF the total land area in the
District, only one-tenth is vacant
land. Three-fifths of the total
land is occupied by public build
ings and semi-public use, includ-
ing streets. Slightly more than
one-fourth is occupied by private
uses, including the one-f1fth de-
voted to residential purposes, and
the one-twentieth devoted to COM
merce, industry and railroads.
Revision Proposals.
The report recommended re-
vision should:
(a) Control the density Of
population.
CD Reduce the areas zoned for
commercial and for multiple
dwellings with consequent in
creases in areas zoned for single.
family detached dwellings.
(c) Require street parking
and loading spaces in commercial
areas wherever possible.
I'D Provide for elimination of
nonconforming uses.
(e) Provide for development Of
planned residential neighborhoods
containing various types of dwell
ings.
Cd Provide greater protection
for properly located commercial
and industrial areas, including
the central business district.
(g) Simplify the present COM