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<br />government in establishing change. Incentives such as
<br />credits and abatement for new b. omebuyers, t~.x credits tcor
<br />historic preservation, below-market land sales, and [=.nd bardc
<br />purchases all help :o ~'acitimre genrrification, r_he7 say, along
<br />wirA tools such -as :he k'ederal government's HOPE VI
<br />program ~'or revitalizing public housing, which also may
<br />contribute to gentrificadon, alcaough not conclusively.
<br />Federal policies, involving mortgage market regulation, Cae
<br />"securitizar/on and standardization" otc mort~ge finance, and
<br />affordable housing goal~ governing governmenr-spor~ored
<br />enterprises, such az Fannie Mae and Fred. die Mac, may also
<br />be factors. Certainly, however, economic development
<br />ini'fiarives are catalyst2. Major public invesra'nenr in a new
<br />transit station, public park, or even a convention center can
<br />be magnets [''or other neighborhood services, say Kennedy
<br />and Leonard, citing two rapidly genrriB/ing Washington;
<br />D.C., neighborhoods, one of which has a new subway station
<br />and ciae other a convention center.
<br />
<br />Zoning and Gentr~ficat~on
<br />Zoning polic7 ptays:an important roie in genrrificadon. In
<br />Chica~o's heavily §enrrifying West Town neighborhood, zoning
<br />chafes srrare~c~ly have Followed public rra~po~a6on ~n~
<br />~d access rourm, and occurred ~roughour ind~rri~
<br />According to Rose, r~oning occurs eider ~rough spot zoning
<br />or .eawide zoning.
<br /> Under spot zoning, properties .e sing~ty r~ned und[
<br />~.a ch~g~ significand7, a srra~e~ that r~ses seri~ e~ic~
<br />qu~rions about conrexr:appropria[: devetopmenr
<br />zo~ng ~o se~e ou=ide or persoa~ inrer~=. Corm Gables,
<br />Florida, 6efin~ spot zoning ~:
<br />
<br /> (Al chafe in ~rncr boun~ri~, ~ianc=. ~d other
<br /> to ~e zoning code and ~e ~d ~ea maps ~ar violate
<br /> principle of zoning ~d =e ~Sara~etiz~ by ~e following: fa)
<br /> In~vidu~ seek m have proper~ r=oned ~r ~eir palate ~m (b)
<br /> Us~[y ~e mount of land involved ~ s~ and [imir~ to one or
<br /> ~o ownerships. (c) The proposed r~oning would give pri~il~
<br /> nor gehe~[y ~r~ed ro propem/simihrly locar~ in ~e arm. (d)
<br /> Applicario~ ~u~ly ~how Ii[de or ao .~idence
<br /> consideration of ~he gene~ we[hre of ~e pubiic,
<br /> a~rounding proper~ (including adequate butte=},, whe~er
<br /> permitted in ~e ~iacarion sough~ =e appropria[e
<br /> [ocauons proposed, or conformi~ ro ~e comprehensive pl~ or
<br /> comprehenave planing principle (including ~:eradom
<br /> population dcmi~ patterns and incr~e of load on utiliri=,
<br /> 'schools, ~d
<br />
<br /> Areawide zoning happens when a governing bod. y approves a
<br />request to change the zoning classic%carton otc a larger area,
<br />perhaps a contiguous number o£parceis or blocks. For ex.0.mple.
<br />areawide zoning occurs when a city council approves Cae change
<br />oFa ['bur-biotic residential area ["rom K3' to R4 to ztlow for
<br />greater density, The Renton, Washingr0n, definition is simple
<br />bur holisric:
<br />
<br /> Zoning adopted for all properties within a district consistent wir. h
<br /> the comprehensive plan, tach. er r.~an on a lot-by-lot bmsis.-
<br />
<br /> Areawide zoning can occur through downzoning, which the
<br />.~'andbook /'or Planning Commz'ss/oners z'n Missouri defines as %
<br />change in the zoning classification of land co a ciassirqcation
<br />permitting devetopmenr char is less intensive or dense, such..as
<br />~om muttifamily ~o singie-~'amii? or ~'rom commercial co
<br />industrial co residenti~."
<br />
<br /> Rose loom at Cae downzoning case of The Polish Triangle, a
<br /> Chicago subneighborhood, ro show how downzoning is used ~o
<br /> guide development. Two area downzonin~ between 1¢96 and
<br /> !.999 were intended ¢o "[give] the community an impression of
<br /> con,roi over large d:evelopmenr~." Conversely, five proper-d= in Cae
<br /> neighborhood oho received upzonings (the opposite of
<br /> downzoning); presumably For [~rger developments. Rose says ~ir
<br /> appears" ~e ward's alderman rejected wo upzoning propomis
<br /> necessary for Cae development of affordable housing projects.
<br /> Clexrly, are=wide zoning can ~o be used ~o serve special interests.
<br /> Political mmcie heavily influences Cae destiny of a
<br /> neighborhood. Chicago aldermen are largely responsible For
<br /> neighborhood zoning changes, effectively serving az the key
<br /> decision-maker for [0cai deyelopmenr. By downzoning an area,
<br /> 'aldermen give Caemselves control over development that may
<br /> previously have been allowed by right. Therefore, he or she can
<br /> essentially "pick and choose" which developments happen.
<br /> A recent downzoriing case born of circumstance bur
<br /> promulgated by gentrification came out of the Edgewater
<br /> neighborhood qn :ChiCago's North Side (See ~Lakefront Areas
<br /> Downzoned in ChiCago," Zoning News, Februai'y2002). Tile
<br /> owner ora ~wozsrory, single-family home in a dense RS district
<br /> passed away, leaving the proper~ to b. er offspring, who ~
<br /> presumably co~d sell it for mi/lions co a developer For high-r/se
<br /> construction. That parr of Cae neighborhood, snidely
<br /> characterized az =condo canyon," is densely developed wir~
<br /> many 15- co 40-story residences 'along Lake Michig=n, some
<br /> quite expensive--a by-product of bor_h ?ro~mirY to the lake
<br /> and gencrification. The problem: the city radically downzoned
<br /> Cae parcel from R6 to R2, thereby tatung the potential price tag
<br /> on the property significantly. The local alderman defended d~e
<br /> widely publicized measure, saying Edgewarer was too dense and
<br /> neighborhood residents were opposed to another high-rise.
<br /> Downzoning is an =xcellemt tool to rgutare building height.
<br />Theoretically, should, all ot°'condo canyon" be downzoned to R2., the
<br />alderman would be under no leg-al pressure to approve an upzoning
<br />['br any otc the remaining parcels with single-family home~.
<br /> · Downzoning also has impacts on commercial and'indusmal
<br />properties. The Vienna Beef plant in Chicago threatened to
<br />leave the city if the area~surrounded by genrrificadon~wa~~
<br />downzoned, says Linda Lurron in "There Goes the
<br />'Neighborhood: Concern Grows as Genrrificadon Spreads
<br />Through Chicago."'Of course; downzoning does .not mean
<br />
<br />CHICAGO'S
<br /> PROTECTED MANUFACTURING DISTRICT (PMD)
<br />A guaranteed measure to prevent ~on-manufacruring ~es
<br />infiltrating an iad,,~tri~ area. Without it, existing manufacturing
<br />under ~he new rul~ o£a non-manufacturing zoning district~would be
<br />governed by the following provisions:
<br />· Certain materials cannot be stored or manufactured within 200
<br /> of residential, busings, or commercial(Article 10.3). Fire hazard~
<br /> and explosive materials cannot be stored, within 40 feet o£
<br /> residential, busine~, or commercial (Art. 10.10).
<br />~ All storage mmst be in completely enclosed buildings or
<br /> an 8-['oor wall/fence within 300 feet of any residential district. ·
<br />
<br />· Noise revels must be reduced along residenua{ a,id bu=in=s district
<br /> boundarie~ (Arr. 10.5).
<br />· F. quipment causing intense vibrations (i.e.. from heavy hydraulic
<br /> surges} mus£ be placed 300 feet awn? }}om r~idenrtal, business, or
<br /> commercial zoning (Arr. 10.6).
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