The Health Benefits of Zoning: Observations from Prince Goerge’s County’s Zoning Rewrite
Introduction
For the first time in about a half century, Prince George’s County (Maryland) is close to completing a multi-year process to rewrite its Zoning Ordinance, the set of regulations that determines land use, where buildings are located (or not, such as in wildlife preserves), and how the built environment (buildings, sidewalks, roads, parks) impacts daily life. The County’s Zoning Rewrite[1] began a few years ago, and is now nearing completion.
In a county where 2 out of 3 adult residents are obese, there are 1,837 residents for every primary care physician (PCP), compared to 1,153:1 in the state of Maryland. As well, Emergency Department visits for asthma were approximately 4.9 times higher among Black residents compared to White residents[2].
In HPRC’s response to the County’s call for public comment, HPRC observed that the Rewrite draft could be strengthened by incorporating mechanisms that could improve health. Below we summarize the potential for improved health outcomes, and the health equity opportunity declined by the current version of the Rewrite.
Potential for Positive Impact on Health Outcomes
An Emphasis on Creating Mixed-use Spaces
Mixed-use developments foster a more equitable use of space that leads to an increase in physical activity,[3] reductions in obesity,[4] and less time spent in cars, given that these changes make residents more likely to walk for both transport and recreation.[5] Walking to and from public transit is linked to an increase in daily exercise, particularly among low-income and minority subgroups[6]. This has long been a focus of discussion in the County.
Improved Access to Fresh Fruits and Vegetables
Zoning can be an important tool for increasing access to fresh fruits and vegetables. Efforts to improve access are crucial for Prince George’s County, as nearly 16 percent of residents are food insecure[7] (unpredictable access to affordable, nutritious meals). Within some census tracts, more than 25 percent are food insecure[8]). Community gardens, and access to farmers’ markets, have been linked to an increase in fruit and vegetable consumption. [9],[10
Pedestrian and Bicycle Friendly Developments
Multiple studies have shown that when built environments are walking- and biking-friendly residents are more likely to be active.[11], [12], [13] Additionally, research highlights that neighborhood walkability can lead to a decrease in BMI[14] regardless of income,[15] and can be even more important for reducing BMI than simply living in a mixed-use area.[16] Studies have also shown that some traffic calming measures lead to increased traffic safety, as well as an increase in physical activity.[17]
Open Space Set-Aside Standards
The prioritization of natural landscape and parks in particular should have a positive effect as green spaces have been linked to improved mental health,[18], [19] and parks have been linked to increased levels of walking and bicycling.[20] The literature regarding green spaces has also demonstrated positive environmental impacts, as they are associated with better air quality,[21] decreased temperatures during the summer,[22] and natural storm-water management.[23]
Green Building Standards
The establishment of a green building standards points system, and incentives to motivate builders to add additional green features, should also have a positive impact on the health of County residents. Living in green buildings has been associated with improved air quality,[24] and a reduction in asthma symptoms among children.[25] Studies show that working in such buildings has been linked to reduced absenteeism from work attributed to asthma, respiratory allergies, depression, and stress, as well as self-reported improvements in productivity[26].
Community Involvement
Improvements to community notification and public comment requirement for new developments could foster increased community participation during the approval process. The notification requirements are however overly reliant on mail, posted signs on development properties, and newspapers. These activities could be strengthened by using newer technologies, such as social media, a website, or email. Additionally, we would encourage the County to consider notification requirements that consider basic literacy levels, the needs of non-English speakers, and the use of translators or other instruments that would facilitate participation during community meetings.
Health Equity Opportunities Not Taken - Limitations of the County’s Rewrite Effort
Lack of attention to established neighborhoods
One significant limitation of the proposed zoning rewrite is that it predominantly affects new developments. Residents living in established neighborhoods may not benefit from the same health advantages as those who move to newly developed areas.
Health Equity in all Policies Safeguard Mechanism
A Health Equity in all Policies (HEIAP) Safeguard Mechanism is a policy device designed to ensure that human health always trumps the competing priority whenever a conflict arises between a development and public health. The city of College Park, Maryland has established such a safeguard, which could serve as a model for the Prince George’s County.[27]
Improving Access to Healthy Food
Nearly three quarters of Prince George’s County restaurants are considered fast food establishments. This is a public health concern as high density of fast food outlets has been linked to an increased risk for obesity.[28] The County’s long-range growth plan, Plan Prince George’s 2035 (PPGC 2035), specifically mentions the use of zoning to restrict the number of fast food restaurants and the location of fast food outlets in the County,[29] but this is not included in the proposed rewrite.
Community Involvement
Some residents reported that it is difficult to participate in the existing process[30], [31]. The following recommendations could create a more inclusive process: 1) a clear schedule of community notifications for hearings regarding each type of development; 2) a requirement that the technical staff application report include a summary of citizen comments; 3) a requirement that civic organizations be given the opportunity to register and receive notification when an application is submitted or a hearing is scheduled for a development in their geographic area of influence; and 4) pre-application meetings which could create communication between developers and the community before construction begins.
Future Directions
Most importantly, HPRC encouraged Prince George’s to include a section in the County code that requires a health assessment of the zoning ordinance every 10 years, or some other periodic interval determined by the County. This should allow for policy makers to examine data and gain needed insight for evaluating health impact.
We look forward to an even more robust community participation, by any and all available means, as the rewrite heads into the County Council’s approval stage.
Endnotes
[1] Prince George’s Zoning Rewrite. Creating a 21st Century Zoning Ordinance. Prince George’s County Planning Department. Retrieved from the internet. December 2017. https://pgplanning.civicomment.org/
[2] Prince George’s County Health Department. PGC health zone. Available from: http://www.pgchealthzone.org/index.php?moduledashboard&alias=alldata&localeId=1260
[3] Frank LD, Schmid TL, Sallis JK, Chapman J, Saelens BE. Linking objectively measured physical activity with objectively measured urban form: findings from SMARTRAQ. American Journal of Preventative Medicine. 2005; 28(2):117-25.
[4] Mumford KG, Contant CK, Weissman J, Wolf J, Glanz K. Changes in physical activity and travel behaviors in residents of a mixed-use development. American Journal of Preventative Medicine. 2011;41(5):504-7.
[5] Frank LD, Andresen MA, Schmid TL., Obesity relationships with community design, physical activity, and time spent in cars. American Journal of Preventative Medicine. 2004;27(2):87-96.
[6] Besser LM, Dannenberg AL. Walking to public transit: steps to help meet physical activity recommendations. American Journal of Preventative Medicine 2005;29(4):273-80.
[7] The Capital Area Food Bank. The Capital Area Food Bank in Prince George’s County. http://www.capitalareafoodbank.org/wp-content/uploads/2011/01/PG-Fact-Sheet.pdf. Accessed December 12, 2017.
[8] Capital Area Food Bank. CAFB Hunger Heat Map. http://cafb.maps.arcgis.com/apps/MapJournal/index.html?appid=b4906ac11bf74cd781c5567124be9364. Accessed December 12, 2017.
[9] Alaimo K, et. al, Fruit and vegetable intake among urban community gardeners. Journal of Nutrition Education and Behavior 2008 Mar-Apr;40(2):94-101. Available at: https://www.ncbi.nlm.nih.gov/pubmed/18314085
[10] Pitts, Jilcot, Q, Wu, et. al. Associations between access to farmers' markets and supermarkets, shopping patterns, fruit and vegetable consumption and health indicators among women of reproductive age in eastern North Carolina, U.S.A. Public Health Nutrition. 2013 Nov;16(11):1944-52. https://www.ncbi.nlm.nih.gov/pubmed/23701901
[11] Berke E, Koepsell T, Moudon A, Hoskins R, Larson E. Association of the built environment with physical activity and obesity in older persons. American Journal of Preventative Medicine. 2007; 97(3): 486-492.
[12] Noyes P, Fung L, Lee KK, Grimshaw VE, Karpati A, DiGrande L. Cycling in the city: an in-depth examination of bicycle lane use in a low-income urban neighborhood. Journal of Physical Activity and Health. 2014;11(1):1-9.
[13] Freeman L, Neckerman K, Schwartz-Soicher O, Quinn J, Richards C, Bader M et al. Neighborhood walkability and active travel (walking and cycling) in New York City. Journal of Urban Health. 2013; 90(4): 575–585.
[14] Smith KR, Brown BB, Yamada I, Kowaleski-Jones L, Zick CD, Fan JX. Walkability and body mass index density, design, and new diversity measures. American Journal of Preventative Medicine. 2008;35(3):237-44.
[15] Sallis J, Saelens B, Frank L, Conway T, Slymen D, Cain K et al. Neighborhood built environment and income: examining multiple health outcomes. Social Science and Medicine. 2009; 68(7): 1285–1293.
[16] Brown BB, Yamada I, Smith KR, Zick CD, Kowaleski-Jones L, Fan JX. Mixed land use and walkability: variations in land use measures and relationships with BMI, overweight, and obesity. Health and Place. 2009;15(4):1130-41.
[17] Morrison DS, Thomson H, Petticrew M. Evaluation of the health effects of a neighbourhood traffic calming scheme. Journal of Epidemiology & Community Health 2004;58:837-840.
[18] Sturm R, Cohen D. Proximity to urban parks and mental health. The Journal of Mental Health Policy and Economics. 2014; 17(1): 19–24.
[19] Zhang Y, Van Dijk T, Tang J, Van Den Berg AE. Green space attachment and health: a comparative study in two urban neighborhoods. International Journal of Environmental Research and Public Health. 2015; 12(11): 14342-63.
[20] Zlot Al, Schmid TL. Relationships among community characteristics and walking and bicycling for transportation or recreation. American Journal of Health Promotion. 2005;19(4):314-7.
[21] Selmi W, Weber C, Rivière E, Blond N, Mehdi L, Nowak D. Air pollution removal by trees in public green spaces in Strasbourg city, France. Urban Forestry & Urban Greening. 2016; 17: 192–201.
[22] Reduce Urban Heat Island Effect. United States Environmental Protection Agency. Available from: https://www.epa.gov/green-infrastructure/reduce-urban-heat-island-effect
[23] Green Scaping: The Easy Way to a Greener, Healthier Yard. United States Environmental Protection Agency. Available from: https://www.epa.gov/sites/production/files/2014-04/documents/greenscaping_-_the_easy_way_to_a_greener_healthier_yard.pdf
[24] Coombs KC, Chew GL, Schaffer C, Ryan PH, Brokamp C, Grinshpun SA et al. Indoor air quality in green-renovated vs. non-green low-income homes of children living in a temperate region of US (Ohio). Science of the Total Environment. 2016;554-555:178-85.
[25] Colton MD, Laurent JG, MacNaughton P, Kane J, Bennett-Fripp M, Spengler J et al, Health benefits of green public housing: associations with asthma morbidity and building-related symptoms. American Journal of Public Health. 2015;105(12):2482-9.
[26] Singh A, Syal M, Grady SC, Korkmaz S. Effects of green buildings on employee health and productivity. American Journal of Public Health. 2010;100(9):1665-8.
[27] College Park, Maryland, Municipal Code § 87-21
[28] Li F, Harmer P, Cardinal BJ, Bosworth M, Johnson- Shelton D. Obesity and the built environment: does the density of neighborhood fast-food outlets matter? American Journal of Health Promotion. 2009;23(3):203-9.
[29] Plan Prince George's 2035 Approved General Plan. The Maryland-National Capital Park and Planning Commission, May 6, 2014. Available from: http://www.pgplanning.org/Resources/Publications/Plan_Prince_George_s_2035.htm
[30] Maryland-National Capital Park and Planning Commission, Evaluation and Recommendations Report: Countywide Listening Sessions. January, 28-29, and February 10, 2015. Available from: http://zoningpgc.pgplanning.com/wp-content/uploads/2014/11/PGC-Listening-Session-Notes-FINAL-2-26-15.pdf
[31] Prince George’s County Zoning Rewrite: Listening Session Notes. Mitchellville, MD. June 3, 2014. Available from: http://zoningpgc.pgplanning.com/wp-content/uploads/2014/11/June_3-PG_Zoning_Listening_Session_Summary.pdf










