BUILDING COMMUNITY FOR THE NEXT 100 YEARS
ASF advocates for better development policies to ensure Arlington's long-term, budget, equity and environmental sustainability
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See Arlington County Board Candidate Positions on Development Before You Vote for Two Open Seats, In-Person Early Voting Now Open
Attend Planning Commission Meeting October 2 as it Votes on Plan Langston Blvd or Speak to the County Board which votes to Advertise the Plan October 14 | MORE INFO HERE!
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ASF is Tracking New Missing Middle by-right six-plex zoning in residential areas!
See a map of the 15 Missing Middle (or Enhanced Housing Option) permits that have been received as of July 1 2023
The County is publishing EHO permits and should soon publish a new dashboard, seee details here
KEY ASF Resources on the March 22 Approved MM Policy:
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ASF Summary of the County Board's approved zoning and land use changes
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ASF January 13 analysis: Missing Middle Housing Proposal: Impacts on Arlington and Its Comprehensive Plan
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ASF January 8 Slide Presentation at Missing Middle Factcheck Rally
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The County's approved Missing Middle housing framework touts new housing opportunities through "infill" in single-family areas. The approved plan (based on the Board's report of March 10) takes effect in July 2023 and allows:
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construction of two- to four-plexes on ALL lots in R-5 to R-20 residential zones;
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construction of 5 and 6 plexes on all lots over 6,000 square feet (the majority of lots rezoned);
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0.5 onsite parking spots per unit near transit and 1 onsite spot for units on cul-de-sacs and areas further from transit;
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Fee simple sales, lot subdivision and ADU's for side-by-side duplexes and 3-unit townhomes
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Missing Middle units on lots over one acre by special exception permit;
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"Free" bonus lot coverage of 5% for Missing Middle units;
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Maximum 8,000 square feet for 5 and 6 plexes.
The Board reneged on initial promises: i.e.
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"it won't be countywide;"
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"it will deliver family-sized units," and "starter homes;"
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"it will create wealth for more diverse populations."
The county had projected only 150 added residents with 20 permits. Having granted more than double that amount, the county still rejected all plans for infrastructure/new services. ASF has provided SUBSTANTIAL evidence that Missing Middle will bring:
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Loss of affordable, older housing stock (replacing $750k homes with MM units that will require $193,000 minimum annual income for one six-plex unit);
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Rise in land prices that will preclude true affordable housing solutions (e.g. co-ops);
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Subsidizing the wealthy (those earning 125-273% of area median income);
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Spreading tear-downs to new areas; at faster-than projected pace;
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Displacement of those who can't pay higher taxes due to land inflation;
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Absolute loss of tree canopy in rezoned areas;
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Major impacts on traffic, neighborhood parking, pollution;
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Abandonment of transit-oriented development;
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A net loss of "family-sized housing" units (with 89% of MM being 1-2 BR units);
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Likely shift from 80% owner-occupied to approx 80% rental properties in rezoned areas;
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Lack of continuity with, if not outright violations of, our Comprehensive Plan.
Write THE COUNTY BOARD NOW (countyboard@arlingtonva.us) AND FOLLOW UP:
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Ask for neighborhood involvement in the reporting:
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Push for impact analyses on demograhpic, fiscal and environmental impacts of the plan;
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Tell the Board that sunsets must be made conditional on key benchmarks.
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Quick Links:
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Arlington Economists' Letter to County Board on Missing Middle Economic Impacts, January, 19, 2023
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ASF Quick Take on October 31 Draft Missing Middle Zoning Amendments, November 4, 2022
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Missing Middle: Civic Dialog: ASF Presentation to Arlington Civic Federation, October 11, 2022
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ASF Slides for Tara Leeway Civic Association, September 14, 2022
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ASF Analysis (4-page WordDoc) of Missing Middle Phase Two Report, May 17, 2022
Visit our Missing Middle page for more information.
Plan Langston Boulevard: The county has slightly modified, with release of a new Preliminary Concept Plan (PCP) in August 2022, scenarios A and B revealed in summer 2021 for "Plan Langston Boulevard." The PCP lays out new land use and zoning along Langston Blvd west of Rosslyn to Arlington-East Falls Church (with some parts, i.e. Cherrydale and East Falls Church, subject to separate planning efforts and one area deferred.) ASF believes the PCP inadequately accounts for adverse fiscal and environmental impacts; omits critically-needed new infrastructure, particularly schools, roads (the planning area lies outside Metro corridors), parks; and will severely erode market-rate affordable housing/diversity.
The Upshot and How to Weigh In. ASF believes MM and Plan Langston Boulevard up-zoning (and up-GLUPping) are irreversible densifications and a break from the county's 40-year agreement with residents to limit high-density development to Metro corridors. We hope you will share your views with the board (countyboard@arlingtonva.us).
