BUILDING COMMUNITY FOR THE NEXT 100 YEARS

​​​

 

​​ASF advocates for  better development policies to ensure Arlington's long-term, budget, equity and environmental sustainability

__________________

​​

-  THE ARLINGTON WAY HAS GONE ASTRAY  -

​

Arlington County on February 1 published the the County Board-approved version of new Missing Middle Zoning for 6-plex construction proposed for single-family areas

​

• Read ASF Press Release on Board Jan 25 Vote

• Read ASF's Analysis of the Board Actions January 25

• Read NPR Coverage of the Vote

Provide your public comment TODAY on the draft --

write countyboard@arlingtonva.us

County Board takes a final vote on all options MARCH 18!

​

KEY ASF Resources on the Plan:

• ASF's Readout of January 25 Board Discussion and Vote on Missing Middle Proposal

• ​ASF January 24 Presentation to the Board'

• ASF January 13 analysis:  Missing Middle Housing Proposal:  Impacts on Arlington and Its Comprehensive Plan

• ASF January 8 Slide Presentation at Missing Middle Factcheck Rally​ 

​__________________

​

The County's newly-advertised set of options for its Missing Middle housing framework tout new housing opportunities through "infill" in single-family zoned areas.  The draft zoning -- open for public comment until March 17 -- would allow construction of new duplexes up to 6-plexes for all lots in R-5 to R-20 residential zones.  Many initial promises about Missing Middle -- it won't be countywide, it will deliver "family-sized units," and offer "starter homes" that help "create wealth for more diverse populations" were reversed as the county kept shifting its goals.  The county projects only 20 new buildings a year, or about 100 new units, and 150 added residents.  However, similar up-zoning near Seattle (in Ballard) produced rapid infill of large units replacing older more affordable homes, as in the photo above.  The county claims its MM "vision" will not negatively affect infrastructure, diversity, or green space; ASF disagrees.  As noted in our materials above, we expect Missing Middle will bring:

​

• Loss of affordable, older housing stock (replacing $750k homes with MM units that START at $415k/for 700 ft2 units);

• Rise in land prices that will preclude true affordable housing solutions (e.g. co-ops);

• Subsidizing the wealthy (those earning 118-273% of area median income);

• Spreading tear-downs to new areas; at faster-than projected pace;

• Displacement of households who earn less than $108,000 per year (lowest MM income needed) and those who can't pay higher taxes;

• up to 49% loss of canopy in rezoned areas;

• Major impacts on traffic, neighborhood parking, pollution;

• Abandonment of transit-oriented development;

• A net loss of "family-sized housing" units (with 89% of MM being 1-2 BR units);

• Likely shift from 80% owner-occupied to approx 80% rental properties in rezoned areas, reducing opportunities for wealth creation for new owners;

• A diversion from other priorities, such as true affordable housing and addressing tree loss from current residential development.

​

​Write THE COUNTY BOARD NOW (countyboard@arlingtonva.us) AND DEMAND:

• Delay the March 18 final vote until the following requests are met:

• Fully reveal population growth of new zoning;

• Publish the fiscal, environmental and displacement impacts of the proposed 8-plex plan compared to current zoning;

• Consider measures that are neither irreversible nor as inflexible as rezoning.

-------------------------

Quick Links:

• Arlington Economists' Letter to County Board on Missing Middle Economic Impacts, January, 19, 2023

• ASF Quick Take on October 31 Draft Missing Middle Zoning Amendments, November 4, 2022

• Missing Middle:   Civic Dialog:  ASF Presentation to Arlington Civic Federation, October 11, 2022

• What's at Stake with Arlington's Missing Middle Debate, Washington Post September 28, 2022

• ASF Readout of Mid-September Board Engagement on Missing Middle Houisng

• ASF June - September Activities Update

• ASF Slides for Tara Leeway Civic Association, September 14, 2022​

• Updated Infographic on Missing Middle, ArlTransparency, Sept 10, 2022

• ASF Letter to Arlington County Board on MMHS Phase 2 Concerns, June 3, 2022

• 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).

​​