Apr 12: LVCA General Meeting: Water Mains & Zoning “Bonus” Heights

LVCA Meeting: Water Mains & Zoning “Bonus” Heights, Apr 12
When: Monday Apr 12, 8PM
Where: Virtual via Zoom

ONLINE ONLY: No meeting at the Community House
A link to the meeting will be emailed to LVCA broadcast email subscribers on the event day (Apr 12)

Key Boulevard Water Main Replacement
County staff will brief us on replacement of the water main along Key Blvd from Jackson to Danville and the block of Herndon north of Key. The existing, aging water main was built in 1927 and has had numerous breaks in the past few years. The new larger-diameter and more-durable watermain will improve fire flow capacity and better support demand in the neighborhood. Construction is expected begin in the Spring and is expected to take a year and a half. There will be detours, parking restrictions, and unavoidable noise (between 9AM & 4PM). Water service may be disrupted for up to two hours. when the new main is connected to the water system disruptions may last up to eight hours. Advance notice will be given to residents before any planned water shut-offs. County Board Agenda Item

Zoning “Bonus” Heights in LV
In the second part of the meeting county staff will provide an overview of a proposal to award 60 extra feet of height for new buildings that include affordable units. The proposal is ostensibly for projects that are 100% “affordable,” but gives the County Board leeway offer extra height even if a project isn’t completely affordable. The proposal applies to properties zoned RA14-26, RA8-18, and RA6-15. There are several RA8-18 districts in Lyon Village (shown on map in yellow). This could potentially allow 10 story buildings to be built next to single-family homes. The proposal is supported by County Staff, the County Manager, and the Arlington Partnership for Affordable Housing. The county board has advertised a hearing on April 17 to approve this change.
Click map to enlarge
Sun Gazette Washington Business Journal County Staff Presentation County Board Agenda Item Zoning Map Zoning Ordinance 2020 Letter of Support (Arlington Partnership for Affordable Housing)

March Meeting Recap: Clarendon Development Plans

March Meeting Recap: Clarendon Development Plans
County planner Brett Wallace, who is project manager for the Clarendon Sector Plan (CSP) Update, reviewed the current status of work on the update. The plan has shaped the physical development of Clarendon over the past 14 years, including private development projects and major public investments like the Clarendon Circle transportation improvements. Several large developments are currently proposed in Clarendon, including redevelopment of key sites south of Washington Boulevard, reconfiguration or relocation of Fire Station 4, several high-rise residential buildings, and a convention hotel. Changes to the plan may have a significant impact on traffic, parking, trash, and safety in LV.

CSP Presentation Slides

CSP Presentation Audio


Q&A
How does the Sector Plan update relate to the County’s “Missing Middle” initiative and proposed changes to zoning?


Are you discussing moving Wilson Boulevard a few feet South into the Silver Diner block between Clarendon Circle and 10th Street N, so as to provide more sidewalk space on the North side of the street, where Northside Social is currently located?


It is widely acknowledged that there are limits to growth. Will you consider limits on Clarendon’s infrastructure? Streets and sidewalks in Clarendon are narrower than Rosslyn or Ballston. Is there a limit to what can be reasonably built in this area?


How will the proposed projects taper down to the residential neighborhoods — particularly on the 10th Street side where you are very close to Ashton Heights and Lyon Park?


Are any parcels north of Wilson and Washington Blvds. in play in your study? Parking in Clarendon is tight and spills over into Lyon Village. Are any thoughts be given to increasing the parking requirement — the County seems to be reducing it to about 0.46 spaces per unit in residential buildings.


How much more density has been added above the current density under the 2006 Sector Plan in the four private project proposals? Their presentations don’t seem to list the original density nor the additional square footage they have requested.


What is a modified step back?


On the St. Charles side of Washington Blvd. opposite the Bromptons, the proposal is to keep the edge of the site at 55 feet and then taper up more rapidly than currently planned. Yet this is the lowest part of the site, and elevations are typically measured based on the whole site. What would be the likely height at that point with an average site elevation of 70 feet or more?


Is there not enough parking in Clarendon, or is it just a matter of folks not wanting to use the public parking garages?


A convention hotel is proposed for the Silver Diner site. The transportation needs for a hotel are very different than those for a residential building or office building. How would you keep traffic from cars, shuttle vans, and tour buses from spilling out into the neighborhoods?


How many of these sites will include residential that will cater to families? where will those children go?


Dittmar is currently proposing to remove seventy-five homes from our housing supply by converting them to short/medium-term rentals across three of their buildings (not in the subject area, but nearby) in a “minor” site plan amendment. What is the County doing (through this sector plan amendment or anywhere else) to compensate the community for the removal of those 75 homes, especially in the context of our housing shortage?


Will the fire department station and office building remain? Will their current activities continue? Will any of it need to be moved?


When will the Joyce Motors site be bringing something to the Board?


Fast-Moving Developer Demolishes Historic House

Fast-Moving Developer Demolishes Historic House
Community associations once again prove to be no match for well-funded developers and a county government oriented toward development. The Dominion Hills Civic Association lost its long-running effort to preserve the Civil-War era Febrey-Lothrop House. The nine-acre property is now expected to be developed. While currently zoned for single-family homes, local residents are worried because affordable housing advocates are pushing for higher-density affordable housing, which residents call “inconsistent with our neighborhood.” Story at ARLnow

Major Affordable Housing Project in LV

Major Affordable Housing Project in LV
At at emergency County Board meeting held virtually in the early hours of Thu, Apr 1, the Board approved acquisition of the now-decommissioned Ever Given container ship for an undisclosed amount. The Ever Given is one of the largest container ships in the world and the subject of media attention as it blocked the Suez Canal for a week.
  Plans are to convert shipping containers aboard the ship into affordable housing units. Container homes can cost half as much per square foot as traditional construction. Organizations around the world have been embracing shipping containers to economically create housing for low-income populations.

  The Ever Given has a capacity of 20,000 containers. It is estimated this would comfortably accommodate at least 1,000 housing units with below-decks parking for 1,500 vehicles.
  Project location is the the south side of Lee Hwy stretching from Adams to Danville. The area is zoned RA8-18, a zoning designation the Board is expected to modify at its April 17 meeting to permit “bonus” height for affordable housing developments. The Ever Given would be the County’s first such project.

  The LVCA is expected to develop a stand on this matter. Based on recent interactions with the County, resistance is expected to be futile. Discover Containers website Ever Given Every Where

Apartment Space to Hotel Conversion

Apartment Space to Hotel Conversion
Despite allegations of an Arlington “housing crisis” the County Board is expected to allow another developer to temporarily convert apartment space to hotel use. The developer of 1555 Wilson Blvd wants to convert 5 floors of residential units into a hotel because they are expected to remain vacant for a long time. County Board is expected to advertise a public hearing on the matter for April. Sun Gazette County’s Project Page

Missing Middle Listening Session: Feb 4

Missing Middle Listening Session
When: Feb 4 at 7PM
Where: Online via Microsoft Teams

Possibly the greatest future challenge facing Lyon Village residents will be proposals to up-zone much on Lyon Village, now mostly single-family houses, to permit additional duplexes, triplexes, quads, and denser structures, thus dramatically changing the character of Lyon Village.

Share thoughts with County staff on priorities and considerations on the Missing Middle Housing Study. The meeting will be a forum to discuss your ideas with other community members, provide feedback, and learn more.

Link for Feb 4 Meeting Announcement

LVCA Meeting Recap Video: Missing Middle

Jan 11 LVCA General Meeting: Residential Permit Parking Program

LVCA General Meeting: Residential Permit Parking
When: Mon, Jan 11, 8PM
Where: Virtual via Zoom About Zoom
ONLINE ONLY: There is no meeting at the Community House.
Police Update
The meeting will start with an update from LV’s Community Policing Team.
Residential Permit Parking Program
The January meeting will feature an overview of proposed changes to Arlington’s Residential Permit Parking Program (RPP). Many people know it as “Zone 6 Parking.” Join us to learn more about the changes that the county is considering: some good and some that LVCA Board Members think should be changed.

The presenter will be LVCA Board Member Andrew Rude, who has been following the RPP review process for LVCA. County staff were invited to make a presentation, but declined.

Members of other neighborhood associations, who will be impacted by changes to the RPP have been invited to this online meeting.

A link to the meeting will be emailed to all subscribers to the LVCA broadcast email on the day of the event (Jan 11); just click the link in the email to join the meeting. Please join the meeting a bit early, like 7:50 PM, so you will be ready when we start promptly at 8 PM. The meeting is limited to 100 attendees so latecomers may not be able to join.

For more about the RPP and links to additional information see LVCA’s Previous Post about the RPP.

LVCA Meeting Recap Video: Missing Middle

LVCA Meeting Recap Video: Missing Middle (Nov 9)
Possibly the greatest future challenge facing Lyon Village Residents will be proposals to up-zone much on Lyon Village, now limited to single-family houses, to permit duplexes, triplexes, quads, and denser structures, thus dramatically changing the character of Lyon Village.

Speakers:
● Peter Rousselot from Arlingtonians for Our Sustainable Future made his case agains the Missing Middle Housing Study and up-zoning. (27 minutes)

● Matt de Ferranti, County Board Member explained the Missing Middle Housing Study. (20 minutes)

● Q by John & A by Matt & Peter. (25 minutes)

Missing Middle Housing Study
The Missing Middle Housing Study is expected to run through 2022. It will consider such topics as:
● Up-Zoning: Changing the zoning of areas now limited to single-family houses to permit duplexes, triplexes, quads, and denser structures.
● How up-zoning relates to Arlington’s agenda for accelerated development, growth, and density.
● Impacts of up-zoning, accelerated development, growth and density on Arlington’s infrastructure (public schools, fire stations, storm and freshwater distribution systems), environment, and budget.
Resources
County’s Missing Middle Web Page
Missing Middle Study Timeline
Missing Middle article published by Arlington Civic Assn
Arlington-Analytics Report on Missing Middle
“Missing Middle” Advocate Targets LV
Best Arlington Neighborhoods

“Missing Middle” Advocate Targets LV

“Missing Middle” Advocate Targets LV
Emily Hamilton, housing advocate and Director of the Urbanity Project at the Mercatus Center at George Mason University was quoted in ARLnow saying… “North of the Clarendon Metro station is the largest chunk of that quarter-mile circle where there is low-density housing… It’s certainly a spot where denser development would make economic sense.”… “There is a missing price point in Arlington both because of the county’s high-income and the region’s unwillingness — compared to other coastal regions — to permit multi-family housing.”

Most of Lyon Village south of Key is in the bullseye.

Nov 9 LVCA General Meeting Police & Missing Middle

LVCA General Meeting Police & Missing Middle: Nov 9
When: Mon, Nov 9, 8PM TONIGHT
Where: Virtual via Zoom About Zoom
ONLINE ONLY: There is no meeting at the Community House.

Police Update
The meeting will start with an update from LV’s Community Policing Team.

Missing Middle Housing Study
A discussion of Arlington’s, recently started, Missing Middle Housing Study that is expected to run through 2022.
● Up-Zoning: Changing the zoning of areas now limited to single-family houses to permit duplexes, triplexes, quads, and denser structures.
● How up-zoning relates to Arlington’s agenda for accelerated development, growth, and density.
● Impacts of up-zoning, accelerated development, growth and density on Arlington’s infrastructure (public schools, fire stations, storm and freshwater distribution systems), environment, and budget.
County’s Missing Middle Web Page
Missing Middle Study Timeline
MM Article published by Arlington Civic Assn
Arlington-Analytics Report on MM

Speakers:
● Peter Rousselot from Arlingtonians for Our Sustainable Future will make the case agains the Missing Middle Housing Study and up-zoning.
● The county has declined to provide anyone to explain their case for the Missing Middle Housing Study.

A link to the meeting will be emailed to all subscribers to the LVCA broadcast email on the day of the event (Nov 9); just click the link in the email to join the meeting. Please join the meeting a bit early, like 7:50 PM, so you will be ready when we start promptly at 8 PM. The meeting is limited to 100 attendees so latecomers may not be able to join.

Oct 28 Missing Middle Housing Study Begins

Missing Middle Housing Study Kick Off Event Online
When: Wed, Oct 28 at 7PM
Where: Online Meeting Website
The Missing Middle Housing Study will explore how new housing types could help address Arlington’s shortfall in housing supply and gaps in housing choices.
● What housing types are appropriate for Arlington?
● Where could new types of housing be located?
● What would the infrastructure and environmental impacts be? How could they be mitigated?
● How much would new types cost, and what impact would that have on Arlington’s housing market?

“Housing Arlington” Initiative Launched

County Board seeks ways to solve Arlington’s affordable housing shortage by leveraging existing county housing programs, zoning changes, and private-public partnerships.

Six initiatives fall within the overall Housing Arlington program:
1 Land Use Tools
 ● Accessory Dwelling Regulations Update
 ● Elder Care Zoning Study
 ● Bonus Density
 ● Plan Lee Highway
 ● Housing Conservation District
 ● Missing Middle Housing Study
2 Financial Tools
3 Institutional Partnerships
4 County Employee Housing
5 Condominium Initiative
6 Affordable Housing Master Plan Review

No mention of transit
Did failure to address Columbia Pike transit hamper development in the parts of Arlington and Fairfax counties most available for affordable housing?

Housing Arlington

Housing Arlington: Program News

Missing Middle Housing Study Framework