Recap: LVCA Sept 13 General Meeting: LV Threat Assessments
The September meeting featured updates on potential future development projects in and around Lyon Village.
Plan Langston Blvd and Q&A Session: Loria Porcaro provided an update on the Plan Langston Blvd (US 29 or formerly Plan Lee Hwy) Project followed by a long Q&A session. (27 min)
Clarendon Sector Plan: John Carten provided an update on possible changes to the Clarendon Sector Plan. (3 min)
Court House West: John Carten provided an overview of a request to amend the GLUP from “Service Commercial” to “High” Office- Apartment-Hotel”. This is the block bounded by Danville, Clarendon Blvd, Cleveland and Wilson. (3 min)
Red Top Cab Site, Phase II: John Carten described Phase II, called the Alexan Clarendon. It is a 267-unit apartment community located at the corner of Washington and 13th. Phase I was completed last spring. (3 min)
St. Charles Church Redevelopment: John Carten provided an overview of the current plans. (2 min)
25 YR ARL Resident Comments on Density
Arl Co has no obligation to develop at densities it can’t support physically, financially, or is sideways to the quality of life for citizens or different areas of the Co. Same goes for every other community in the region. Kudos to Falls Church and Falls Church City to not caving to developers for density they do not want and can’t support or afford. ARLnow
ASF Discussion on Plan Lee Highway
When: Sept 23, 7–8PM
Where: Via Zoom Zoom Link
Arlingtonians for Our Sustainable Future’s (ASF’s) Peter Rousselot will lead a discussion on Plan Lee Highway and ideas for improving development in Arlington County. ASF Backgrounder on Plan Lee Highway
Committee of 100: Candidates Night: Sept 8 County Board & School Board Candidate Forum
When: Sept 8, 7:00–8:30PM (Wednesday)
Where: Online via Zoom Registrtion Form
Zoom into the Arlington Committee of 100’s Candidate Forum and engage with County Board contenders Takis Karantonis (incumbent) and challengers Mike Cantwell, Adam Theo, and Audrey Clement on issues of the day. School Board candidates Michael Webb (invited) and Mary Kadera will also be on hand.
Don’t miss this lively annual tradition!
Study: Arlington Least Suitable for Missing Middle Housing in DC Area
A study of missing middle housing affordability in the DC metro area found that Arlington is the least suitable county in the DC area.
The major obstacle is that Arlington’s high land prices determine the lowest possible price of housing. In Arlington this is above the level that is considered affordable. Builders will only build missing middle housing if it is as profitable as building a new detached single-family home.
The conclusion of the study have been confirmed by the cost of recently built multi-family housing in Arlington. Recent prices for duplexes and row houses were almost the same as prices for single-family houses. Prices for multi-story condos were somewhat lower, but still well above affordable. The most suitable county in the DC area for missing middle housing is Montgomery County. Slide Deck
The study was conducted by Senior Economist Jon Huntley of the Wharton Business School at the University of Pennsylvania.
LVCA General Meeting: County Board Candidates Night
When: Oct 11, 8PM (Monday, Columbus day)
Where: Online via Zoom County Board (1 Seat)
● Takis P. Karantonis (D) Website
● Audrey Clement (I) Website
● Michael T. Cantwell (I) Website
● Adam Theo (I) Website
Due to the large number of candidates LVCA is holding a second Candidates Night for the School Board candidates on Oct 18.
LVCA General Meeting: LV Threat Assessments: Sept 13
When: Sept 13, 8PM (Monday)
Where: Online via Zoom (Watch your email on Monday for a link)
The September meeting will feature updates on potential future development projects in and around Lyon Village. There will be time for questions and answers at the end of each presentation. Plan Langston Blvd: Loria Porcaro will provide an update on the Plan Langston Blvd (US 29 or formerly Plan Lee Hwy) Project. Clarendon Sector Plan: Bill Gearhart will provide an update on possible changes to the Clarendon Sector Plan. Bill represents Lyon Village on this and served on the committee that developed the original plan. Court House West: Bill Gearhart will provide an overview of a request to amend the GLUP from “Service Commercial” (Personal and business services, generally 1 to 4 stories, with special provisions within the Columbia Pike Special Revitalization District) to “High” Office- Apartment-Hotel” (office density up to 3.8 FAR (Floor Area Ratio), apartment density up to 4.8 FAR and hotel density up to 3.8 FAR). This is the block bounded by Danville, Clarendon Blvd, Cleveland and Wilson. Red Top Cab Site, Phase II: Phase I was completed last spring. John Carten will describe Phase II, called the Alexan Clarendon. It is a 267-unit apartment community located at the corner of Washington and 13th. St. Charles Church Redevelopment: Bill Gearhart will provide an overview of the current plans.
Rents & Home Prices Near Metro Drop Significantly Despite strong signs that the shift toward remote working and home delivery of goods will be durable the County’s planners, especially Plan Lee Highway, insist that people will return to old habits and Lyon Village must be destroyed to accommodate their notion. Click to Continue Reading…
ARLnow Publishes Final Scurrilous Attack on LV?
Back in April we wondered why someone would put such effort into writing this lengthy, multi-part screed full of incorrect information accusing our community of being founded by racists. The last two installments now make it clear: it was all about billionaires making even more $billions by replacing our homes with dense multi-story housing.
● It was about Plan Lee Highway that turns out to really be about rezoning our neighborhoods for increasde density and greater building heights.
● It was about the Missing Middle Housing Study that turns out to really be about rezoning our neighborhoods for increased density and greater building heights.
● It was about the Clarendon Sector Plan that turns out to be about rezoning Clarendon for increased density, greater building heights and adding a convention hotel.
Residents of 22201, you simply do not deserve to stay in your homes. Get out of the way. There is money to be made. June 18 PostJune 4 Post
Long “Missing Middle” Discussion on NextDoor
“The Arlington County government has posted yet another survey to guide the residents to its next phase of upzoning and density goals as part of its Missing Middle housing initiative… These surveys are unnecessarily complicated on the county’s part, which seems intentional… The county government needs to put the surveys on hold until they have asked a very basic question posed to the entire community… ‘Should Arlington increase zoning across the board to allow 10-story-plus buildings, condos and duplexes where we are currently zoned for single-family neighborhoods with yards'” Sun GazetteNextDoor
Video: Lee Hwy Development – ASF Meeting (new link) Significant changes to LV extending south from Lee Hwy to 18th St.
When: Thu, June 17, 7-8 PM
Where: Online via Zoom Meeting Video on YouTube (new link)
Join Arlingtonians for our Sustainable Future (ASF) for a discussion on the county’s plans for significant new density along most of Lee Hwy from Rosslyn to East Falls Church. The county has paired with “Plan Lee Highway” and its Executive Director Ginger Brown to promote possible scenarios. One scenario envisions 8-10 stories along Lee Hwy tapering to Missing Middle housing in what are now single-family neighborhoods. We could see down-zoning to permit triplexes, quadplexes or more extending up to 1/4 mile from Lee Highway, with virtually no surface parking, compartmentalized green space, and very dense massing.
ASF’s Peter Rousselot briefed LVCA on Missing Middle at our Nov 2020 General Meeting.
New Planning Director, LV’s Future
In early June Arlington’s new planning director will be Anthony Fusarelli, Jr. Fusarelli has worked in the County’s Department of Community Planning, Housing, and Development for 15 years most recently as Assistant Director. He was responsible for development agreements, land deals, strategic initiatives, and demographic and development data analysis. He led the creation of the first Crystal City Sector Plan (2010) and the Realize Rosslyn planning process, which resulted in an update to the Rosslyn Sector Plan (2015). Fusarelli’s work will be especially important to LV residents as LV faces encroachment on all sides.
Planning documents are currently being revised for the Clarendon Sector Plan and developed for Lee Highway. Fusarelli told ARLnow that this will likely require changes to zoning ordinances to ensure a diverse range of people can live in Arlington’s residential neighborhoods, keeping racial equity and inclusion top of mind.” County News Release ARLnow story
Meeting Recap Video: April LVCA General Meeting on Zoning “Bonus” Heights
County staff provided an overview of a proposal to award 60 extra feet of height for new buildings that include affordable units. The proposal was approved by the County Board at their April 17 meeting.
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 GazetteWashington Business JournalCounty Staff PresentationCounty Board Agenda ItemZoning MapZoning Ordinance 2020Letter of Support (Arlington Partnership for Affordable Housing)
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.
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
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
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.
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 GazetteCounty’s Project Page
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.
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.
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.
“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.”
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.
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
● 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.
Missing Middle Housing Study Kick Off Event Online
When: Wed, Oct 28 at 7PM
Where: OnlineMeeting 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?
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?