Key Takeaways from the County Board Work Session on Missing Middle Housing
On July 12, 2022, the Arlington County Board convened for a work session to discuss key elements from the Missing Middle Housing Study draft Framework, feedback from ongoing community engagement, and the next steps in the study. AHS joined other local groups and concerned Arlington residents to watch the work session.
Overall, the County Board members were positive and enthusiastic about the benefits that Missing Middle Housing can bring to Arlington. The feedback they have heard so far largely correlates with respondents’ status as homeowners or renters. Over 70% of renters who completed the online feedback form supported all of the Missing Middle Housing types, while 75% of homeowners wanted to exclude some or all of these more affordable housing types.
Additional key takeaways include:
Units per Building
The County Board members directed staff to draft two versions of a new zoning ordinance: one that would limit 6-8 unit Missing Middle buildings to larger lots (e.g., at least 10,000 sq. ft.), and a second version utilizing the original draft framework option of up to 8 units allowed on any lot, provided the building is within the standard envelope for that lot size.
Location
The County Board members declined to consider limiting Missing Middle Housing types based on proximity to transit.
Parking
The County Board members asked the staff to provide zoning ordinance change options that would tie the parking minimum for Missing Middle homes to considerations such as proximity to transit, rather than the flat .5 per unit ratio in the original draft framework.
Other Considerations
The County Board members did not ask staff to pursue other elements, such as increasing the maximum building height (beyond the 35 feet for SFH), allowing more than three townhomes on one lot, changing the setbacks, or removing the unit size maximum. It sounds like all of these elements of the original framework will remain.
The staff will develop “basic” design standards in a pattern book to help maintain the aesthetics of single-detached homes. These include the location of the garage and parking along with the orientation of the front door. These guidelines will also help ensure that multi-plexes still resemble single-family homes.
County Board members inquired about placing a cap on the number of Missing Middle units built in any one area or neighborhood of the County. They also asked about whether a zoning ordinance change can be rescinded if there are unintended consequences. The County Attorney said yes to both inquiries.
Related Areas of Interest
Affordable homeownership was also discussed. Staff pointed out that smaller homes in buildings with multiple units generally cost the least. Therefore, multiplex buildings with 6 or 8 units offer more potential for moderate-income households to be able to purchase homes. Staff was asked to explore these financial issues and to investigate how to better utilize the MIPAP (Arlington’s Moderate Income Purchase Assistance Program) to help potential buyers overcome the high purchase prices in Arlington.
County Board members inquired about how Missing Middle Housing regulations can help improve issues such as the tree canopy, energy usage, and stormwater management. The staff highlighted the imminent release of the draft Forestry and Natural Resources Plan, which will help Arlington reach its 40% tree coverage goal. The staff stated that the Missing Middle Housing Study is working to align the environmental components of the final Framework with those new guidelines.
Next Steps
Missing Middle Housing Study Timeline
Phase 3 begins now and is scheduled to wrap up in December 2022. In September and October, the County will host a variety of community engagement opportunities. County Board members will offer a series of 11 small-group Community Conversations. In addition, staff will hold three Informational Sessions during which topics such as economics, planning, and zoning will be addressed by subject matter experts. Board members will also attend civic association meetings and other community group meetings. Finally, the updated Missing Middle Housing draft Framework will be reviewed at various County commission meetings.
In November, the final Missing Middle Housing draft Framework will be advertised for votes at the Planning Commission as well as the County Board meeting. Final votes will occur at the December meetings.
AHS encourages Arlington residents to stay engaged in the process of bringing more diverse housing opportunities to our community. Stay tuned for more information as event details and other ways to participate are announced.