►
Description
No description was provided for this meeting.
If this is YOUR meeting, an easy way to fix this is to add a description to your video, wherever mtngs.io found it (probably YouTube).
A
A
A
A
C
2022
meeting
of
the
Arlington
County
Planning
Commission
I
am
commission,
chair,
Daniel
Weir
tonight.
The
commission
will
hear
staff
presentations
and
public
comment
on
the
request
to
advertise
public
hearings
by
the
Planning,
Commission
and
County
board
on
the
missing
middle
housing
study,
the
general
land
use
plan
and
zoning
ordinance
amendments,
which
is
an
item
to
be
heard
by
the
County
Board
no
earlier
than
January
2023..
C
The
commission's
discussion
and
deliberation
on
this
item
will
take
place
on
Thursday
December
15th
I
want
to
start
by
making
sure
that
we're
all
on
the
same
page,
about
an
important
thing,
which
is
that
the
commission
is
hearing
this
item
tonight
and
on
Thursday
for
the
purpose
of
the
specific
purpose
of
giving
feedback
to
the
County
Board
about
what
is
and
is
not
within
the
realm
of
consideration.
At
hearings
that
would
be
conducted
in
the
spring
as
members
of
the
commission
are
fond
of
reminding
each
other.
We
aren't
here
tonight
to
solve
the
problem.
C
That
is
the
county
board's
job.
We
are
here
tonight
to
give
the
board
advice
and
guidance
on
how
to
tee
up
the
issues
and
their
conversation.
So
some
opening
logistical
remarks
tonight's
meeting
is
available
as
a
broadcast
with
closed
caption
on
Comcast
Xfinity
channels.
20
excuse
me
25
and
1085
Verizon,
FiOS
channels,
39
and
40,
and
the
County
website.
Audio
of
tonight's
meeting
is
available
via
phone
if
Commissioners,
presenters
or
speakers
lose
internet
connectivity
during
tonight's
meeting,
please
reconnect
with
us
by
phone
using
the
number
provided
teams
invites
sent
to
registered
speakers.
C
I
would
ask
the
speakers
joining
us
through
Microsoft
teams.
Please
keep
your
phones
and
devices
muted
with
video
off
until
you
are
called
upon.
Please
turn
off
sound
to
any
other
devices
around
you
to
minimize
interference
and
please
keep
again
your
camera
computers
off
until
the
clerk
calls
on
you
to
speak.
C
When
called
upon
to
speak,
you
must
unmute
Yourself
by
clicking
on
the
microphone
icon
that
is
located
on
your
meeting
command
bar.
The
moderator
does
not
have
the
ability
to
unmute
you
once
you
have
spoken,
please
turn
off
your
camera.
If
you're
dialing
it
by
phone
press
star
6
to
unmute
public
speakers
will
be
called
upon
by
the
clerk
at
the
assigned
time.
Pre-Registration
is
required
at
tonight's
to
speak
of
tonight's
hearing
and
we
are
not
able
to
accommodate
additional
speakers.
The
meeting
chat
is
active
for
presenters
and
Commissioners,
who
need
technical
assistance.
C
Only
please
do
not
use
the
meeting
chat
for
discussion
for
public
comment,
questions
about
agenda
items
or
requests
for
more
information,
substantive
comments
left
in
the
chat
will
not
be
circulated
to
the
commission
and
will
not
be
made
part
of
the
public
record.
All
public
comment
must
be
shared
verbally
for
the
record
during
the
assigned
public
testimony
period,
and
please
remember
that
this
is
a
public
forum.
C
Tonight's
meeting
will
be
recorded
and
posted
on
the
County
website
and
all
information
associated
with
tonight's
meeting,
whether
written
or
spoken,
is
subject
to
the
Virginia
Freedom
of
Information
Act
requirements.
I
will
have
some
additional
logistical
items
to
go
over
when
we
get
to
the
public
portion
comment
of
tonight's
meeting.
The
other
item
that
is,
logistical
and
organizational
that
I
need
to
go
over
is
that
we
have
a
few
colleagues
who
are
joining
us
tonight,
virtually
remotely
per
the
this
commission's
policies
and
per
the
authorizations
under
the
state.
C
Under
the
state
code
of
Virginia,
we
will
be
joined
remotely
by
commissioner
Jim
schroll
and
by
and
by
commissioner
Sarah
stenberger,
both
for
personal
reasons,
the
nature
of
which
will
be
recorded
in
this
commission's
minutes.
We
will
also
be
joined
at
about
8
30
in
person
by
commissioner
Stephen
Hughes,
that's
three,
four,
five,
six
ten
that
is
All
Aboard,
who
are
going
aboard.
That
said,
Madam
quick!
Would
you
please
call
tonight's
first
item.
C
E
E
The
study
began
with
a
research
phase
to
provide
Baseline
data
and
an
understanding
of
the
challenges
in
Arlington's
housing
market
and
the
history
of
restrictive
land
use
in
the
county
phase.
One
included
a
full
year
of
public
engagement
focused
on
identifying
the
community's
priorities
and
concerns
about
expanding
housing
choice.
E
E
E
The
top
priority
from
that
engagement
effort
was
to
reduce
housing
costs,
and
we
also
heard
many
concerns
about
the
impacts
of
growth
and
neighborhood
change,
which
were
documented
in
the
phase.
One
report
staff
released
a
draft
policy
framework
for
Community
review
and
input
in
the
spring
of
this
year.
This
draft
was
a
preliminary
approach
for
expanding
housing
choice
that
sought
to
address
and
balance
the
phase
one
priorities
and
concerns
shown
on
the
previous
slide.
E
During
that
County
Board
work
session
last
July
the
board
directed
staff
to
draft
zoning
and
ordinance
amendments
that
would
allow
for
expanded
housing
options
in
areas
that
are
currently
limited
to
single
detached
development.
Most
of
the
current
standards
for
single
detached
housing
would
be
replicated
in
the
standards
for
missing
middle
housing
types.
E
E
A
E
Draft
zoning
text
currently
included
in
the
staff
report
contains
a
number
of
different
options
reflecting
a
range
of
implementation
approaches
in
cases
where
the
draft
indicates
multiple
options,
the
board
could
advertise
all
options.
However,
the
intent
is
that
only
one
option
would
ultimately
be
adopted
by
the
board
so
for
the
planning
commissions
deliberations
on
this
RTA
discussion
of
whether
option
A
is
preferable
to
option
b,
for
example,
is
less
critical
than
considering
whether
A
and
B
accurately
capture
the
appropriate
range
of
options
for
the
county
board's
consideration.
E
As
is
noted
in
the
staff
report,
the
draft
go
up
and
zoning
ordinance
amendments
presented
to
lrpc
and
zoca
last
month
have
not
been
revised
in
the
staff
report
for
this
meeting.
Following
the
planning
commission's
recommendations
on
the
RTA
staff
will
prepare
updated
amendments
for
the
County
Board
RTA
anticipated
to
take
place
next
month.
E
Arlington's
General
land
use
plan,
also
known
as
the
glup
consists
of
a
map
and
a
booklet
that
described
the
land,
use
vision
for
the
county
as
a
whole
and
for
distinct
planning
areas.
The
draft
glove
Amendment
for
expanded
housing
options
would
add
a
new
subsection
to
the
special
planning
areas
section
of
the
booklet.
E
The
draft
also
acknowledges
that
land
use
policies
that
restrict
housing
options,
which
were
adopted
many
decades
ago,
have
resulted
in
inequities
in
housing
opportunities.
The
draft
glop
Amendment
would
encourage
a
wider
range
of
housing
choices
that
are
compatible
in
scale
and
density.
With
the
existing
pattern
of
development.
E
On
the
glut
map,
the
areas
proposed
for
expanded
housing
options
are
generally
located
in
the
light
yellow
areas
on
the
map
which
are
designated
low
residential.
The
glup
designates
these
areas
for
a
typical
density
range
of
one
to
ten
housing
units
per
acre.
The
current
draft
glove
Amendment
does
not
include
any
changes
to
the
glut
map.
However,
the
low
residential
density
was
a
topic
of
discussion
during
the
lrpc
meetings
and
staff
is
considering
how
best
to
address
this
feedback.
As
we
update
the
RTA
draft
foreign.
E
Pc
meetings,
the
committee
discussed
how
land
use
policies
to
expand
housing
options
in
Arlington's
low
residential
areas,
comport
with
the
gloves
goals
and
goals
for
other
comprehensive
plan
elements.
As
noted
on
the
previous
slide,
there
was
also
discussion
of
the
glut
Maps,
the
glut,
Maps
Legend
and
typical
density
ranges
for
the
low
residential
designation.
E
Moving
on
to
the
draft
zoning
ordinance,
Amendment
I'll
be
covering
some
of
the
key
elements.
A
more
detailed
discussion
of
the
draft
text
and
options
can
be
found
in
the
staff
report,
starting
with
the
zoning
mechanism
or
implementation
tool.
The
draft
establishes
a
new
optional,
buy
right
development
path,
called
expanded,
housing,
option,
development
or
eho.
E
E
E
The
uses
allowed
would
be
two
family
dwellings
townhouses
with
three
units
or
multi-family
buildings,
with
options
in
the
draft
zoning
text
to
limit
the
number
of
multi-family
units
to
a
maximum
of
six
or
eight
consistent
with
the
county
board's
Guidance.
The
draft
zoning
text
includes
two
options
for
setting
a
minimum
Site
Area
option.
2A
would
maintain
the
current
Site
Area
standards
for
each
zoning
district
and
option
2B
would
set
greater
Site
Area
requirements
for
development
with
five
or
more
units.
E
E
That
option
would
limit
the
light,
yellow
areas
on
this
map
to
two
to
four
units
with
the
darker
blue
colors
indicating
Lots
larger
than
9000
square
feet,
where
more
units
would
be
allowed.
As
indicated
on
the
table,
the
gross
floor
area
maximums
from
The
Phase
2
framework
are
also
included
in
the
draft
zoning
text.
These
floor
area
standards
were
discussed
during
the
zoko
meetings
and
I
expect.
This
is
another
area
that
will
be
addressed
as
we
update
the
RTA
draft
zoko
also
discussed
two
options
for
lock
coverage
concerning
how
rear
detached
garages
are
regulated.
E
Based
on
the
county
board's
Guidance,
the
draft
zoning
text
varies.
Minimum
parking
requirements
based
on
site-specific
factors,
sites
that
are
within
a
specified
distance
of
certain
Transit
networks,
would
have
a
minimum
requirement
of
0.5
spaces
per
unit,
while
other
sites
would
have
a
one
space
per
unit.
Minimum
requirement
sites
that
are
not
Transit
proximate
could
reduce
their
parking
requirement
if,
on
Street
par.
If
an
on-street
parking
survey
indicates,
the
block
is
less
than
65
percent
parked.
E
The
staff
report
indicates
a
potential
approach
for
considering
a
county-wide
cap
of
42
permits
per
year,
which
reflects
anticipated
new
construction
and
also
accounts
for
the
possibility
of
conversions
of
existing
buildings
to
add
housing
units.
The
draft
zoning
text
also
includes
an
option
not
to
set
a
cap.
E
The
draft
zoning
text
would
not
allow
eho
development
to
request
modification
of
placement
standards
through
a
bza
use
permit
and
finally,
the
draft
goes
into
some
detail
on
non-conformities
non-conformities
refer
to
Lots
or
buildings
that
were
legal
at
the
time
they
were
built
or
created,
but
no
longer
conformed
to
zoning
standards.
In
general,
the
draft
text
would
regulate
eho
development
on
non-conforming
lots
and
in
non-conforming
buildings
the
same
as
it
currently
regulates
one
family
dwellings.
E
Some
of
the
main
zoko
discussion
topics
are
shown
on
this
slide.
Staff
anticipates
that
the
commission
may
discuss
options
for
these
topics
as
it
deliberates
on
the
RTA
on
Thursday
night.
As
noted
earlier
updates
to
the
RTA
draft
zoning
ordinance
Amendment
will
consider
any
commission
recommendations.
E
I
will
I'll
highlight
some
of
the
key
findings
of
this
analysis
on
the
next
few
slides
Arlington
has
a
lower
proportion
of
people
of
color
and
a
greater
proportion
of
high
income
households
than
the
Washington
Metro
Area
as
a
whole
within
Arlington's
R5
to
R20
zones.
28
percent
of
residents
are
people
of
color
compared
to
48
percent
of
residents
in
zoning
districts
that
currently
allow
more
housing
options.
E
Allowing
eho
development
in
R5
to
R20
zones
would
provide
housing
options
that
could
be
attainable
to
households
generally
earning
a
hundred
thousand
dollars
or
more
per
year.
Under
the
status
quo,
only
houses
earning
approximately
two
hundred
thousand
dollars
or
more
have
sufficient
incomes
to
purchase
existing
homes.
F
E
R20
zones
would
benefit
greater
percentages
of
all
racial
groups
than
the
status
quo.
Many
many
County
housing
programs
are
in
place
to
assist
lower
income
households
and
these
are
detailed
in
the
equity
analysis.
Other
studies
and
planning
efforts
are
currently
underway
to
support
County
goals
for
housing,
including
a
home
ownership
study.
E
Staff's
recommendation
is
to
adopt
the
attached
resolution
to
the
staff
report
authorizing
advertisement
of
public
hearings
by
the
Planning
Commission
and
County
Board,
to
consider
amendments
to
the
general
land
use
plan
and
amendments
to
the
Arlington
County
zoning
ordinance
associated
with
the
missing
middle
housing
study
and
finally,
for
next
steps
as
we
discussed
earlier.
This
is
a
request
to
advertise
so
that
will
set
the
scope
of
what
can
be
considered
for
adoption.
We
will
hold
the
planning
commission's
public
hearing
tonight.
E
And
then,
beyond
that,
if
the
County
Board
does
authorize
advertisement,
they
will
set
a
date
for
those
hearings
which
is
anticipated
two
months
following
County
Board
authorization
to
advertise
and
the
Planning
Commission
and
County
Board
would
hold
another
round
of
public
hearings.
And
that
concludes
my
presentation.
Mr,
chair.
C
Thank
you,
Mr
Ladd.
Does
that
conclude.
That
concludes
the
entirety
of
the
staff
presentation.
Yes,
thank
you.
So
some
additional
organizational
and
logistical
items
for
public
comment,
as
I
mentioned
earlier
tonight,
is
for
staff
presentation
and
for
public
comment,
and
the
commission
will
reconvene
on
Thursday
for,
as
as
you've
heard
from
Mr
Ladd
as
well
for
deliberation.
Discussion
of
motion
Thursday's
meeting
will
also
be
open
to
the
public
and
available
for
viewing
online,
but
there
will
not
be
an
opportunity
for
public
comment
on
Thursday.
C
So
now
there
are
obviously
a
lot
of
people
here
tonight.
I
am
asking
for
your
help
to
make
sure
that
your
neighbors,
who
have
signed
up
have
an
opportunity
to
be
heard
and
heard
in
a
timely
manner,
so
a
couple
of
pointers
that
are
often
given
when
a
large
number
of
people
sign
up,
usually
when
the
board
is
at
this
diocese.
This
is
a
first
for
us
on
this
commission.
You
do
not
need
to
take
your
whole
time
if
someone
has
said
something
that
you
planned
to
say.
Please
remember
that
we
have
you
have.
C
We
have
all
of
us
have
a
lot
of
neighbors
here
who
have
signed
up
to
speak
after
you,
and
you
can
help
them
get
back
to
their
homes,
their
lives,
their
families
or
just
their
beds.
A
little
bit
earlier
by
taking
the
opportunity
to
Simply
align
yourself
with
someone
else's
comments.
C
We
also
suggest
that
if
someone
is
sharing
a
comment
with
which
you
agree,
even
if
you've
already
spoken,
that
you
stand
or
wave
or
otherwise
visibly
lend
your
support,
but
Applause
or
other
verbal
feedback
between
speakers
will
slow
the
process
down
and
keep
your
neighbors
here
later
in
the
evening.
I'm
almost
done
sorry
lots
of
notes.
You'll
also
probably
see
us
stand
up
and
walk
around
from
time
to
time
or
go
to
the
back
to
use
the
restroom.
If
one
of
us
is
in
the
back,
we
can
still
hear
you.
C
We
will
do
our
best
to
accommodate
it,
but
if
we
are
but
we're
no
longer
able
to
accept
presentations
for
public
comment
tonight,
if
you
have
a
presentation
that
you
still
wish
to
submit
or
if
we
run
into
technical
difficulties
during
your
allotted
time,
your
presentation
can
and
will
be
circulated
to
the
members
of
the
commission,
and
if
you
have
materials
that
you
still
wish
to
submit,
please
send
them
to
the
clerk
who
will
circulate
them
to
the
commission.
C
The
clerk
will
call
people
to
speak
in
the
order
in
which
they
signed
up
with
two
caveats.
Speakers
representing
organizations
will
speak
following
individual
speakers
and
we
will
alternate
between
sets
of
five
virtual
speakers
and
five
in-person
speakers.
The
clerk
will
display
a
speaker
timer
on
screen
and
at
the
pulpit
and
will
announce
when
the
speaker's
time
is
expired.
If
you're
dialing
in
by
phone
and
unable
to
see
the
screen
will
provide
an
audible
warning
when
30
seconds
are
remaining
you'll
also
receive
an
audible
warning.
C
If
you
are
speaking
virtually
or
in
person,
and
you
will
be
muted
when
the
the
clerk
will
advise
you
when
your
time
is
expired
and
you
will
be
muted
at
that
time
as
well.
If
you
are
called
upon
to
speak-
and
you
are
not
here-
this
happens
or
you
have
gone
offline
or
your
phone
is
on
mute
for
too
long.
D
So
up
first
Charles
pill.
If
you
wanted
to
unmute
your
mic,
if
you're
with
us
virtually
your
time
will
start
now.
C
And
thank
you.
C
C
G
Can
you
hear
me
yes,
okay,
great
four
percent
of
the
DC
Metro
area's
population
lives
in
Arlington
on
less
than
one
half
of
one
percent
of
the
area's
land.
We
are
already
a
densely
populated
county.
The
county
has
more
than
70
000
one
to
two
bedroom.
Rentals
and
hundreds
of
more
are
in
the
pipeline.
The
county
admits
that
80
percent
of
missing
middle
units
will
be
rentals
and
90
percent
will
have
one
or
two
bedrooms.
G
What's
the
justification
for
up
zoning
the
entire
County,
when
what
we'll
get
will
be
more
of
what
we
already
have
at
a
time
when
we're
actually
exceeding
our
goals
for
new
housing,
I,
don't
blame
rental
renters
for
thinking
missing
metal
will
allow
them
to
buy
a
three-bedroom
duplex
in
a
single-family
neighborhood,
which
they
will
able
to
only
if
they
can
pay
more
than
one
and
a
half
million
dollars.
They
have
nothing
to
lose
by
believing
that
missing
middle
means
affordable.
G
But
those
of
us
who
have
followed
this
issue
closely
and
will
be
irreparably
harmed
by
it,
no
otherwise
and
have
everything
to
lose.
If
you
insist
on
across-the-board
up
zoning,
there
are
three
policy
options
that
would
soften
the
blow
first
cap,
the
number
of
units
that
can
be
built
in
any
given
year,
second
disperse
the
units
around
the
county
and
don't
Jam
them
into
areas
that
are
already
overwhelmed
with
missing
middle
housing
and
three
limit
the
size
and
numbers
of
units
that
can
be
built
on
smaller
Lots.
H
Good
evening,
my
name
is
indeed
Howard.
Solacki
I
am
the
President
of
the
old
Glebe
civic
association.
I
have
participated
with
a
group
of
15
other
civic
association
presidents,
including
Barbara,
in
regular
meetings
with
each
of
the
County
board
members
regarding
missing
medal
over
the
past
six
months,
while
they
support
certain
aspects
of
the
missing
middle
housing
proposal
as
embodied
in
the
draft
text.
Amendment
released
at
the
end
of
October
I
want
to
speak
this
evening
about
the
indivisibility
of
five
to
eight
unit
apartment
buildings.
H
As
you
know,
the
missing
little
housing
draft
framework
released
by
County
staff
on
April
28th
reveals
that
such
fine
diet
unit
buildings
realistically
can
provide
only
one
and
two
bedroom
dwelling
units
we're
over
for
a
variety
of
reasons,
including
federal
tax
laws.
Virtually
all
stakeholders
in
the
missing
middle
housing
discussion
now
concede
that
such
one
and
two
bedroom
units
will
be
rental
apartment
units,
but
the
county
already
has
a
supply
of
over
seventy
thousand
one.
To
two
bedroom
apartment
units
scattered
around
the
county,
one
and
two
bedroom
units
are
not
what
is
missing.
H
Second,
the
County's
research
compendium
by
missing
middle
states
that
one
of
the
principal
goals
of
the
initiative
is
to
create
an
additional
supply
of
three
or
more
bedroom
units,
affordable
to
middle-income
families.
Obviously,
five
to
eight
unit
buildings,
don't
provide
three-bedroom
dwelling
units
and
do
not
provide
home
ownership
opportunities
for
families
to
help
them
create
wealth.
Moreover,
allowing
five
to
eight
unit
apartment
buildings
potentially
involves
a
lost
opportunity
cost,
namely
the
development
of
two
to
four
unit
buildings
with
three
bedroom
units
held
for
sale
on
the
Lots
on
which
developers
would
otherwise
build
denser
housing.
I
My
name
is
Audrey
Clement
I'm,
a
Westover
resident
and
a
former
member
of
the
Transportation
Commission
in
a
recent
interview
with
social
influencer
will
Tennyson
County
Board
chair
Katie
crystal
said
quote,
while
we've
added
sizeable
population
in
the
last
20
years,
the
number
of
cars
on
the
road
has
actually
declined
in
real
terms,
not
even
per
capita
terms.
End
of
quote
that's
counter
factual,
to
say
the
least.
I
According
to
VDOT,
the
number
of
vehicle
miles
traveled
on
Arlington's
secondary
roads,
almost
doubled
from
664
000
in
2002
to
1.2
million
in
2019..
So
where
is
Katie
Crystal
getting
her
data?
Despite
Arlington's
supposed
car
free
diet,
the
number
of
vehicles
per
capita
has
remained
about
the
same
as
have
the
number
of
paved
streets.
I
While
the
population
driving
and
parking
on
them
has
exploded
getting
these
numbers
so
wrong
matters,
because
it
feeds
the
illusion
that
Arlington's
residential
neighborhoods
densified
by
a
missing
middle
will
be
able
to
park
all
the
new
cars
or
their
residents
will
opt
for
Transit
over
sov
use,
both
Metro
and
art.
Bus
transit
ridership
had
declined
substantially
even
before
the
pandemic.
In
Arlington
Metro
Bus
average
daily
bus
boardings
and
metro
rail
entries
dropped
in
double
digits
from
2010
through
2019.
C
I
J
Hi,
my
name
is
Eric
malpelli
I'm,
a
North
Arlington
homeowner
and
I'd
like
to
express
my
full
support
for
the
missing
middle
proposal.
J
J
J
For
example.
We
just
had
our
neighborhood
holiday
potluck
this
past
weekend.
J
We
fit
seamlessly
into
North
Arlington,
even
though
we're
missing
middle
housing
and
I
hope
that
we
have
more
neighbors
Like
Us
in
missing
middle
housing
going
forward.
We
fit
so
seamlessly
into
the
neighborhood
that
I
don't
think
many
of
the
single-family
homes
around
us,
including
some
that
face
their
neighborhood
that
have
signs
opposing
missing
middle
realize
they're,
saying
no
to
People,
Like,
Us
I
think
the
future
missing
middle
housing
will
fit
into
the
community's.
J
D
K
Problem
hi,
my
name
is
Jane
green
I'm,
a
proud
renter
in
Arlington
have
been
for
eight
years.
I
encourage
the
Planning
Commission
to
support
the
most
flexible
version
of
zoning
ordinance
changes
as
part
of
the
expanded
housing
options
proposal.
This
gives
residents
the
most
flexibility
to
create
the
missing
middle
style
housing
that
will
help
us
end
exclusionary
zoning
and
will
have
the
greatest
impact
in
the
coming
decades.
K
To
that
end,
I
hope
you
will
recommend
option
1B
to
allow
up
to
eight
units
per
dwelling
and
option
2A
that
will
allow
these
homes
in
any
neighborhood
in
Arlington,
as
long
as
they
fit
in
the
building.
I
encourage
the
parking
minimum
to
be
reduced
further,
so
that
we
can
make
room
for
people
and
trees
rather
than
cars.
Please
reject
any
development
cap,
there's
no
basis
in
our
planning
Vision,
it's
this
type
of
housing
that
we
want
to
have.
So,
let's
not
cap.
K
It
remember
that
even
with
these
changes
missing
middle
style,
homes
will
be
at
a
disadvantage
in
the
development
market,
and
we
should
not
create
any
undue
burdens
that
to
make
more
attainable
and
more
sustainable
types
of
homes.
It
is
long
past
time
that
Arlington's
General
land
use
plan
re-envision
what
low
density
neighborhoods
can
mean
and
whom
they
can
serve.
They
should
serve
renters.
They
should
serve
people
who
can
afford
things
less
than
200
000
or
less
than
two
million
dollars.
K
L
Hey
y'all
are
in
for
a
fun
night,
so
I
think
y'all
have
done
a
great
job,
responding
a
lot
of
the
concerns
that
have
come
up,
especially
regarding
trees.
If
anyone
doesn't
know,
the
new
proposal
has
increased
the
tree
requirement
to
maintain
the
current
standard.
So
that's
awesome
fully
in
support
of
that.
Another
thing,
I'm
sure
you
guys
are
going
to
hear
a
lot
about
tonight.
We
already
heard
some
is
about
affordability,
how
it's
not
good
enough
that
a
duplex
is
twice
as
affordable.
L
L
The
historical
reason
for
a
lot
of
the
single
family
is
owning
facets
such
as
off
street
parking
setbacks
where
to
create
a
minimum
part,
we're
to
create
a
minimum
price
of
to
entry
into
the
neighborhood.
You
didn't
just
have
to
buy
a
house.
You
had
to
buy
a
house
with
a
garage
with
a
yard
and
those
things
drove
up
the
price
it
was
in
the
Deeds
of
a
lot
of
neighborhoods,
so
that
was
explicitly
done
to
set
a
price
floor.
The
pro
the
proposed
amendments
are
already
a
compromise.
L
They'll
make
more
affordable,
but
not
truly
affordable
housing
options
and
I'm
in
an
attempt
to
maximize
this
neighborhood
compatibility
and
that's
an
okay
compromise,
but
I'm
sure
that
you're
going
to
hear
a
lot
more
about
affordability
and
how
you
need
to
be
truly
affordable,
and
so,
instead
of
making
this
compromise
further
on
the
basis
of
neighbor
compatibility,
let's
not
do
the
larger
apexes.
Let's
do
a
cap
to
limit
the
number
we
need
to
further
in
the
realm
of
affordability.
Let's
consider
reducing
the
setbacks.
L
Let's
consider
maybe
a
height
limit
increase
three
floors,
because
we
know
that
those
are
the
things
that
will
actually
get
this
down
to
be
affordable
to
those
like
really
median
income
buyers.
Since
I
do
have
30
more
seconds.
I
went
on
vdot's
website
I'm,
getting
a
master's
in
urban
planning.
20
2021
the
Delhi
Vehicles
mild
traveled
in
Arlington
County,
was
3.4
million
miles
according
to
vdot's
website
in
2003,
which
is
the
first
year
that
I
could
get
easily.
It
was
3.7
million.
L
So
yeah
that's
some
data.
It
has
decreased
about
0.4
million
miles
since
then.
C
Before
we
go
to
our
next
speaker,
I
am
advised
by
a
colleague
that
I
skipped
over
a
question
that
is
usually
asked
as
part
of
our
process
where
at
the
when
we,
when
we
begin
the
public
speakers
process,
the
chair
asks
the
clerk
Madam
clerk.
Do
we
have
any
public
speakers?
C
M
Hi,
my
name
is
Jason
Schwartz
and
I
live
in
Courthouse
I
support
the
framework
that
Arlington
County
staff
drafted
to
end
exclusionary
zoning
and
restore
diverse
housing,
types
to
Arlington's,
low
density,
neighborhoods
I've
personally
benefited
greatly
from
living
in
missing
middle
housing
when
I
previously
lived
in
North,
Carolina,
Kentucky
and
Upstate
New
York.
However,
I'm
concerned
that
the
new
flexibility
in
the
draft
text
will
limit
the
number
of
missing
metal
housing
units
that
can
be
built.
We
need
to
ensure
that
we
add
enough
housing
stock
to
provide
more
diverse
and
lower
cost
living
options.
M
The
benefits
of
missing
middle
greatly
exceeds
The
Limited
adverse
impacts,
just
for
example,
in
terms
of
traffic
I
recently
published
an
op-ed
in
the
Arlington
Gazette
on
and
I
looked
at
Glebe
Road,
the
average
average
daily
traffic
and
it's
currently
at
the
lowest
level.
It's
ever
been
since
the
19
1970..
It's
drastically
declined.
It
did
increase
into
about
two
thousand,
but
then
it's
sharply
declined,
so
the
traffic
in
Arlington
overall
has
been
getting
much
better
along
most
of
the
roads.
M
So
we
are
in
a
deep
housing
crisis
and
again
we
do
not
have
nearly
enough
housing
to
supply
to
meet
the
to
meet
to
satisfy
the
demand
so
again,
I
support
all
the
following
measures:
to
increase
the
number
of
housing
Supply
in
Arlington
option:
1B
option
2A
option
4B
option,
5A
option,
6A
option
7B
and
option
8A.
Thank
you.
N
Good
evening,
the
missing
middle
housing
proposal
is
complicated
at
best
and
deeply
flawed.
At
worst,
it
is
irresponsible
to
recommend
the
vote
to
advertise
without
fully
understanding
the
intended,
as
well
as
unintended
consequences
of
the
plan
at
a
very
minimum.
The
Planning
Commission
must
recommend
a
cap
at
20
units
or
less
per
year
for
the
next
10
years.
The
draft
framework
relies
heavily
on
this
assumption.
Developers
have
stated
that
they
will
build
far
more
missing
middle
housing
units
and
some
have
said
that
is
all
they
will
build.
N
The
county
must
establish
this
cap
so
as
not
to
place
undue
burden
on
or
pressure
on,
our
schools,
our
services
and
our
infrastructure.
No
impact
Studies
have
been
done
for
numbers
larger
than
10.
No
impact
Studies
have
been
done
at
all.
In
addition
to
caps,
there
must
be
a
requirement
for
Geographic
dispersion,
Place
limits
on
the
number
of
missing
middle
housing
buildings
developed
in
any
given
neighborhood,
taking
into
account
the
existing
missing
middle
housing
in
those
communities.
N
The
Missy
middle
housing
draft
framework,
specifically
States
geographically
dispersed
new
missing
middle
housing,
enabling
modest
population
growth
and
accommodating
existing
schools,
infrastructure
and
Parks.
Without
Geographic
dispersion.
There
is
no
diversity.
Developers
will
certainly
Target
the
most
profitable,
likely
smaller,
less
expensive,
six
thousand
square
foot
Lots
in
South
and
Central
Arlington.
We
have
read
where
communities
like
Ashton,
Heights,
Halls,
Hill
and
Green
Valley
are
being
targeted
by
investors
and
without
Geographic
dispersions.
Certain
neighborhoods
will
bear
an
undue
burden
of
development,
yet
the
tax
Amendments
have
nothing
more
than
a
placeholder.
N
O
Thank
you.
So
my
name
is
Noah
Higgins
and
I
am
a
resident
of
the
Clarendon
Courthouse
neighborhood
of
Arlington,
since
moving
to
Arlington
I've
been
an
active
member
of
the
Clarendon
United
Methodist
Church
at
Arlington
young
Democrats
and
the
Arlington
County
Tennis
Association,
my
fiance
and
I
love
living
in
Arlington,
and
we
we
love
the
community.
We
found,
and
we
want
to
make
our
futures
here.
However,
with
the
housing
crisis,
that's
become
an
increasingly
hard
future
to
imagine,
especially
with
the
lack
of
affordable
and
middle
density
housing.
O
So
I'm
speaking
to
you
today
to
advocate
for
the
missing
middle
proposal
as
part
of
the
effort,
one
part
of
the
effort
to
make
Arlington
more
affordable
for
everyone,
including
young
people,
like
myself
and
my
fiance
to
this
end,
I
implore
the
commission
to
allow
to
pass
this
to
recommend
this
proposal
and
do
not
put
a
cap
not
to
put
a
cap
on
the
amount
of
units
that
can
be
the
loss
that
will
be
affected
well
and
to
choose
the
option
that
has
the
most
housing
choice
for
the
most
units
per
lot.
O
We
are
in
a
crisis
and
we
must
take
bold
action
to
build
a
county
that
is
Affordable,
sustainable
and
welcoming
to
all.
Thank
you.
D
Thank
you
switching
back
to
Virtual
speakers
now.
If
we
have
Charles
pill
on
the
line,
we
will
we'll
hear
your
comments
now.
P
Thank
you,
analyzing
the
Key
Middle
missing
middle
contention
as
an
economist
as
I'm
yields,
a
discouraging
finding
that
the
key
mechanism
is
going
to
fail.
That
is
the
key
objective
is
to
moderate
housing
prices,
especially
for
people
on
incomes
around
a
hundred
thousand
dollars
a
year.
The
key
mechanism
is
to
permit
a
wider
range
of
multi-family
housing
types.
P
Would
you
just
hope
to
raise
Supply
and
reduce
the
price,
but
that
is
the
partial
equilibrium
reasoning
of
the
layperson
The
Economist
is
interested
in
the
general
equilibrium
incorporating
the
unforeseen
impacts
and
one
of
the
most
important
unforeseen
impacts
is
the
increase
in
density.
The
key
variable
influencing
prices
of
land
is
population
density
because
of
determinants
demand.
P
If
you
allow
this
up
zoning
proposal
to
proceed,
increased
density
will
raise
demand
for
all
products
and
services
from
food
to
transport,
entertainment,
raising
land
prices
further,
and
so
people
on
incomes
of
under
a
thousand
a
year
approximately
will
again
have
difficulty
finding
housing
at
feasible
price.
So
the
central
objective
of
the
missing
middle
will
fail.
Amongst
its
undesirable
side,
effects
will
be
an
increase
in
prices
at
the
lower
end,
people
earning
less
than
100
000
a
year
will
be
forced
out
of
the
country
as
the
middle
missing
middle
gentrification
spreads.
P
R
Q
Okay,
this
is
the
biggest
zoning
change
in
the
county
in
more
than
50
years,
and
yet
there
has
been
almost
no
substantive
analysis
of
the
impact
of
the
missing
middle
program
on
the
county
and
its
residents.
Q
They
had
to
give
concessions
and
they
had
to
make
a
contribution
towards
the
increasing
costs
that
they,
the
county,
would
sustain
because
of
their
work.
By
giving
them
buy
right
permission
to
build
whatever
they
want.
You
will
no
longer
have
that
power
who
will
pay
for
this?
We,
the
taxpayers,
and
those
of
us
who,
like
myself,
are
retired
or
people
of
color
or
minorities
or
lower
income
families,
are
going
to
be
hurt
by
this
program.
Q
The
excuse
that
I
understand
the
county
for
getting
forgiving
for
not
for
admittedly
not
doing
any
of
the
studies
that
I
had
referenced
earlier
was
that
they
projected
only
20
units
a
year
that
would
be
built.
That
is
absurd
and
I.
Ask
you
this.
Would
each
of
the
commissioners
of
the
Planning
Commission
agree
to
reduce
his
or
her
salary
by
one
percent
for
every
unit?
That's
built
in
the
following
year
after
this
is
enacted
above
20.
Q
R
Hi
so
I'm,
a
western
I'm,
a
Westover,
Village
resident
I
believe
Westover
Village
embodies
the
gold
of
the
missing
middle
housing
plan
very
well,
it's
a
walkable
Community.
R
It
has
people
from
all
over
the
world
at
all
income
levels,
it's
served
by
transit
and
this
is
all
made
possible
by
the
density
within
the
community.
Why
is
that
possible?
Not
only
do
we
have
single-family
homes
and
town
homes
duplexes,
they
also
have
eight
flexes.
We
have
ten
plexes.
We
have
12
plexes
on
lots
that
are
about
the
same
size
as
the
neighborhood.
I
grew
up
in
Old
Glebe,
where
Mr
salatki's
from
let's
talk
about
that
neighborhood
one
of
the
most
expensive
places
in
the
county.
R
Meanwhile,
in
Westover
you
do
have
all
those
people
there
and
and
sure
the
the
housing
is
older.
It's
not
newer.
New
housing
is
always
expensive
compared
to
older
housing,
but.
R
Anyone
that's
the
most
wealthy.
So
when
we're
looking
at
things
like
capping
at
eight
units,
you
know
honestly
I
think
we
need
to
go
higher.
Look
at
Westover,
you
know
all
of
these
supposed
bad
effects
of
density.
You
know
like
oh,
it's
gonna
ruin
the
schools
or
it's
gonna.
R
You
know
cause
traffic
to
go
up
all
of
that
stuff.
It
hasn't
happened
in
Westover.
It's
actually
one
of
the
most
desirable
neighborhoods
in
Arlington,
not
in
spite
of
the
density,
but
because
of
it.
So
when
we're
looking
at
proposed
changes,
I
encourage
us
to
make
the
types
of
housing
that
makes
Westover
a
great
neighborhood
possible
to
build
and
to
aim
for
more
westovers
across
Arlington
in
the
coming
decades.
Thank
you
for
your
time.
D
S
Can
you
hear
it
now?
Okay,
the
missing
middle
housing
plan
draft
zoning
amendments
released
in
October
are
the
most
significant
policy
changes
governing
land
use
since
the
county
agreed
to
plan
for
transit-oriented
growth
in
the
mid-1970s
I.
Ask
that
you
go
to
the
ASF
website
and
read
their
December
12
comprehensive
analysis
of
the
new
missing
middle
zoning
paper.
S
If
you
only
have
time
to
read
the
executive
summary,
you
will
realize
that
the
County's
level
of
analysis,
studies
on
the
missing
middle
plan
have
been
woefully
inadequate,
missing
middle
uses,
words
that
we
all
agree
with
like
diversity
and
inclusion.
However,
many
of
the
goals
stated
in
the
missing
middle
plan
will
produce
the
opposite
result.
The
missing
middle
plan
will
not
produce
affordable
housing
will
not
Foster
diversity
will
harm
the
environment
and
transportation
and
will
exacerbate
the
County's
already
serious
infrastructure
and
operating
budget
deficits.
S
It
will
add
revenue
for
the
developers
and
it
will
increase
the
County's
Revenue
through
increased
residential
property
valuations.
The
brevity
of
the
Civic
engagement
process
for
missing
middle
was
shocking.
Giving
the
complexity
and
magnitude
of
proposed
changes.
The
Arlington
Way
of
old
was
not
followed.
Many
residents
are
still
not
aware
of
these
substantial
zoning
changes
and
how
they
will
negatively
impact
the
quality
of
life
in
their
neighborhoods.
Many
needed
elements
of
missing
middle
plan
have
not
been
addressed.
S
T
F
C
C
Well
you:
what
I'm
suggesting
is
that
you
hit
raise
the
pulpit,
there's
a
button
that
will
physically
raise
the
pulpit
to
the
microphone
closer
to
you.
U
V
Okay,
go
ahead:
the
county,
the
county,
is
going
to
put
Modular
Buildings
made
of
prefab
on
small
plots.
There
are
no
garages,
there
may
be
garages,
but
I
didn't
see
any
in
the
pictures.
I
saw
and
they
are
about
as
ugly
looking
as
a
I.
Don't
know
a
kid's
Playhouse
I
don't
know
if
anyone
would
even
want
to
live
there.
You
guys
got
to
rethink
this.
If
you're
going
to
go
forward,
I
would
be
ashamed
to
live
in
that
house
with
no
roof.
V
V
Do
you
know
the
average
family
doesn't
have
one
car?
The
average
family
has
two
cards
when
they
get
kids,
then
they
get
three
and
four
cards.
If
you
look,
if
you
look
around
that's
what
you
get,
if
it's
a
family
there's
not
going
to
be
room
in
the
garage
for
all
those
cars,
in
fact
nobody
uses
garages,
it's
all
going
to
be
street
parking.
So
when
your
fourplex
comes,
you
might
have
eight
cars
lined
up.
There's
going
to
be
a
problem.
V
My
daughter
lives
right
now
in
a
fourplex
and
parking
is
her
biggest
problem.
Okay,
I
I!
Guess
we're
going
to
be
sharing.
That
means
we're
going
to
have
to
have
more
than
the
granny
houses
we
already
have,
which
I
think
are
an
eyesore.
You
get
a
big
normal
house,
you
get
a
little
teeny
plot
of
land
and
then
here's
a
little
thing
up
against
the
fence,
and
it's
a
it's
a
house.
You
got
to
do
better.
Thank
you.
W
W
We
need
additional
options
to
better
address.
Citizen
concerns,
Arlington's
Golden,
Goose
is
location
and
school
quality
location
is
fixed
and
space
is
finite.
Finite
space
will
inevitably
go
up
in
price
and
value
and
reduce
affordability,
don't
kill
the
Golden
Goose,
which
is
the
schools
also
The
Proposal
is
irreversible
and
lacks
guard
rails.
Instead,
I
urge
the
board
to
add
and
to
pick
a
test
area
and
evaluate
what
goes
on
there
over
the
course
of
say
five
years
before
making
any
county-wide
changes.
The
proposal
does
not
provide
more
affordable
or
affordable
housing.
W
It
does
nothing
to
remedy
lost
intergenerational
wealth,
which
resulted
from
historical
redlining.
The
units
that
are
going
to
come
in
are
going
to
come
at
the
top
of
the
market,
not
at
the
medians
typically
shown
in
the
County's
materials,
and
the
proposal
would
accelerate
the
destruction
of
desirable
three-bedroom
houses.
There
is
already
a
full
diversity
of
housing
choices
within
Arlington.
W
W
I
urge
the
group
to
add
a
comprehensive
assessment
of
the
cumulative
impacts
of
multi,
this
multi-million
housing
with
the
Langston
Highway
Redevelopment
proposal,
so
that
we
can
see
the
cumulative
impacts
on
population
density,
School,
crowding
impact
on
storm
water
capacity
and
runoff
traffic
parking
and
tree
cover.
The
proposal
needs
an
additional
option
with
additional
tree
cover,
add
an
option
so
that
there's
not
buy
right.
Thank
you
for
your
comments.
Thank
you.
X
We
good
yes,
all
right.
Thank
you.
Thank
you
for
this
opportunity
to
address
the
Planning
Commission.
My
wife
and
I
have
been
residents
of
Arlington
County
for
nearly
40
years.
We
laud
the
County's
commitment
to
make
our
quality
of
life
accessible
to
more
people
of
color
and
to
low
and
middle
income
households,
in
this
case
the
focus
on
Middle.
These
goals
are
exactly
right,
but
the
means
proposed
under
the
County's
missing
middle
initiative
will
likely
fail
on
both
diversity
and
quality
of
life
grounds.
X
The
plan's
Reliance
on
a
purely
market-driven
approach
will
not
create
accessible
housing
for
many
targeted
households.
We
must
try
more
Creative
Solutions
implemented
in
other
communities
that
combine
government
support
and
other
funding
sources
to
achieve
true
color
and
economic
diversity
on
the
economics,
the
least
expensive
of
the
new
units
are
projected
to
require
household
income
of
a
hundred
and
eight
thousand
I
heard
a
hundred
tonight,
but
on
the
documents
it
has
108
many
households
in
Arlington
make
less
than
this.
X
That
would
be
in
the
middle
category
10
years
ago,
our
household
middle
income
was
less
than
this,
and
within
just
a
few
years
the
value
of
this
newly
created
housing
will
be
considerably
more
leaving
more
without
viable
ownership
options
on
quality
of
life.
For
some
years,
existing
Accounting
Standards
have
allowed
land
coverage
and
tree
loss
that
has
diminished
quality
of
life.
A
multi-unit
development
on
my
own
North
18th
Street
some
years
ago
created
land
coverage
issues
resulting
in
catastrophic
flooding.
Four
years
ago,
one
house
with
five
feet
of
water
in
the
basement.
X
Y
Hi,
thank
you.
I'm
Kathy
rehill
I've
been
an
Arlington
resident
for
30
years
and
I'm
a
licensed
realtor
full-time
practicing
in
Arlington
for
the
last
12
years.
I
wanted
to
bring
to
this
conversation
some
information
about
the
free
market
and
buy
right
development
in
Arlington
as
laudable
as
the
goals
are
of
creating
affordability
and
Equity.
This
plan
won't
do
it
buy
right.
Development
to
this
day
has
not
created,
affordable
housing.
Y
Now
it
can
be
two
million
dollars,
semi-detached
you're,
going
to
quickly
accelerate
the
rate
of
tear
Downs
perfectly
good
homes
will
be
torn
down,
not
just
obsolete
homes,
because
you
can
get
more
money
out
of
that
land.
So
this
analysis
that
the
PES
did
saying,
maybe
20
a
year,
is
totally
off
base
when
subdivision
is
part
of
this
formula,
and
so
I
think
that
you
have
to
set
goals.
So
you
can
measure
if
this
is
successful.
I've
seen
in
all
of
this
just
lofty
goals
of
equity
and
diversity
and
I've
seen
no
real
goals.
Y
Z
Yeah
good
evening,
first,
let
me
say:
I
agree
with
everyone
who
has
said
that
the
goals
of
this
plan
are
laudable,
but
the
the
implementation
and
the
details
are
somewhat
of
a
disaster
that
it's
built
largely
on
unfounded
assumptions.
So
I
did
a
little
data
on
our
neighborhood
and
the
plan
as
written.
If
you
go
with
the
carve
out
for
non-conforming
Lots
in
our
neighborhood,
we
would
go
from
17
houses
to
136
units
overnight.
Z
Z
The
plan
has
complicated.
These
details
have
not
been
thought
through.
I
have
spoken
to
County
board
members
who
have
either
not
read
the
proposal
or
couldn't
answer
my
questions
on
it,
and
so
I
would
urge
the
Planning
Commission
not
to
move
this
forward
to
the
board.
For
those
reasons.
AA
Thank
you
very
much.
My
name
is
Dan
Alban
I'm,
a
resident
of
Arlington
for
a
long
time.
I
currently
live
in
the
Boston
Bluemont
area.
When
my
wife
and
I
got
married,
we
purchased
a
townhouse
there
and
when
we
were
on
the
market
looking
for
housing,
even
though
we're
both
attorneys
a
townhouse
was
the
only
house
we
could
afford
in
Arlington
and
I.
Think
it's
really
important
that
Arlington
keep
those
sorts
of
housing
options
open
for
the
continuing
demand
that
is
coming
to
this
area.
AA
I
previously
lived
in
a
garden-style
apartment
in
Colonial
Village,
which
I
really
enjoyed
living
in
and
which
again
provided
an
option
that
wasn't
otherwise
available
I'm.
Someone
who
believe
strongly
in
the
in
the
need
for
housing
and
the
need
for
more
housing
in
Arlington
and
or
affordable
housing
and
while
I
don't
think
missing
middle
is
the
solution
to
everything.
It
certainly
provides
a
wider
variety
of
housing
that
we
need
here
in
the
county.
I've
been
listening
to
the
comments
that
have
been
made
so
far
and
frankly,
they
strike
me.
AA
The
the
opposition
comments
strike
me
as
sort
of
a
chicken
little
perspective
that,
unless
we
can
prove
that
there
will
be
absolutely
zero
negative
consequences
of
missing
middle
and
only
positive
consequences.
Those
are
the
only
circumstances
in
which
we
can
approve
the
missing
middle
housing
proposal
and
that's
absurd.
AA
People
need
housing.
People
need
to
live
in
Arlington
Arlington's
in
the
core
of
DC's
metro
area
and
Arlington
needs
to
do
everything
possible
to
make
housing
available,
and
that
includes
apexes,
and
that
also
includes
not
having
a
cap
so
that
the
missing
middle
housing
proposal
does
something
meaningful.
Thank
you
very
much.
Thank.
AB
AB
It
reminds
me
of
the
urban
renewal
of
the
1950s
and
early
1960s,
something
that
was
pushed
by
Progressive
communities
and
Progressive
Mayors,
and
it
universally
did
negative.
It
had
universally
negative
impact
as
Daniel
Patrick
Moynihan
recognized
the
less
Progressive
cities
that
did
nothing
on
urban
renewal
were
the
ones
who
got
it
right,
I'm
afraid
we're
in
the
same
situation.
Here
we're
going
to
let
the
developers
run
wild
have
a
very
negative
impact.
They
already
have
their
sights
set
on
Halls
Hill.
AB
There
isn't
going
to
be
any
African-American
community
in
Halls
Hill
when
the
developers
are
through.
This
is
something
that
at
minimum
should
be
done
on
a
case-by-case
basis,
so
that
we
can
see
the
problems
associated
with
it
rather
than
just
turning
the
whole
County
over
to
the
Developers
very
pragmatic
questions.
Now
does
this
apply
to
lots
that
are
only
partially
in
Arlington
they're,
probably
over
a
hundred
of
them,
it
certainly
has
an
impact
on
Fairfax.
If
we
let
someone
build
an
eight
Plex
on
a
lot,
that's
at
least
half
in
Fairfax.
AB
D
AC
Thank
you.
My
name
is
Diane
Dustin
I've
represented
buyers
and
sellers
of
real
estate
in
Arlington
for
14
years,
I
retired.
Just
this
year,
I
also
have
purchased
houses
to
tear
down
and
build
new
or
renovate
to
resell.
I
live
in
Alcova,
Heights
and
I've
been
in
Arlington,
since
the
80s
I've
spent
a
lot
of
time
over
the
years,
analyzing
housing
in
Arlington
and
I
can
honestly
say
there
is
no
missing
middle.
The
multi.
AC
AC
There
are
45
homes
with
three
bedrooms
or
more
for
less
than
a
million
dollars
right
now
that
includes
17
single-family
homes,
22
townhouses
and
six
condos,
all
for
under
a
million
dollars
all
with
three
bedrooms
or
more
for
sale
today,
to
repeat
of
all
the
homes
for
sale
in
Arlington.
At
this
very
moment,
63
percent
are
the
so-called
missing
middle.
Are
there
buyers
who
say
they
can't
find
home
in
Arlington?
Of
course
there
are,
but
what
they're
really
saying
is
I
can't
find
home
I
like
there
is
no
policy.
AC
AC
AD
The
green
one-
yes,
okay,
so
I'm
gonna.
Please
ask
you
guys
to
look
at
me
for
a
second,
because
I'm
not
here,
to
give
you
all
the
facts
and
figures,
because
you
already
know
them
I
found
them
all
on
your
website,
numerous
people,
hundreds
and
hundreds
and
hundreds
of
comments.
You
already
know
this
agenda
and
you
know
it's
not
going
to
work
and
you're
doing
it
anyway.
AD
I'm
here
to
scold
you
guys,
because
the
this
policy
that
the
County
Board
put
on
staff
and
staff
kind
of
evaluated,
but
not
really,
and
then
the
zoning
committee-
and
you
guys
took
it
up
and
with
really
no
expertise
in
economics,
and
none
of
nobody
here
is
a
builder
and
I
see
a
lot
of
well.
This
may
happen,
and
that
may
happen,
but
you
don't
plan
like
that.
You
can't
plan
like
that,
but
I
want
to
tell
you
that
what
the
previous
speaker
said
is
true.
AD
AD
A
hundred
and
twenty
thousand
two
hundred
housing
units
exist
in
the
entire
County
of
those
twenty
seven
thousand
are
single
family,
seven
thousand
are
attached
and
85
000
are
multi-family,
that's
missing
middle
overwhelmingly.
As
I
already
said,
the
comments
are
against
missing
middle
and
I
respect
that
younger
people
want
to
buy
a
house,
but
you
know
what
most
of
us
couldn't
buy
a
house
until
we
were
in
our
forties
and
fifties.
AD
D
AE
Oh
there
we
go
sorry:
okay,
can
we
start
over
good
evening?
My
name
is
Anne
Bodine
I'm
concerned
that
the
new
zoning
employs
a
special
exception
zoning
tool.
That
would
be
fine
except
every
other
instance
of
special
exception.
Zoning
in
our
code
requires
Community
input
and
board
approval,
and
this
does
not
so.
The
first
order
of
business
is
to
require
community
and
board
reviews
for
all
elements
of
section
at
10.4
of
the
draft
zoning
amendments.
Essentially
the
entire
effort
special
exception.
Zoning
without
public
scrutiny
is
unprecedented
and
may
be
illegal.
AE
I'm
also
concerned
that
zoko
lrpc
and
staff
agreed
on
November
9th
that
missing
middle
is
consistent
with
seven
of
the
11
parts
of
the
comprehensive
plan.
A
report
released
today
by
arlingtonian's
for
our
sustainable
future
cast
doubts
on
those
assertions.
If
you
read
the
report,
I
think
you'll
find
that
a
yes
vote
for
missing
middle
is
hard
to
square
with
the
following:
Missy
middle
will
worsen
uneven
access
to
housing
among
white
and
non-white,
and
wealthy
and
non-wealthy
segments
of
our
population
displacing
the
less
advantaged
and
more
diverse
large
population.
AE
Inc
increases
I
believe
we'll
see
more
than
the
projected
150
a
year
mean
more
carbon
emissions,
so
missing
middle
will,
throw
off
our
cep.
Target
of
being
a
carbon
neutral
Community
by
2050.,
new
housing,
far
from
transit,
will
add
to
vehicle
miles,
traveled
and
more
emissions.
Contrary
to
energy
and
transportation
goals,
it
will
have
tree
canopy
requirements
in
rezoned
areas,
putting
Beyond
reach
a
40
tree
canopy
goal
of
the
urban
forestry
master
plan.
It
will
allow
a
quick
turnover
of
housing
to
100
multi-family
units
in
these
zones.
AE
This
may
violate
the
glove
by
Zoning
for
up
to
seven
units
per
acre
without
changing
glove
designation
from
low
residential,
and
we
will
violate
goal
four
of
the
globe
to
reserve
and
enhance
existing
single-family
and
apartment
neighborhoods
staff
arguments
to
the
contrary.
Notwithstanding
it
will
accelerate
and
spread
tear
Downs
with
overtax,
stormwater
and
sanitary
systems.
It
will
further
threaten
our
existing
operating
budget
deficit,
as
the
county
continues
to
defer
costs
of
schools,
police
stations,
Etc
I'm,
asking
you
as
a
board's
Main.
Thank.
AF
Yes
hi,
my
name
is
Kathy
meerut
I
grew
up
in
Arlington
and
have
lived
most
of
my
life
in
the
Westover
area.
I
have
concerns
about
missing,
middles
impact
on
our
water
and
sanitary
system
and
the
County's
lack
of
analysis
of
them.
I
brought
this
up
with
Christian
Dorsey
at
a
meeting
and
with
a
candidate
that
was
running
for
the
board.
AF
AF
AF
AF
This
is
no
way
to
run
a
business
or
a
county.
This
should
be
done
before
you
begin
to
move
forward
with
this
missing
middle.
If
you
don't,
it
is
the
residents
of
this
County
that
will
be
paying
for
your
lack
of
research
about
the
feasibility
of
your
plan
and
its
impact
on
the
residents
of
this
County.
AF
AG
You
know
to
the
gentleman
who
lowered
this
I
don't
know
who
it
was.
Thank
you.
As
for
five
foot,
three
okay,
my
name
is
Marley
Franzen
I'm,
a
licensed
civil
engineer
in
the
Commonwealth
of
Virginia
and
I
live
in
South
Arlington
I
am
for
sound,
reasonable
housing
solution,
but
disagree
with
the
proposed
missing
Mill
solution.
As
an
engineer
with
almost
30
years
of
experience,
I
know
a
good
problem
statement
when
I
see
one,
and
this
one
is
so
incredibly
broad.
That
is
highly
disturbing
that
other
Solutions
have
not
been
vetted.
AG
There's
been
no
thought
on
how
infrastructure
will
be
upgraded
when
the
full
build
out
occurs.
This
must
be
considered
now
from
sidewalks
to
buried
electrical
to
Water
and
Sewer.
Right
now,
I
think
the
county
uses
about
36
million
gallons
per
day
during
Max
day
when
the
population
increases.
How
are
you
going
to
do
that
in
my
neighborhood?
How
do
you
get
the
fire
flow
that
you're
going
to
need
at
full
buildup
that
needs
to
be
considered
now
the
socio
economic
divide
will
only
increase
between
North
and
South
Arlington.
AG
The
developers
will
build
6,
000
foot
square
foot,
single-family
buildings
in
North,
Arlington
and
the
same
volume,
but
six
units
in
Douglas
Park,
and,
if
you
don't
believe
me,
please
drive
down
Ballston
and
tell
me
how
many
new
residential
buildings
have
balconies
and
then
do
the
same
along
the
pike.
They
are
already
building
Less
in
South
Arlington,
because
the
transportation
issues
have
on
the
Pike
have
been
there
for
over
a
decade.
AG
Please
please,
please
allow
for
time
to
create
a
more
targeted
problem
statement
and
that
doesn't
divide
the
county
and
then
develop
at
least
two
or
three
additional
solutions
that
can
be
vetted
against
the
problem
statement.
The
first
solution
is
often
not
the
best
solution
to
sticky
situations.
Thank
you.
So
much.
B
Hi
I'm
Susan,
Hixson
I
attended
the
zoning
committee
meetings
on
November,
9th
and
30th,
and
those
were
pretty
chilling
experiences.
The
verbal
language
and
comments
of
the
members
reflected
that
they
had
in
mind
construction
of
small
units
for
one
or
two
adults:
no
children
and
suitable
only
for
healthy
people
with
high
incomes.
They
could
not
find
realistic
solutions
for
any
any
of
the
issues
that
were
being
considered
and
just
one
typical
example
was
when
they
concluded
their
parting
discussion.
B
They
agreed
that
in
the
end,
regardless
of
the
requirements,
supply
and
demand
would
have
to
solve
parking
issues.
If
a
new
structure
did
not
supply
enough
parking,
cars
would
compete
for
parking
on
the
public
streets
in
the
area,
and
people
in
the
surrounding
neighborhoods
would
resolve
the
problem
by
getting
rid
of
their
cars
riding
bikes,
walking
to
public
transportation
a
mile
or
more
away
or
moving
out
and
over
and
over
committee
members
noted
that
they
lacked
the
specific
appropriate
data
for
making
recommendations
on
the
issues
that
were
undiscussed
under
discussion.
B
The
same
problem
that's
been
mentioned
over
and
over
this
evening
during
the
discussions
one
expert
outlined
the
needs
of
many
elderly
and
physically
challenged
citizens
with
respect
to
parking
and
transportation,
and
the
committee
just
railroad
right
over
those
concerns
paid
no
attention
to
them
at
all.
B
AH
I
think
so
we
have
the
community
conversations.
Has
any
feedback
or
the
studies
requested
being
incorporated
into
the
proposal?
It
is
a
resounding
no.
We
are
back
to
square
one
show
us
the
data
that
can
truly.
That
show
us
that
we
truly
can
correct.
For
historical
justices.
Show
us
the
data
that
this
will
not
cause.
Gentrification
on
steroids
show
us
the
data
that
this
will
not
get
rid
of
starter
homes,
for
families
show
us
the
data
that
this
will
increase.
Opportunities
for
home
ownership
show
us
the
data
that
this
will
not
create.
AH
A
predominantly
investor
Haven
show
us
the
data
that
this
will
bring,
affordable
housing
and
not
all
luxury
housing
show
us
the
data
that
our
Parks
have.
The
capacity
for
an
increased
population
show
us
the
data
that
brick
and
mortar
schools
can
handle
the
increased
School
population
and
not
be
forced
to
rely
on
Virtual
schooling
show
us.
The
data
that
increased
property
taxes
are
not
going
to
drive
family
is
out
of
their
homes.
AH
Show
us
the
data
that
a
family
living
near
Metro
can
still
own
and
park
a
car
to
take
their
kids
to
baseball
practice
or
a
dance
class,
or
to
have
an
equal
access
to
non-metro,
accessible
job
opportunities.
Show
us
that
people
forced
to
live
exclusively
on
the
car
free
diet
are
still
can
still
access
community
centers
without
wasting
time
on
Transit
and
show
us
that
this
hearing
is
truly
a
constructive
exercise
where
feedback
is
taken
considered
and
deliberated,
and
it's
not
simply
going
through
the
motions
with
a
predetermined
outcome.
Thank
you.
D
AI
AI
Hello,
can
you
hear
me
yes,
oh
thank
you.
Over
5200
Arlington
residents
have
voiced
their
opposition
to
the
missing
middle
plan
on
a
petition.
This
enormous
volume
of
opposition
dwarfs
the
few
hundred
yimbian
voice.
Members
who
support
it.
Arlington's
proposal
is
built
on
a
foundation
of
false
promises
made
by
County
officials.
AI
False
promises
to
single-family
homeowners,
saying
the
county
would
never
do
an
across
the
board
rezoning
of
single-family
neighborhoods
and
the
plan
would
only
lead
to
a
handful
of
teardowns
each
year.
False
promises
to
Millennials
and
essential
workers,
saying
it
would
provide
them
with
homeownership
opportunities
they
can
afford.
AI
I
call
on
you
planning
Commissioners
to
stop
the
device
of
chaos
created
by
missing
middle
by
taking
two
actions
vote
no
to
any
further
consideration
of
grup
or
zoning
changes,
and
second
initiate
a
credible
unrushed
process
that
examines
Alternatives
that
do
not
involve
wide
scale,
single-family
up
zoning,
which
will
destroy
the
quality
of
life
in
Arlington's
single-family
neighborhoods.
Thank
you.
D
We'll
skip
you
and
come
back
to
you
at
the
end,
Edward
Freeman.
AJ
Can
you
hear
me
yes,
I'm
a
35-year
resident
of
Arlington
County
and
a
single
family
house,
owner
I,
moved
to
my
neighborhood,
because
I
wanted
to
be
in
a
single
family
house.
Environment
I
am
adamantly
opposed
to
the
missing
middle
housing
proposal.
AJ
I
think
the
county
has
not
articulated
its
objectives
clearly
and
has
not
conducted
the
appropriate
analysis
to
move
forward
with
this.
So
I
ask
that
the
request
to
advertise
be
indefinitely
postponed,
pending
a
professional,
comprehensive
and
quantitative
analysis
of
potential
impacts
on
utilities,
schools,
Road
capacity,
traffic
in
construction
parking
tree
cover,
Green,
Space,
fire
and
police
services.
AJ
The
population
and
population
density
impacts
from
such
a
proposal
will
be
a
disaster,
as
we
have
heard
with
Quantified
examples,
there
is
no
missing
middle
there's
plenty
of
and
diverse
housing
available.
The
county
has
not
articulated
a
clear
pant
plan
to
achieve
its
stated
objectives.
AJ
D
AK
Thank
you
very
much,
so
my
name
is
Brian
Casa
Bianca
I'm,
an
Arlington
resident
I,
have
over
25
years
of
experience
in
economics.
Online
business
I've
lived
in
apartments
for
over
25
years
and
never
had
to
write
to
my
County
government
officials
to
building
a
home
I
could
afford
vehemently
opposed
the
missing
medal.
I
think
it's
a
highly
flawed
plan.
A
couple
of
examples
I
want
to
cite
my
wife
and
I,
took
the
official
plans
for
the
missing
medal
to
75
neighbors
within
the
10
block
radius.
AK
In
three
days,
we
only
have
one
neighbor
support
the
initiative,
and
their
understanding
was
that
this
is
for
low-income
people.
If
you
went
to
the
county
level,
4
000
citizens
have
signed
a
petition
opposing
this
in
the
middle.
This
is
even
more
Outreach
than
the
board
has
done
on
this
matter.
So
far,
if
we
look
at
just
two
issues
for
those
of
you
listening
considering
the
topic
of
storm
water
management
on
July
9th
of
this
year,
Arlington
received
1.4
billion
gallons
of
rain
in
one
day
according
to
storm
team
4..
AK
If
you
look
at
how
much
the
county
is
going
to
put
into
Wastewater
management,
one
percent
of
this
of
of
the
budget,
3.9
billion
10-year
plan,
is
going
to
go
to
storm
water
management.
One
percent
on
the
topic
of
schools-
Arlington
schools
are
already
Beyond
capacity.
There's
72
trailer
classrooms
in
use.
This
is
a
county
that
has
750
million
dollars
in
their
budget
and
they're
still
trailers
being
used
for
classrooms.
Imagine
what
missing
middle
will
do
to
this
and
on
the
subject
of
tree
canopy,
if
you
look
at
the
latest
figures,
we
need
six.
AK
Basically
60
of
our
LinkedIn
Street
canopy
will
be
slashed
in
half.
That's
the
equivalence
to
a
very
significant
proportion
in
area
equivalent
to
nine
Pentagon
parking.
Lots
will
be
essentially
we
remove
the
acreage
that
we
need
for
the
tree
canopy.
So
in
closing,
I
agree
with
the
other
speakers
here,
especially
on
the
economics,
that
the
only
thing
that
happens
here
is
that
land
prices
are
going
to
rise
even
more.
It's
going
to
force
disadvantaged
groups
and
minorities
who
need
this.
AL
I
speak
to
convey
my
strong
support
for
missing
middle
housing
based
on
affordability,
diversity
in
the
environment,
first,
affordability:
if
we
don't
act,
we
Face
a
future
like
San
Francisco,
where
only
the
wealthiest
can
live
under
current
exclusionary
zoning
rules,
older
houses
are
being
torn
down
and
replaced
with
much
larger
houses
that
are
only
allowed
to
hold
a
single
family
residents
of
residences
of
comparable
size
could
easily
accommodate
duplexes,
triplexes
or
townhouses
that
could
house
multiple
families,
while
new
single-family
homes
run
around
two
million
dollars.
Missing
middle
homes
would
be
much
more
affordable.
AL
Keep
in
mind
our
own
children
on
our
current
trajectory.
Arlington
neighborhoods
will
only
offer
houses
that
are
too
expensive
and
or
too
massive
for
our
children
to
raise
their
families
here.
Second
for
diversity,
my
family
of
five
owns
a
single-family
house
in
Maywood,
where
we've
lived
since
2006.,
missing
middle
housing
is
compatible
with
and
would
improve.
Single-Family
neighborhoods
like
ours,
by
increasing
the
diversity
of
income,
levels
of
occupations
of
ethnicities
and
family
sizes.
AL
Third
for
the
environment,
my
peers,
in
the
federal
civil
service
who
have
families
can't
afford
Arlington
neighborhoods,
so
they're
choosing
to
commute
from
30
to
60
Minutes
farther
out.
This
pushes
new
sprawl,
which
means
forests
or
bulldoze
for
New
Roads
new
houses
and
new
shopping
centers,
all
of
which
worsen
flooding.
It
also
means
that
these
families
have
more
cars
that
they
use
for
long
commutes
on
highways
that
are
forever
under
construction
to
add
more
Lanes,
so
for
affordability,
for
diversity
and
for
the
environment.
D
AM
Hi,
can
you
can
you
hear
me?
My
name
is
Brooke
Alexander
I'm,
the
Ashton
Heights
tree
canopy
and
Native
Plant
coordinator
I
also
have
a
degree
in
land
use
and
environmental
planning
from
UVA
I'm
here
tonight
to
talk
about
one
of
the
substantial
issues
I
have
with
the
current
missing
middle
housing
proposal.
AM
AM
It
was
designed
to
be
Revisited
to
see
whether
it
was
working
and
if
it
had
been
Revisited
I.
Believe
many
of
us
would
agree
that
the
current
building
coverage
and
impermeable
surface
allowances
are
not
working.
We
Face
a
massive
tree,
canopy
loss
as
our
single-family
homes
are
redeveloped
into
mcmansions,
and
we
have
a
huge
stormwater,
runoff
problem.
AM
AN
Good
evening,
the
ending
of
single-family
neighborhoods
has
been
the
predetermined
policy
outcome
from
the
very
start
of
a
seriously
flawed
public
engagement
process
in
the
County's
asserted
goals
and
claim
benefits
for
ending
single-family.
Zoning
have
been
a
moving
Target
of
the
last
three
years
that,
in
any
event,
are
largely
unattainable.
AN
Why
do
I
say
that
the
goals
and
benefits
of
this
proposal
have
been
ever
changing
and
are
largely
unattainable?
Here's
some
of
what
the
community
has
been
told
that
mid
density
housing
is
missing
from
Arlington,
hence
the
misnomer,
missing
middle
housing
when,
in
fact,
approximately
30
percent
of
existing
housing
stock
fits
the
County's
definition
and
more
is
being
built
all
the
time
and
more
is
available
that
this
proposal
will
address
historic
discrimination
in
housing,
which
we
all
acknowledge
a
poor
and
increased
diversity.
AN
But
in
fact
the
least
expensive
units
will
materially
exceed
the
median
incomes
of
Arlington's,
African-American,
Latino
and
Senior
households
that
this
proposal
will
produce
affordable,
housing
or
at
least
increase
of
housing.
Affordability,
when,
in
fact,
staff
acknowledges
that
this
plan
will
not
produce
affordable
housing
and
the
nature
of
a
housing
market
will
result
in
increased
housing
prices
and
taxes,
certainly
not
housing,
affordable
to
low
and
moderate
income
households,
and
now
we
are
told
that
the
actual
goal
is
to
produce
more
housing
of
different
types
in
response
to
a
housing
crisis
in
our
region.
AN
D
AO
Hi
I've
lived
in
Arlington
for
30
years,
first
as
a
renter
and
now
as
a
homeowner
and
I'm
speaking
against
the
missing
middle
today,
sadly,
but
I'm
not
against
more
housing
and
more
diversity
and
equity
in
housing
and
a
climate
conscious
approach
to
housing,
but
first,
as
earlier
speakers
had
suggested,
I
think
you
need
to
do
the
requisite
impact
studies
and
then
start
with
a
test
area.
Any
proposal
that
has
passed
needs
to
have
caps,
as
is
the
current
proposal.
AO
I
believe,
will
not
achieve
the
goals
it
is
set
out,
whether
it's
for
housing
or
environment,
redeveloping
neighborhoods,
but
not
providing
housing
affordable
for
our
teachers,
our
rescue
workers
and
their
families.
That
doesn't
make
sense
on
the
climate
question.
Allowing
developers
to
continue
to
cut
down
every
tree
on
a
lot
and
plant
tiny
saplings
in
their
place
is
not
reasonable
or
going
further
put
in
the
proposal
to
discrete
decrease.
What's
left
of
green
space
on
a
lot
in
order
to
accommodate
bigger
structures
to
house
more
people,
what
seems
clear
to
me?
AO
The
only
group
that
has
no
complaint
with
the
current
missing
middle
proposal
is
the
developers,
and
why
would
they
complain
because,
as
the
proposal
moves
forward,
it
appears
that
the
county
has
scaled
back
many
of
the
limits
on
the
scope
and
size
of
these
missing
elements.
Ultimately,
you
will
be
the
developers
who
drive
this
proposal
to
reality.
AO
It's
as
if
the
county
were
to
build
a
new
highway
through
Arlington
and
say
to
the
developers,
hey,
you
determine
the
size,
volume
and
speed,
there's
little
to
no
guard
rails,
I
plowed
the
board
and
the
Planning
Commission
for
tackling
the
issue
of
missing
middle
and
trying
to
incorporate
a
climate
conscious
approach
to
Future
housing
in
Arlington,
but
pause
here
and
consider
how
to
revise
this
proposal.
So
it
actually
achieves
what
you're
setting
out
to
do.
Thank.
AP
Thank
you.
Can
you
hear
me
great
hi?
My
name
is
Reginald
gagie
I'm,
a
25-year
resident
of
Arlington
and
I'm,
also
speaking
against
the
missing
middle
approach.
Frankly,
from
the
very
conception
of
what
is
being
designed
here,
if
you
look
at
the
planning
documents,
it
talks
about
doing
this
in
order
to
meet
our
supposed
obligations
towards
the
Washington
DC
density,
we
are
already
the
densest
area
in
the
Washington
DC
area.
We
are
denser
than
most
of
the
other
areas
around
here.
AP
AP
There
are
other
areas
that
can
better
support
the
kind
of
housing
that
people
would
want
and
do
so
more
affordably,
and
so
from
the
very
beginning
that
the
concept
of
this
is
frankly
just
going
towards
the
goal
that
it
does
not
need
to
achieve,
because
it
can
be
be
better
achieved
elsewhere.
Second,
when
you
look
at
other
examples
of
missing
middle
and
Minneapolis
Portland
San
Francisco,
it's
never
had
any
impact
of
the
nature
that
people
are
trying
to
ask
for
here.
AP
People
talk
about
affordability,
but
a
duplex
will
not
be
any
more
affordable
and
certainly
not
affordable
to
middle
and
lower
income
families
compared
to
you
know
other
areas
where
they
could
find
housing
further
in
terms
of
diversity.
What
you're
actually
doing
is
eliminating
diversity
by
eliminating
neighborhoods
that
have
single-family
housing.
People
look
for
single-family
housing
so
that
their
kids
can
grow
up
together
so
that
they
have
neighbors.
AP
In
my
neighborhood
we've
grown
up
together
for
for
20
years,
people
like
that
kind
of
neighborhood
by
eliminating
any
single-family
housing,
you
eliminate
that
possibility
and
and
the
attractiveness
for
Arlington
for
people
who
want
that
sort
of
a
neighborhood.
So
please
do
not
adopt
this
proposal.
Thank.
D
AQ
Thank
you.
Can
you
hear
me?
Yes,
my
name
is
Meredith
mazada
I
am
a
resident
of
Chain
Bridge
Forest
I'm,
a
parent
of
two
young
children
and
I,
am
a
concerned.
Climate
activist
I
am
concerned
because,
although
the
missing
middle
housing
proposals,
Equity
goals
are
commendable
as
currently
drafted,
the
proposal
will
further
decimate
Arlington's
tree
canopy.
By
cutting
the
tree
canopy
coverage
requirement
in
half
I
know
we
can
do
better.
Planting
more
trees
is
one
of
our
greatest
nature-based
solutions
to
combating
climate
change,
while
saplings
are
wonderful.
AQ
Protecting
existing
mature
trees
is
Paramount
to
not
only
the
beauty
of
our
community
but
to
our
community's
ability
to
weather
the
impacts
of
climate
change.
A
healthy
tree
canopy
protects
communities
from
high
temperatures.
They
release
water
vapor
into
the
atmosphere
which
cools
the
surrounding
areas:
mitigating
the
urban
heat
island
effect.
They
intercept
rainfall
and
reduce
storm
water
runoff.
They
remove
pollutants
from
the
air,
Soil
and
Water,
providing
us
with
cleaner
and
safer
communities.
They
provide
energy
savings
and
reduced
greenhouse
gas
emissions
due
to
the
shade
provided
and
they
also
increase
property
values.
AQ
The
impacts
of
climate
change
will
only
increase
in
the
years
to
come
and
we
need
every
tree
in
our
arsenal.
We
owe
it
to
ourselves
our
existing
community
members
and
our
future
residents
to
challenge
ourselves
to
be
Innovative
and
find
ways
to
achieve
the
goals
of
the
missing
middle
Project
without
threatening
our
existing
invaluable
tree
canopy.
Thank
you.
AR
Yes
hi,
my
name
is
Bruce
Baldwin
I'm
been
at
Ashton
height
residence
since
2015.
I
live
here
with
my
kid
who
is
now
attending
Long
Branch
Elementary
School.
So
there
isn't
really
a
whole
lot
that
I
can
say
here
that
has
already
been
said.
Most
of
the
points
that
I
had
come
prepared
with
other
people
have
already
repeated
it.
AR
Mainly
my
biggest
objection
to
this
is
it's
not
so
much
about
creating
density,
but,
as
other
people
have
cited,
the
environmental
impact
of
this
living
National
hike
for
seven
years,
I've
already
noticed
the
tree.
Canopy
has
diminished
by
considerable
amount.
I've
noticed
a
CVS
that
just
was
built
a
few
houses
actually
down
from
me.
They
tore
down
a
single
family
home
in
the
process.
They
had
to
cut
down
a
tree
that
was
about
80
years
old,
so
I
I,
really
don't
see
missing
middle
doing
anything
positive
from
that
respect.
AR
Also
in
terms
of
creating
affordable
houses.
I've
noticed
that
some
of
the
duplexes
that
have
been
built
are
already
you
know:
they're
torn
out
a
single
family
home
and
built
a
duplex
which
is
been
calling
for
a
while
in
excess
of
a
million
dollars
missing
middles
again,
not
really
going
to
provide
any
more
affordable
housing
and,
as
other
people
have
cited,
will
actually
remove
single-family
housing
that
would
otherwise
be
available
again.
The
house
here,
I
bought
National,
hide
I,
purchased
it
for
less
than
a
million
dollars.
AR
AS
AS
First,
I'm
going
to
state
that
I
support,
increased
housing
density,
but
only
after
proper
planning
and
impact
Studies
have
been
done
to
show
you
a
change
for
the
entire
County.
Without
that
information,
as
you
are
now
doing,
is
completely
irresponsible.
My
husband
and
I
do
not
support
the
proposed
middle
missing,
missing
middle
Amendment
at
all.
It
is
Despicable
rushing
to
make
the
changes
that
are
a
political
badge
of
honor
and
bad
for
the
county
that
you
serve.
Here's
an
example
of
what
a
necessary
study
and
plan
for
changes
that
have
not
been
addressed.
AS
AS
You
know
increased
density
is
not
going
to
make
that
any
better
parking
concerns
have
already
been
discussed,
I'm
not
going
to
go
into
that,
and
the
fact
that
you're,
looking
at
building
more
one
and
two
bedroom
apartments,
which
are
already
available
after
you've,
done
real
impact
studies
on
the
infrastructure,
Services,
quality
of
life
and
conservation.
In
addition
to
listening
to
the
residents,
then
you
should
make
a
plan
on
the
best
zoning
changes.
This
current
plan
is
not
the
Arlington
Way
all
right.
AS
D
You
for
your
comments.
Next
we'll
go
back
to
Scott
sacks
if
he's
with
us
online
and
if
not
we'll
switch
back
to
in
person
with
Eleanor
Schwartz,
followed
by
Martha
Harris
Richard,
Engel,
Jerry,
Howard
and
Aaron
wilkowitz.
AT
However,
Arlington
residents
and
would-be
residents
project
their
desires
onto
current
missing
middle
housing
proposal,
but
it
won't
really
solve
the
key
problems
of
affordability,
a
fair
housing
and
the
need
for
units
with
more
than
three
bedrooms
or
three,
even
in
fact
it
will
make
them
worse
and
upend
the
social
contract
that
was
cut
in
the
early
1970s.
That
has
worked
so
well
in
which
guided
the
Planning
Commission
during
my
10
plus
years.
AT
So,
as
you
know,
it
is
concentrated
density
at
the
Metro
quarters,
while
projecting
the
neighborhoods
and
consistent
with
that
framework.
I
believe
that
additional
housing
density
needs
to
be
focused
on
the
arterials,
where
it
can
be
effectively
served
by
transit.
Missing
middle
puts
a
radical
change
in
motion
with
no
real
accountability.
AT
So
if
you
desire
to
endorse
the
current
proposal,
which
I
believe
is
flawed,
I
urge
that
you
do
it
as
a
Time
limited
five-year,
well-tracked
demonstration
with
fewer
tiers.
That
would
be
two
to
four
units
per
lot
through
a
use
permit
process
with
guard
rails
that
provide
annual
caps
per
neighborhood.
AT
A
pause
of
services
are
overwhelmed,
as
we've
already
been
hearing,
while
guaranteeing
the
existing
building
envelopes
in
setbacks
as
a
maximum
mmh
also
presumes
that
all
sites
are
equally
amenable
and
I
urge
you
to
incorporate
exclusions
for
environmentally
sensitive
and
locations
that
will
have
access
problems.
Thank
you
for.
AU
AU
Currently,
residents
in
Arlington
have
a
choice:
they
can
live
in
high
rises
with
bars
and
restaurants,
all
around
and
easy
access
to
transportation
they
or
they
can
live
in
a
strictly
residential
multi-family
housing
like
farlington
or
they
can
live
in
a
single
family
home
with
a
wooded
surrounding
and
backyards
for
their
children
to
play
in
or
climb
trees
in.
They
have
really
three
choices
now,
but
I'm
afraid
that
the
missing
middle
housing
wants
to
eliminate
all
three
choices
and
make
a
one-size-fits
all
for
everyone.
AU
This
would
be
done
in
by
eliminating
the
single-family
zoning
and
would
result
in
the
allowance
of
massive
multi-family
structures,
which
could
be
built
absolutely
anywhere
and
with
no
provision
for
off-street
parking.
I.
Do
not
think
this
is
a
fair
or
just
proposal.
I
think
that
at
the
most,
if
it
goes
through,
which
I
hope
it
doesn't
missing,
middle
housing
if
it
goes
through
I,
would
recommend
that
you
can
find
the
upzoning
to
this
Transportation
corridors
and
to
the
Metro
hubs.
AU
AV
Good
evening,
I'm
Richard
Engelman
an
Arlington
resident
for
46
years
and
I
spent
45
years,
actually
managing
Real,
Federal
real
estate
and
housing
programs
and
worked
as
a
federal
as
a
Workforce
housing
consultant
I've
developed
over
1800
Workforce
housing
units
in
Maryland
and
Virginia
most
recently
worked
on
a
project
out
in
Jackson
Wyoming.
Why
is
this
important?
Well,
the
fact
is
that
there
are
limitations
on
what
you
can
achieve
with
a
market-based
missing
middle
housing
program.
AV
In
fact,
one
of
the
criticisms
of
when
I
program
in
Cambridge
Massachusetts,
which
is
just
adopted
it
has
one
local
group
called
black
response.
Cambridge
said,
is
asking
for-profit
developers
to
develop.
Affordable
housing
is
like
asking
our
sadists
to
put
out
their
own
fire.
Where
is
the
incentive
and
that's
the
problem
that
we're
dealing
with
here?
There
are
programs
that
work.
So,
let's
talk
about
those
if
you're
talking
about
enabling
home
ownership,
look
at
what
San
Jose
has
done.
AV
San
Jose
California
offers
down
payment
assistance
loans
of
up
to
a
hundred
thirty
five
thousand
dollars
for
people
who
are
in
the
middle
quintile
of
of
household
incomes.
So
if
you
want
to
afford
do
that,
come
up
with
a
similar
program
here,
okay,
another
program
that
that
works
out
in
Jackson,
where
I've
worked
is
for
the
county,
the
city
and
the
school
districts
to
provide
free
land
to
non-profit
housing
developers.
That's
the
only
way
they
can
build,
affordable
housing
for
teachers,
firefighters,
police
officers,
other
public
employees,
hospital
employees,
Etc,
and
it's
been
very
successful
out.
AV
There
you're
not
doing
any
of
that
here,
you're,
depending
on
a
very
Cutthroat
business,
which
is
the
development
business
you're
asking
developers
who
are
competing
with
one
another
to
try
to
buy
a
very
limited
number
of
housing
sites
to
somehow
buy
land
for
half
a
million
dollars.
A
lot
spend
another
million
dollars
at
350
a
square
foot.
Thank.
AW
After
hours
of
listening
to
well-intentioned
board
members
and
Commissioners
engaged
citizens
and
impressively
knowledgeable
staff
I
have
concluded
our
County's
neighborhoods
are
too
diverse
and
their
topographies
and
infrastructures
too
distinctive
to
accommodate
a
universal
right
to
increase.
Suddenly
a
neighborhood
street
and
infrastructure
loads
developers
remain
frustrated
by
the
current
building.
Permit
process
residents
remain
worried
about
traffic
flooding
and
schools.
AW
I
urge
this
body
and
the
county
and
the
County
Board
to
press
decisions
on
permitting
multi-unit
complex
construction
down
to
the
Civic
associations.
Let
the
Civic
associations
work
with
our
excellent
County
staff
to
determine
where
and
when
develop
developers.
Aspirations
can
be
accommodated.
The
Civic
associations
know
their
neighborhoods
in
detail
with
staff
support.
The
Civic
associations
can
determine
how
best
their
neighborhood
can
accommodate
the
demand
for
density.
AW
Arlington
is
a
county
of
communities,
communities
cohere
when
they
can
influence
their
own
Futures.
Please
don't
sacrifice
that
cohesion.
For
the
sake
of
expediency,
by
denying
our
many
diverse
communities
the
opportunity,
the
opportunity
to
consult
with
staff
and
influence
proposed
new
construction,
thank
you.
AX
Hey
there,
my
name
is
Aaron
wilkowitz
and
I'm
unequivocally
in
favor
of
missing
middle
and
the
densest
possible
form
of
missing
middle
I,
moved
to
Arlington.
At
22
years
old
I
met
my
wife
at
a
Randolph
house
party.
You
know
I
lived
at
all
five
of
the
Metro
North
Arlington
stations
and
I
love
Arlington.
But
when
it
came
time
for
me
to
buy
a
home,
we
were
not
even
close
to
affording
it.
We
saw
earlier
two
hundred
thousand
dollars
income
to
buy
a
home
here.
It
is
significantly
more
than
that.
AX
We
were
not
even
close
to
being
able
to
afford
a
home
in
North
Arlington,
and
so
we
moved
to
Falls,
Church
and
I
wanted
to
be
a
part
of
this
community
and
I'm,
not
I'm,
not
a
part
of
your
tax
base,
I'm
not
contributing
to
the
community
I'm
in
a
different
community
and
I
love.
My
life,
but
I
wanted
to
be
a
part
of
this
one
and
I
couldn't
because
of
a
lack
of
housing
affordability.
AX
It
is
inconceivable
to
me
that
anyone
is
making
an
economic
argument
that
we
could
significantly
increase
the
density
of
homes
in
Arlington.
You
could
significantly
increase
the
supply
of
homes
in
Arlington
and
it
would
not
lead
to
prices
going
down.
It
is
simple
economic
gravity
of
supply
and
demand
that
if
you
make
more
dense
housing
prices
will
go
down.
Even
if
every
single
one
was
a
luxury
townhouse.
As
you
increase
the
number
of
units
the
prices
go
down
and
even
if
they
don't
go
down
in
Arlington,
they
will
go
down
in
Falls
Church.
AX
They
will
go
down
in
Vienna.
They
will
go
down
in
Springfield,
they'll
go
down
in
Fairfax,
so
overall
in
Northern
Virginia,
where
so
many
people
are
finding
it
unaffordable,
not
just
to
live
in
Arlington,
but
in
all
of
Northern
Virginia
they're
moving
away.
They
would
suddenly
be
able
to
afford
homes
in
a
way
that
they
wouldn't,
if
missing
middle
past
10
years
ago,
I'd
be
able
to
live
in
Arlington
and
somebody
else
could
have
lived
in
my
home.
But
that's
not
the
case
today.
I
also
hear
so
many
people
making
environmental
arguments.
AX
Of
course
we
should
try
to
save
the
tree,
can't
be
as
much
as
possible,
but
what's
happening
instead.
Is
that
we're
tearing
down
hours
of
driving
area
of
land,
millions
of
trees
in
the
excerbs
that
could
otherwise
be
Forest?
So
we
really
want
to
talk
about
environmental
damage.
It
is
critical
that
we
make
areas
close
to
DC
as
dense
as
possible,
so
that
areas
further
away
you
know,
can
save
the
environment.
Thank
you
for
your
time.
D
AY
Great
I'm
Joe
damore
I've
lived
in
Arlington
County
for
over
12
years,
I've
been
a
renter
and
an
owner
of
a
multi-family
home.
The
last
12
years,
I've
been
the
CEO
of
billion
dollar
companies
and
I'm,
currently
the
owner
of
a
business.
My
own
business
here
in
Arlington
County
successful
businesses
by
the
way
the
the
concern
I
have
is
that
I
don't
think
this
is
going
to
make
Arlington
County
a
better
place
to
live
for
anybody.
I.
Think
it's
going
to
increase
density.
AY
It's
going
to
increase
all
the
problems
that
go
along
with
density,
I,
I
think
that
Arlington
County
is
naive
about
this
proposal.
It
hasn't
worked
in
other
metropolitan
areas.
My
research
shows
it
also.
We
have
a
Regional
Housing
affordability
issue,
not
in
Arlington
County
issue,
we're
part
of
a
metropolitan
area,
we're
not
an
island,
we're
part
of
a
region.
We
just
spent
3.4
billion
dollars.
Expanding
our
Metro
out
on
the
purple
line.
We've
got
plenty
of
land
there.
We
should
be
helping
that
be
developed
for
people
that
that's
affordable.
AY
We
shouldn't
be
doing
this
to
single-family
homeowners
in
Arlington
County,
only
30
percent
of
the
home
homes,
less
than
30
percent
our
single-family
homeowners.
Reducing
that
stock
further
makes
no
sense.
This
whole
proposal
is
is
not
well
thought
out.
We've
heard
that
I
just
think
you
need
to
put
your
hat
on
about
thinking
about
the
region.
D
Molly
McKay,
if
you're
speaking
again,
we
cannot
hear
you
next
we'll
go
to
Robert
Douglas.
If
you're
with
us.
D
Seeing
neither
we'll
transition
back
to
in
person,
starting
with
Henry
McFarland
Michael
gearing
Philip
Vitale,
Herbert,
Wamsley
and
Spencer
Christian.
AZ
AZ
It's
vital
to
ensure
that
when
lots
are
redeveloped
enough,
trees
are
preserved
or
planted
to
ensure
sufficient
tree
canopy
in
the
future
tree
canopy
requirements
are
one
of
the
few
tools
the
county
has
to
address
the
dwindling
number
of
trees
on
private
land,
where
the
large
majority
of
the
County's
trees
grow
and
after
the
2021
election
it
seems
unlikely.
The
state
will
allow
the
county
any
of
additional
tools
for
that
purpose.
AZ
The
missing
metal
proposal,
if
enacted,
makes
tree
canopy
requirements
even
more
important
because
it
will
increase
the
options
available
to
developers
who
tear
down
existing
homes,
while
the
County's
economic
consultant
assumes
developers
will
not
respond
by
increasing
the
number
of
tear
Downs.
That
seems
improbable
and
definitely
cannot
be
assumed.
AZ
Nonetheless,
the
existing
missing
middle
proposals
would
weaken,
treat
canopy
requirements.
Those
requirements
currently
are
that
or
for
trees
that
within
20
years
will
grow
to
20
tree
canopy,
for
new
construction
in
the
area
zone
for
single-family
houses,
but
for
area
zoned
for
missing
metal
to
require
and
Falls
to
10
or
in
some
cases.
2015
percent
police
has
a
workaround
to
keep
the
lower
limit
from
applying
to
single-family
houses
in
areas
where
zoning
rules
have
changed.
AZ
Option
6A
also
would
not
really
solve
the
problem.
Thank.
BA
Good
evening
my
name
is
Mike
Gehring
and
I've
been
a
resident
of
here
in
Arlington
County
for
25
years
and
I'm
here
tonight
to
vote
to
support
the
missing
middle
housing
and
affordable
housing
here
in
Arlington,
I
love,
Arlington,
it's
a
great
place
to
live,
and
it's
close
to
where
I
work
and
I
quite
simply
do
not
want
to
be
priced
out
of
this
County
to
and
be
forced
to
commute
to
three
hours
or
more
to
and
from
work
I
like
being
close
to
where
I
work
and
on
top
of
all
that
I
don't
have
a
million
dollars
or
a
million
and
a
half
dollars
to
afford
a
house
in
this
County
and
the
housing
in
this
county
is
ridiculously
expensive
and
I'm
not,
and
there
are
many
people
in
this
County
in
this
same
position
and
many
behind
me
and
so
I
urge
members
of
this
commission
to
please
recommend
in
support
of
missing
middle
housing
and
affordable
housing
and
I.
BB
Good
evening,
I've
lived
in
the
Cherrydale
neighborhood
of
Arlington
since
1986.,
just
one
house
away
or
a
pair
of
four
unit
Apartments.
What
I've
learned
living
near
those
apartments
and
also
from
nearby
group
homes,
is
that
every
adult
in
those
apartments
or
in
that
group
home
will
happen,
will
have
a
car,
and
my
neighborhood
is
within
walking
distance
from
the
Metro.
Therefore,
I'm,
particularly
alarmed
by
your
proposal,
to
require
only
0.5
parking
spaces
per
unit
in
many
parts
of
Arlington
and
eight
Plex
will
have
between
8
and
16
cards,
with
only
four
spaces
on
site.
BB
According
to
your
proposal,
this
means
four
to
twelve
additional
cars
parking
on
the
streets,
think
of
the
effect
of
the
quality
of
life
of
one
of
our
streets.
If
two
or
more
eight
unit
apartments
are
built
in
close
proximity,
ironically
for
forward-thinking
Arlington,
the
parking
plan
will
be
a
serious
disincentive
for
those
residents
to
buy
electric
cars.
Where
will
they
reliably
be
able
to
charge
their
cars?
BB
The
requirement
for
only
0.5
parking
spaces
per
unit
or,
as
discussed
in
a
recent
meeting
of
your
zoning
committee
of
only
0.25
or
zero
spaces
per
unit,
demonstrates
a
lack
of
concern
for
the
effects
of
these
proposals
on
our
neighborhoods
I'm,
asking
you
to
show
as
much
consideration
for
president
arlingtonian's
as
you
are
demonstrating
for
future
Island
tonias.
Thank
you.
BB
BC
Thank
you.
I'm
Robert
Wamsley
I've
been
a
single
family
homeowner
in
South
Arlington
for
49
years
I'm,
urging
the
board
to
pause
the
study,
so
it
can
be
updated
to
reflect
current
prices
and
rents
and
what
I
believe
is
a
very
uncertain
future
demand
for
housing
in
Arlington.
BC
BC
Arlington
already
is
meeting
the
annual
production
Target
for
housing
units,
so
my
recent
experience
suggests
many
people
who
are
working
remotely
have
decided
that
they
prefer
rural
or
small
town
living
with
lower
costs
and
more
land.
We
will
see,
but
this
could
be
a
huge
change
in
Arlington
now.
Finally,
a
separate
Point
I
see
ex.
D
BD
There
is
no
magic
solution
to
Bringing
prices
down,
but
the
increased
density
caused
by
uncontrolled
growth
and
up
zoning
would
in
fact
make
the
affordability
problem
worse.
New
units
would
not
go
to
working-class
arlingtonians,
but
to
the
already
financially
secure,
instead
of
allowing
single-family
neighborhoods
to
be
filled
with
eight
plexes
on
every
lot.
In
this,
the
nation's
smallest
county
and
instead
of
giving
developers
free
reign,
the
county
should
embrace
the
principles
that
have
made
Arlington
an
attractive
place
to
live
development.
BD
D
Molly
McKay,
if
you're
able
to
speak
now,
you
have
two
minutes.
BE
BE
BE
Method,
methodological
weaknesses
and
the
need
for
further
evaluation
of
the
fiscal
and
economic
impacts
of
the
proposed
housing
policy.
I
am
a
fiscal
impact.
Expert
I've
completed
more
than
250
fiscal
impact
studies
over
the
last
30
years
in
more
than
25
States
and
20
countries
abroad.
In
addition
to
that,
I
have
served
as
a
consultant
to
Arlington
County
I
was
the
lead
Economist
on
Arlington
County's
Clarendon
sector
plan,
so
I
I
believe
that
I
am
qualified
to
provide
my
opinion
on
on
this
proposed
policy.
BE
My
greatest
concern
is
that
there
were
a
number
of
items
in
the
consultant
scope
of
work
that
were
not
completed,
and
these
these
analyzes
are
so
important
to
make
sure
that
the
policy
is
connected
to
best
practices
and
that
there
are
no
unintended
consequences
as
it
currently
stands.
I
believe
there's
a
need
for
more.
D
D
BF
High
density
missing
middle
housing,
which
is
being
mandated
in
single-family
neighborhoods,
is
in
contradiction
to
the
club's
stated
goals
of
concentrating
such
development
within
Metro
station
areas.
If
we
need
to
change
and
adapt,
do
it
correctly
and
adjust
the
glove,
do
not
amend
it.
Two
you,
the
Planning
Commission,
are
test
as
a
representative
resident
body
on
Planning
and
Zoning
use
and
changes.
Virginia
zoning
code
15.2-2283
lists
the
responsibilities
of
the
County
Board
to
amend
the
code.
BF
The
county
is
not
making
decisions
based
on
its
own
missing
middle
housing
survey
and
public
Outreach,
which
was
overwhelmingly
Negative.
They
have
not
provided
adequate
planning
for
areas
of
health,
safety
and
general
welfare
of
the
public
under
the
code.
It
is
your
responsibility
to
assist
and
guide
them
into
adhering
to
that.
So,
if
you
do
not,
you
are
also
derelict
in
your
responsibilities.
BF
U
Is
it
on
okay,
hello?
My
name
is
Kathleen
hotel
and
I'm,
a
single
family
home
owner
in
the
boulevard
Manor
neighborhood
I'm,
here
to
express
my
strong
support
for
missing
middle
housing
when
my
husband
and
I
were
in
our
20s,
we
rented
in
Arlington,
but
we
had
to
move
out
to
Ashburn
to
be
able
to
afford
a
home.
We
saved
for
10
years
commuting
almost
two
hours
every
day
to
be
able
to
purchase
a
single
family
home
here.
U
I
want
young
people
now
to
have
better
opportunities
to
own
in
Arlington,
missing
middle
housing
will
provide
more
of
these
opportunities.
Increasing
housing
density
is
also
good
for
the
environment
and
for
the
economy,
but
the
main
reason
for
my
support
is
the
history
of
exclusionary
zoning
policy.
U
Missing
middle
is
a
necessary
first
step
in
creating
a
more
inclusive
and
Equitable
Arlington.
The
NAACP
supports
the
missing
middle
housing
plan.
Too
many
people
have
been
included
for
far
too
long.
I
strongly
support
an
increase
in
zoning
up
to
eight
Plex
properties
for
land
that
supports
them.
This
will
provide
the
best
option
for
young
families,
families
of
color
and
our
County
as
a
whole.
I
understand
the
change
is
hard
and
uncomfortable,
but
this
change
is
needed
and
positive.
U
BG
Yes,
my
name
is
Michael
Grace
I
have
resided
in
Arlington
County
since
1985.
I
own
and
live
in
a
modest
Rambler
house
in
the
waycroft
Woodlawn
civic
association,
I've
submitted
written
comments
to
your
committee
on
the
missing
middle
I
hope
they
will
help
you,
but
tonight,
I
just
want
to
make
some
brief
points.
I
would
urge
that
we
all
consider
our
history
Our
Heritage
and
our
future.
BG
What
do
we
want?
Arlington
County
to
be
even
before
moving
here
years
ago,
all
the
way
from
Illinois
I
heard
how
special
Arlington
was
I
heard
that
it
was
a
safe
quiet,
traditional
place
to
raise
a
family,
a
place
that
valued
balance,
parks,
open
space
and
public
athletic
facilities,
not
to
mention
other
amenities,
so
I
think
we
should
bend
over
backwards
to
retain
that
Heritage,
not
rush
to
legislate
changes
that
have
a
huge
probability
of
jeopardizing
where
we've
been
so
like.
BG
So
many
of
the
other
speakers
tonight,
I
would
urge
that
we
refocus
our
energies
and
our
efforts.
Let's
try
to
identify
less
intrusive
Alternatives
than
missing
middle
that
will
achieve
the
same
objectives,
including
increased
Equity.
Thank
you
very
much.
BH
BH
That
area
is
the
conversion
of
single-family
homes
into
multiple
multiple
family
units
under
missing
middle
economics,
of
converting
single-family
homes
into
multiple
units
can
be
very
attractive
for
investors,
but
meant,
but
with
many
unintended
consequences
for
the
neighborhoods
involved.
Here
is
a
real
life
example
of
such
a
conversion
and
the
resulting
consequences
of
what
will
happen
if
this
is
not
properly
planned
for
what
you
have.
There
is
a
total
illegal
conversion
in
a
in
a
single-family
neighborhood.
BH
That
the
neighbors
repeatedly
asked
the
county
for
help,
but
with
no
luck
only
when
the
property
went
on
the
hit
the
market
on
Zillow
recently
did
the
county
react.
You
have
a
7
300
square
foot
lot
going
through
2.5
million
dollars,
and
especially
with
nine
advertised
for
parking
for
nine
cars.
The
front
yard
is
mostly
paved
for
three
cars:
the
backyard's
paved.
You
can
see
the
upper
aerial
photo.
BH
So
given
the
financial
attractiveness
of
converting
single
families
into
multi-family,
this
is
an
area
that
can't
be
ignored
or
glossed
over
by
the
commission.
It
raises
big
questions
for
the
planning
committee
to
address.
It
also
raises
big
big
question
on
the
counties
and
the
committee's
commitment
to
proper
enforcement
as
planning
professionals.
Thank
you
for
your
comments.
BI
Hi,
can
you
hear
me
good
so
my
fiance
and
I
live
in
Colonial
Village
we're
both
federal
workers
just
barely
earning
Arlington's
median
income
combined,
but
the
cribbling
housing
crisis
is
pushing
us
out
of
the
community
that
we've
loved
for
the
last
six
years.
Allowing
more
types
of
housing
will
be.
The
difference
between
people
like
me
ever
being
able
to
afford
a
home
here
and
Arlington
becoming
a
place
that
only
the
richest
people
can
live.
BI
It's
the
difference
between
preserving
our
diversity
and
continuing
to
push
out
people
of
color
who
often
lose
out
competing
for
the
limited
number
of
homes
here.
Finally,
it's
between
a
sustainable
future
and
worsening
the
climate
crisis
by
only
allowing
car-centric,
neighborhoods
and
endlessly
sprawling
new
housing
into
Greenfield
development
out
in
Loudoun
County,
which
also
creates
more
traffic
for
arlingtonians
right
here
we
have
an
intense
housing
shortage
and
I'm,
urging
all
of
you
please
recommend
the
most
flexible
version
of
missing
middle,
don't
make
needed
homes
less
affordable
with
artificial
caps,
parking
minimums
or
more
exclusions.
BI
People
like
me,
are
being
driven
out
of
this
County
and
it's
it's
going
to
make
this
place
so
much
less.
Special
than
it's
been
for
the
entirety
of
the
time
I've
been
here
and
for
a
lot
of
the
time
that
was
before
then
so.
Thank
you
so
much.
D
BJ
First
of
all,
I
want
to
thank
the
commission
for
all
the
serious
work
that
you've
done
in
trying
to
come
up
with
a
good
plan
for
more
diversity
in
housing
in
Arlington
I'm,
a
strong
supporter
of
that
I've
lived
here
for
many
years
and
would
welcome
more
Multiplex
housing
in
my
neighborhood,
which
happens
to
be
single
family
North,
Arlington
Donaldson
run,
but,
as
other
people
have
said,
there
are
serious
problems
with
the
research
and
the
analysis.
That's
been
done
and
the
chart
that
I've
put
in
front
here
so
the
Commissioners
can
see.
BJ
It
is
a
very
recent
study.
That's
just
been
completed
showing
that
the
canopy
is
not
the
20
that
the
county
says
it
is
now
and
will
not
be
able
to
be
continued.
The
tree
canopy
is
truly
31,
so
we're
starting
from
a
much
lower
level.
So
it's
a
much
bigger
concern
that
we
have
to
look
at
very
seriously.
BJ
In
addition
to
that,
impervious
services
are
41,
there's
been
no
survey
of
natural
resources
and
there
are
many
minority
groups
that
are
not
being
served,
and
one
of
the
big
problems
with
Equity
is
that
it
treats
all
the
areas
the
same
and
it's
not
true.
Equity
neighborhoods,
with
lower
land
costs
and
proximity,
trans
Transportation
are
going
to
get
more
development
and
underserved
areas
start
out
already
with
fewer
environmental
resources,
so
they're
going
to
be
impacted
more
heavily.
BJ
There
have
been
air
quality
problems
identified
by
the
American
Lung
Association
already,
and
those
are
going
to
be
increased
stress
and
heat.
Island
studies
and
flooding
also
are
well-known
problems
that
we
need
to
address.
So
what
do
we
need
to
do?
We
need
to
meet
the
legislative
intent
that
residential
areas
be
provided
with
healthy
surroundings,
delay
finalizing
the
ordinance
adjust
for
differences
in
different
neighborhoods.
Thank
you.
Thank.
BK
Name's
Patrick
grossby
and
I'm
a
resident
in
Arlington
I,
first
moved
here
in
2018.
I
live
in
Boston
in
the
mid-rise
near
the
quarter,
walkable
to
the
Metro
I
love
my
neighborhood,
but
outside
my
window,
I
live
on
the
sixth
floor
of
this
mid-rise
facing
out
into
the
county.
I
watch
daily
as
older,
smaller
single-family
homes
are
torn
down
and
all
the
trees
on
the
lot
clear-cut
for
massive
single-family
homes.
BK
Seven
bedrooms
very
large,
all
of
these
walkable
to
the
Boston
Metro.
The
status
quo
in
Arlington
is
unsustainable.
I
am
also
newlywed.
I
got
married
in
October,
my
wife
and
I.
We
love
Arlington,
we
love
The
Walking,
we
love
the
biking,
we
love
the
transit
options,
they
really
make
this
place
tick
and
we
think
it
lacks
in
a
lot
of
other
places
around
our
great
nation.
BK
Sadly,
every
day
we
are
weighing
leaving
Arlington
we're
deciding
whether
or
not
it
can
continue
to
be
our
home
and
we're
not
alone,
because
there's
no
good,
not
many
good
options
for
a
new
family
looking
down
to
place
long-term
routes,
let's
be
real.
The
missing
middle
housing
proposal
is
about
new
housing.
Construction,
not
old
housing,
new
housing
is
always
more
expensive,
but
new
missing
middle
housing
is
less
expensive
than
new
single-family
housing.
BK
BK
This
will
enable
my
wife
and
I
to
plan
a
future
in
Arlington,
a
community
that
we
love
and
to
get
on
the
housing
ladder
in
brief,
I
support
option
1B
option
2A
option,
4B
option,
6A
option
7B
option
8A
I
do
not
support
any
of
the
options
under
option
five,
because
there
should
be
no
parking
minimums.
As
the
nice
picture
that
was
presented
earlier
by
the
opponent
recommended.
BL
BL
Mike
working
okay,
this
time
around
good
evening,
my
name
is
Joshua.
Handler
I
live
in
the
boulevard.
Manor
neighborhood
I've
lived
there
for
over
10
years.
I
want
to
draw
the
commission's
attention
to
County
staff
option
6A
that
has
insufficient
tree
planning
requirements.
Staff's
December
7
report
incorrectly
claims.
It
would
generally
result
in
tree
canopy
coverage
that
is
closer
to
parity
with
the
cppo
requirement
for
one
family
development.
BL
However,
option
6A
recommendation
of
at
least
one
shade
tree
be
retained
or
planted
for
dwelling
unit
is
not
assured
to
generally
achieve
the
existing
20
tree.
Canopy
coverage
requirement
staffs
November,
30
zoko
presentation,
which
you
saw,
showed
eho
types
lower
end
projections
were
below
20
percent,
ranging
from
11
to
18
percent.
Only
the
higher
end
projections
were
from
20
to
30
percent,
with
no
guarantee
they
would
achieve
those
levels.
BL
County
staff
reassured
the
fnrc
in
May
that
a
tree
canopy
coverage
of
20
to
50
percent
is
achievable
on
ehl
Lots,
depending
on
the
type
of
dwelling
County
staff.
Detailed
in
documents
released,
Under
The,
foia,
Canopy
coverages
of
24
to
63
percent
were
achievable
using
a
combination
of
large
and
small
trees,
notably
the
majority
of
ehl
lots
had
a
potential
tree
coverage
of
30
percent
or
greater
I
sent
you
the
tables
in
email
earlier
today.
BL
If
option
6A
is
legal,
the
Landscaping
requirements
formula
should
be
increased
to
achieve
at
least
30
percent
coverage
where
possible,
for
example,
one
and
a
half
trees
per
unit
or
additional
trees
on
top
of
the
total
of
one
per
unit.
Overall,
the
missing
middle
housing
study
is
the
housing
policy
equivalent
of
a
bridge
to
nowhere.
BL
Many
months
of
discussion
has
shown
the
study
will
not
achieve
its
rhetorical
goals
in
providing
additional,
more
affordable
housing
writing
past
wrongs:
a
more
diversity
in
ownership
of
housing,
rather
there's
likely
to
result
in
additional
expensive
housing
and
displaced
owners
out
of
existing
less
expensive
housing.
More
of
the
study
seemingly
neglected
examining
alternatives.
Existing
zoning
code
such
as
Redevelopment
of
the
many
older
commercial
properties
along
Transit
routes
and
corridors.
We
should
try
to
re
fix
the
pass
wrongs
of
the
2005.
BM
Good
evening
my
name
is
Mark
Ellis,
my
wife
and
I
have
lived
in
Arlington
County
for
34
years.
First
is
Runners,
and
now,
as
homeowners
I
speak
tonight
in
opposition
to
the
so-called
missing
middle
initiative,
this
initiative
is
a
disaster
in
the
making
and
it's
negative
unintended
consequences
are
many
significantly
Once
Upon
zoning
is
adopted.
Legal
property
rights
vest
and
cannot
be
undone
I
request
that
you
not
recommend
its
consideration
by
the
Arlington
County
Board.
BM
Here
are
several
fundamental
points
to
consider.
Regarding
this
initiative.
The
initiative
is
the
most
significant
zoning
revision
to
be
considered
in
Arlington
County
in
over
50
years.
There
is
no
need
and
no
reason
to
rush
to
judgment.
Arlington
County's
current
zoning
requiring
special
exception
permission
for
multiple
unit
housing
should
be
the
preferred
alternative.
BM
Public
input
on
the
initiative
was
skewed
because
a
quote
no
action,
a
close
quote
alternative
was
not
presented
as
an
option
in
staff
surveys.
Many
Arlington
County
residents
oppose
the
initiative
because
they
favor
current
Arlington
County
zoning,
which
targets
multiple
U
unit,
housing
in
specific
locations
and
corridors
and
preserve
single-family
residences
in
the
bulk
of
the
county.
Among
other
things,
if
adopted,
the
missing
middle
initiative
will
increase
population
density,
increase,
School,
crowding
increased
demand
for
public
services.
BN
I'm
Deborah
short
Arlington
resident
for
35
years,
first,
as
a
renter
in
apartments
and
townhouses
and
for
30
years,
a
resident
of
Glenn
Carlin.
Thank
you
for
this
opportunity.
Over
two
years
ago,
in
September
2020,
the
final
scope,
charge
and
timeline
for
the
missing
middle
housing
study
was
published
with
three
goals.
BN
The
first
was
to
incentivize
incentivize,
the
production
of
moderately
priced
ownership,
housing
the
second
encourage
production
and
preservation
of
family-sized,
three
plus
bedroom
moderately
priced
ownership
units.
The
third
explore
flexibility
in
housing
types,
the
first
two,
which
would
help
the
missing
middle
secure
home
ownerships,
like
some
of
the
speakers
tonight,
hoped
for
have
been
shunted
aside
and
so
I
asked
what
happened.
BN
Zoning
regulations
that
could
meet
these
two
goals
last
are
not
part
of
the
discussion
tonight.
One
might
in
fact
conclude
that
these
two
goals
have
been
dropped
for
their
complete
opposites.
As
we
watch
more
and
more
affordable,
older
homes
torn
down
and
expensive
mcmansions
put
up,
it
seems
only.
The
third
goal
remains
many
tonight
have
spoken
eloquently
about
the
issues
with
the
changes
that
are
proposed.
They've
pointed
out
problems
with
housing
tree
canopies,
Community
Services.
The
lack
of
measurable
objectives,
impact
studies
and
data
that
will
show
this
plan
will
work.
BN
The
main
winners
of
the
current
proposal
are
the
developers
and
landlords.
So
I
ask
you
slow
down,
go
back
to
the
planning
stage.
Do
the
impact
studies
work
with
the
community?
Remember
those
first
two
goals
and
find
ways
to
help
our
moderate
income
residents
purchase
homes,
plan
a
pilot
with
measurable
objectives
and
evaluate
it.
Thank
you.
BO
I'm
William
Lawson.
Thank
you
for
the
opportunity
to
speak.
My
purpose
here
is
to
point
out
some
issues:
I've
spotted
with
the
ordinance
Amendment.
First
of
all,
if
you
put
residential
units
in
a
single
family,
how
you're
going
to
end
up
with
a
rental
situation,
a
home,
a
roommate
situation
and
not
ownership
to
create
a
condominium
is
prohibitively
expensive
for
a
single
family
house.
BO
In
order
to
accomplish
your
goals,
I
think
you're
going
to
have
to
give
serious
consideration
to
lowering
the
coverage
requirements
on
the
tree.
Canopy
Provisions
in
the
ordinance
they
may
run,
afoul
of
the
state
code.
I
would
suggest
getting
a
an
opinion
of
the
Attorney
General
or
a
declaratory
judgment,
because
this
whole
thing
could
get
tossed
because
of
that
on
the
survey
for
street
parking
for
a
parking
reduction.
I
think
you
got
to
have
standards.
What
time
of
the
day
do
you
do
the
survey?
BO
What
exactly
is
a
street
parking
space
on
the
non-conforming
properties?
We
did
a
survey
quite
a
while
ago,
and
about
half
of
single-family
houses
in
Arlington
are
now
non-conforming
and,
if
you're
going
to
make
them
come
to
code
with
parking
or
other
zoning,
Provisions
you're
going
to
make
a
lot
of
single-family
homes
ineligible
for
these
Provisions.
Thank
you
very
much.
BP
I'll
be
brief.
Since
his
past,
my
bedtime,
I
I
object
to
the
Planning
Commission,
making
any
recommendation
at
all
with
respect
to
this
project.
I
say
that,
because
it
is
ultravirus,
it
is
beyond
the
scope
of
your
authority
to
do
so,
and
I
know
that
there
are
six
people
who've
gone
to
law
school
at
least
whether
you're
lawyers
or
not.
I,
don't
know
on
this
committee
and
I.
BP
Ask
you
to
take
a
real
close
look
at
it
on
July
6
in
2020,
the
Planning
Commission
issued
an
equity
statement
saying
that
the
racist
use
of
land
and
law,
a
use
of
Law
and
policy
has
been
one
of
the
foundational
causes
of
inequity
in
our
nation.
Arlington
has
not
escaped
these
effects
as
land
use,
law
and
policy
areas
that
remain
require
revision
and
Amendment,
and
this
includes
careful
consideration
of
the
equity
implications
of
any
development
or
land
use
policy
proposal.
BP
The
problem
is
that
the
bylaws
of
the
Planning
Commission
at
the
time
said
that
the
planning
commission's
purpose
was
to
promote
the
orderly
development
of
Arlington,
County,
didn't
say
anything
about
Equity
or
any
other
particular
agenda.
So
in
October
of
2020.
This
this
committee,
this
commission,
amended
his
bylaw,
is
to
say
the
commission's
purpose
is
to
promote
the
orderly
and
Equitable
development
of
Arlington
County.
Well,
that's
great,
but
that's
not
what
the
enabling
act
in
Virginia
says.
BP
The
enabling
Act
is
15.2-2210
and
it
says
every
locality
shall,
by
resolution
ordinance
create
a
local
Planning
Commission
in
order
to
promote
the
original,
orderly
development
of
the
locality.
All
right.
So
what
happens
when
you
insert
Equity
you've
got
an
agenda.
Equity
is
like
the
Chancellor's
foot.
Equity
can
be
whatever
you
decide.
You
want
it
to
be.
Thank.
BQ
Son,
nice,
to
see
you
all
thanks
for
sitting
through
the
public
testimony
I
was
a
planning
commissioner
for
eight
years
and
nice
to
be
here
again.
You
know,
I've
just
been
listening
to
the
testimony
tonight
and
really
reminds
me
of
when
I
was
on
the
commission
and
sharing.
We
never
had
turnout
like
this.
We
maybe
had
10
15
people
at
the
most
and
you
know
just
listening
to
the
community.
It's
a
great
community.
BQ
This
testimony.
You
know
this
is
a
divisive
issue
and
there's
a
lot
a
lot
of
intensity
around
this
and
I'm.
Listening
to
this
community
and
I'm
saying
this
is
a
great
community
and
you
know,
I
hear
a
lot
of
issues
and
concerns
about
the
proposal
and
I
share
a
lot
of
those
I
I
really
do
and
I
hear
a
lot
of
the
proponents
for
the
proposal,
I'm
an
architect
and
planner,
and
that's
why
I
do
what
I
do
is
to
build
a
better
future.
BQ
I
want
a
better
future
and
I
think
we
can
do
that.
I
think
there's
a
lot
in
missing
metal
that
we
can
achieve
and
Make
a
Better
Community
achieve
Equity,
achieve
compatibility,
save
our
neighborhoods
and
and
meet
the
needs.
You
know
when
it
really
comes
right
down
to
it.
I'm
an
architect
and
I.
Look
at
the
details
and
and
look
at
how
to
implement
this
thing
and
I.
Don't
see
it
I,
don't
see
the
ability
to
get
what
we
need
with
the
current
proposal.
I,
don't
know
where
it
went
wrong.
BQ
I
had
faith
that
it
would
get
to
the
right
place,
but
it
really
hasn't
so
I
really
think
the
commission
could
do
the
community
a
huge
service
to
please
take
some
time
and
get
this
right
and
spend
the
time
and
it's
hard
work.
It's
really
hard,
but
I
think
the
community
deserves
it
and,
listening
to
these
folks
tonight,
it's
a
good
community
and
I
think
they
really
deserve
it.
Thanks
so
much.
BR
Yeah
hi
I'm
George
straubs
of
the
lived
in
Arlington
and
for
over
30
years,
I
really
love
living
here
and
as
we
all
do
and
I
already
see
some
big
challenges:
I'm
missing
middle,
both
the
young
guys
that
won
a
house
and
also
for
the
existing
guys
that
have
single-family
homes
and
move
here.
Specifically.
For
that
reason,
so
I
have
to
say,
I,
agree
with
Realtors
I
think
there
is
no
housing
shortage.
BR
There's
plenty
of
houses,
as
have
been
stated
within
the
required
bounds
of
price,
and
also
there
are
about
over
5
000
apartments
for
rent.
So
I
don't
see
that
premise
in
the
first
place.
The
other
comment
was
made
here
was
an
economical
argument,
saying
more
Supply
will
equal
less
price
for
houses
it
might
in
a
normal
situation,
but
the
two
big
elephants
in
the
room
that
is
one
is
Washington.
BR
Dc
is
so
close
to
South
Arlington,
where
in
fact
we're
becoming
a
bit
of
a
hotel
District,
where
a
lot
of
guys
now
are
just
doing
Airbnb
rentals
making
a
lot
of
money
each
year,
people
don't
hardly
live
in
the
houses,
so
it's
not
affordable
for
anybody.
No
one
really
lives
there
apart
from
tourists
who
come
in
for
that
and
Amazon
also
with
their
high
paying
wages,
are
going
to
boost
house
prices,
so
I
just
don't
see
houses
as
being
affordable.
In
addition,
you've
got
problems
of
schools.
BR
In
addition,
I'm
very
concerned
about
the
statement
that
we're
at
235
000
population
right
now
in
Arlington
and
the
forecast
is
to
be
at
301
200
in
2045..
Do
you
really
want
to
have
one
50
increase
more
increase
in
what
we
have
now
and
really
become
super
dense
and
perhaps
become
the
densest
County
in
the
U.S?
Is
that
something
to
be
proud
of?
Is
it
somebody.
BC
BS
BS
BS
One
thing:
a
lot
of
people
have
mentioned
the
parking
issues,
but
one
thing
that
there
had
there
has
not
been
a
comment
made
is
that
most
of
the
Arlington
Streets
are
too
narrow.
Statewide
Fire
Prevention
codes
require
roads
to
be
at
least
20
feet
wide
to
allow
fire
trucks
to
go
where
they
need
to
go
with
the
addition
of
middle
missing
middle
brings
more
cars
that
must
be
parked
off
our
streets
for
obvious
safety
reasons,
because
we
have
streets
that
will
not
accommodate
more
parking
out
in
the
street
itself.
BS
BT
Foreign
options
would
assuredly
be
among
the
most
attainable
options
of
newly
constructed
homes
to
anyone
looking
to
buy,
also
with
even
the
smallest
Lots
can
accommodate
four
unit.
Stacked,
walk-up,
quad
plexes,
restricting
smaller
lots
to
only
duplexes
or
removing
six
or
eight
plexes
from
larger
Lots
would
not
improve
affordability
enough
to
make
a
real
difference
to
homeowners,
currently
priced
out
of
the
market.
BT
Therefore,
please
recommend
at
least
four
units
quad
plexus
to
be
developed
by
right
on
any
lot
anywhere
in
the
county
and
do
not
rule
out
six
or
eight
unit
options
for
the
county
as
they
move
forward
in
finalizing
the
proposal.
The
buy
right
county-wide
up
to
eight
plexes
is
necessary
for
meeting
the
goals
of
missing
middle
housing
proposal.
Thank
you.
D
BU
I
want
to
say
first
off,
my
name
is
David
Phillips
I've
lived
in
Ashton
Heights
for
the
last
15
years
in
a
single
family,
home
I'm,
a
development
economist,
got
a
doctorate
I've
been
working
on
project
development
projects,
housing
and
so
on.
Most
of
my
career
I've
heard
a
lot
of
points
made
tonight
and
it's
very
difficult
to
organize
it
all
so
I'm
just
going
to
make
a
few
of
my
own
here,
which
I
think
are
still
important.
BU
BU
There
are
a
number
of
critical
points.
First
of
all,
is
the
question
of
affordability.
When
the
when
the
idea
of
missing
middle
was
originally
thought
thought
through
many
many
years
ago,
affordability
clearly
was
on
the
agenda.
There
was
there
an
assumption
that
the
missing
metal
Missing
middle
sector
would
make
housing
more
affordable.
However,
in
Arlington
it
is
not
likely
to
do
so.
BU
We
know
from
the
research
that
the
county
has
done,
that
a
minimum
minimum
salary
or
minimum
household
income
of
108
thousand
dollars
a
year
is
needed
even
to
buy
the
smallest
one
bedroom
apartment.
This
is
this
is
of
no
particular
use
to
any
family,
whether
it
be
a
family
who
is
a
low-income
family
or
a
high
income
family.
It
cannot
really
be
expected
to
exist
in
one
one
room,
so
really,
affordability
is
no
longer
are
really
going
to
happen
and
there's
an
obvious
reason
for
this.
Arlington
is
a
very
high
price.
Thank.
D
BV
Hi,
can
you
hear
me
yes,
yeah
I'm,
I'm
speaking,
not
only
for
myself,
but
for
my
neighbors
too,
we
are
against
missing
middle
up
zoning,
which
has
nothing
to
do
really
with
increasing
diversity
or
young
buyers,
First
Responders
in
neighborhoods,
in
our
Zone
to
single
family.
It's
a
real
effort
by
the
county
to
increase
density
and
tax
revenue
developers
love
it.
We
can
expect
tear
Downs,
they
will
tear
down
certain
buildings,
repress
them
with
expensive
high-rise.
BV
Rentals
lost
to
recover
lots
more
street
parking
Etc,
but
one
small
thing
with
somebody
be
well
ahead
of
me
said
this
is
not
an
Arlington
County
problem.
This
is
not
even
a
Washington
area
wide
problem.
This
is
a
nationwide
problem
and
I
beg
the
Commissioners
to
really
study
the
effects
of
this
move.
There
are,
there
have
been
similar
moves
in
other
parts
of
the
country.
Please
study
them
find
out
if
they
in
fact
actually
increase
diversity
or
increased.
BV
You
know
young
people,
and
you
know,
at
the
risk
of
being
I'm,
not
being
humorous
and
being
serious
hundred
thousand
dollars.
Salary
in
this
local
area
is
not
much.
It
doesn't
especially
if
you
have
a
family,
it's
not
much.
200
is
okay,
but
even
between
100
and
200,
especially
if
you
have
two
children
who
are
either
going
to
school
or
planning
to
go
to
college.
It
is
simply
not
enough,
so
please
study
this
carefully
before
you.
You
know
make
them.
Thank
you.
D
BW
Good
evening
my
name
is
Monica
biston
and
I've
been
a
resident
of
Arlington
on
and
off
since
second
grade
and
I'm
here
to
advocate
for
the
tree,
canopy
and
I
would
Echo
the
concerns
that
have
already
been
raised
by
so
many
other
speakers.
I
think
the
information
is
very
difficult
to
parse
on
this
issue.
BW
Then
somebody
else
said:
maybe
there'd
been
some
revisions,
so
I
think
it's
really
Paramount
that
accurate
information
be
supplied
to
people
when
evaluating
their
support
for
this
proposal
along
those
lines,
I
would
say
that
one
thing
that
concerned
me
is
there
seems
to
be
an
interchanging
of
the
words
trees
with
plantings.
Now,
if
you
build
a
some
kind
of
a
duplex,
let's
say
on
a
lot
and
you
have
to
tear
down
three
mature
trees,
and
then
you
plant
it
with
one
planting,
which
is
maybe
a
shade
sapling.
BW
That's
really
not
an
equivalent
exchange,
so
I
would
urge
you
please
to
work
carefully
and
closely
with
organizations
like
atag,
which
are
very
passionate
about
trees
in
Arlington
and
have
a
lot
of
information,
maybe
on
how
best
to
preserve
the
canopy
in
anything
like
Missy
middle
going
forward.
Thank
you
very
much.
BX
Well,
good
evening,
members
of
the
Planning
Commission
I'm
here
first
of
all,
I'm
John
muso,
the
government
Affairs
manager
of
the
Arlington
Chamber
of
Commerce,
who
I'm
speaking
behalf
on
behalf
of
but
also
I,
am
a
proud
Arlington
resident
since
2018.
BX
the
chamber
believes
that
allowing
for
more
density
and
for
a
greater
diversity
of
housing
types
is
an
incredibly
important
step
forward
for
Arlington
County
and
the
glop
and
zoning
ordinance.
Amendments
that
we're
discussing
here
today
will
help
Arlington
be
a
place
where
people
of
all
backgrounds
can
live
and
will
workers
at
all
income
levels
can
find
homes
near
their
place
of
employment.
BX
In
terms
of
the
specific
options
that
are
in
discussion
today
in
the
draft
Amendment,
the
chamber
does
oppose
the
proposed
annual
cap
on
missing
middle
housing
units,
since
we
do
in
fact
feel
concerned
that
that
kind
of
cap
would
be
a
hindrance
in
some
ways
to
the
type
of
development
that
we
would
need
in
order
to
increase
the
sort
of
density
and
the
general
housing
goals
that
we
all
share
for
accounting.
So
thank
you
very
much
for
your
time
and
I
guess.
BX
BY
Good
good
evening,
my
name
is
Jim.
Schulman
I
happen
to
be
on
a
train
I'm,
an
architect
and
director
of
The
Alliance
for
regional
cooperation.
Arc
is
not
opposed
to
the
greater
provision
of
a
variety
of
housing
types,
mixed
use
or
mixed
in
neighborhoods
Liberty,
adoption
of
alternatives
to
auto-dominated
land
uses
nor
housing,
Equity
policies
actually
serving
those
with
great
need.
Nevertheless,
Arc
has
strong
concerns
about
Zoning
for
missing
middle
housing,
as
proposed.
BY
We
consider
it
a
Quality
quality
of
life
confiscation
that
will
deliver
an
unprecedented
increase
of
property
values
and
tax
dollars
yet
displaced.
The
very
people
it
claims
to
protect
folks,
historically
marginalized
by
government
policies
related
land
value
increases,
will
only
increase.
Gentrification
missing
middle
housing
will
conflict
with
County
efforts
to
combat
climate
change
via
an
uptick
and
tear
downs
and
long-term
severe
reductions
in
tree
canopy.
BY
Ark
is
concerned
that
missing
middle
the
missing
middle
proposal
at
hand
is
not
only
misguided
planning,
it
is
also
unethical
planning.
It
will
harm
the
very
people
it
claims
to
assist
worsen,
the
environment.
It
claims
to
protect
and
make
Arlington's
communities
significantly
less
sustainable
the
people
it
will
Aid
the
most
currently
live
outside
of
Arlington
County.
F
BZ
Hi,
my
name
is
John
Ware
I'm,
a
resident
and
consumer
protection
lawyer
I've
been
asked
to
speak
on
behalf
of
arlingtonians
for
our
sustainable
future.
A
group
formed
in
2019
after
the
County's
poor
planning
exacerbated
the
terrible
floods
we
had
that
year,
leading
to
costly
millions
of
dollars
to
fix.
Asf
consists
of
a
wide
range
of
professionals.
800
people
have
joined
its
growing
mailing
list
for
its
thoughtful
analysis.
Asf's
core
ask
is
for
the
county
to
look
before
it
leaps
to
project
long-term
budget,
equity
and
environmental
impacts
of
development.
BZ
That
is
missing
here
today,
ASF
submitted
to
you
60
pages
of
fact-based
analysis
with
citations
to
show
what
is
missing
with
missing
middle
and
why
it
will
harm
and
not
help
our
community
goals
of
affordability,
diversity
and
inclusion.
Even
if
you
think
the
rezoning
release
just
42
days
ago
is
a
great
idea.
I
am
challenging
to
proceed
with
a
critical
eye
and
open
mind
as
Mr
Harner
implored
you
to
do
so.
Ask
what
problem
are
we
solving?
What
are
we
missing?
What
is
the
rush?
I'll
highlight
just
two
areas.
BZ
First
next
slide:
this
is
the
biggest
land
use
change
in
50
years.
It
is
densification
all
over
Arlington
to
the
same
level
as
Rosalind
south
of
Clarendon
Boulevard.
Yet
the
county
is
missing
a
top-down
approach
in
not
first
changing
the
comprehensive
plan
or
involving
critical
commissions.
The
staff
report
begins
with
an
alarmist
Cry
of
a
housing
shortage.
Yet
missing
is
that,
just
weeks
ago
the
county
said
we
have
been
meeting
and
even
exceeding
our
housing
production
targets
and
will
continue
to
do
so
next
slide.
BZ
It's
telling
that
in
2019,
the
county
said
its
missing
middle
goals
were
affordable,
homeownership
and
to
produce
and
preserve
three-bedroom
moderately
priced
ownership
units.
Since
the
zoning
techs
came
out
on
Halloween,
those
goals
are
now
missing
in
County
presentations.
Why
next
slide
Pages
11
to
21
of
asf's
paper
explains
foia
revealed
that
the
county
projects,
the
new
mm
building
types,
will
be
over
90
percent,
one
to
two
bedroom
units
causing
a
net
loss
in
moderately
priced
three-bedroom.
Housing
also
missing
is
ownership.
BZ
The
main
path
to
reducing
the
racial
wealth,
Gap
Census
Data
tells
us
why
detached
homes
are
about
90
percent
owner
occupied,
while
missing
middle
missing
middle
types
are
about
80.
Rentals
missing
middle
prices
will
also
be
much
higher
than
averages
for
same
size
units
now,
even
the
county
concedes.
Its
plan
is
unlikely
to
lower
prices.
BZ
Critically
foia
revealed
were
missing
any
analysis
beside
behind
the
consultant's
claimed
pace
of
development
as
ASF
page
13
explains
that
is
the
entire
Financial
Foundation
of
what
the
county
has
given
you,
a
house
of
cards
next
slide
on
diversity,
Pages
35
to
37
detailed.
The
diversity
harms
rezone
areas
are
about
70
percent
white.
What's
missing
the
fact
that
arlingtonians
who
can
afford
the
new
missing
middle
two
and
three
bedroom
units
are
72
percent
white
Arlington
already
has
missing
middles
zoning
in
Green,
Valley
and
other
areas.
BZ
BZ
The
County's
responses
to
foia
requests
are
telling,
and
what's
there
but
more
so
what
is
not
no
analysis
and
so
many
key
issues,
parking
Transportation
environment
impact,
carbon
impact,
Water
Systems
sanitary
system,
the
process
to
undo
in
conclusion,
facts
matter,
even
where
good
intentions
are
good
and
a
policy
may
sound
good
on
its
face.
Never
has
this
been
more
true
than
with
missing
middle
there's,
no
need
to
rush.
Follow
the
facts.
Let
there
be
no
shame
in
doing
your
duty
and
telling
the
county
to
go
back
to
the
drawing
board
and
do
its
homework.
BZ
CA
Thank
you
is
this:
the
future
of
missing
middle
housing
and
single-family
neighborhoods,
and
you
just
saw
a
picture
of
this-
an
investor
buys
a
modus
Colonial
single-family
house
on
Utah
Street
in
the
800
000
range
divides
it
into
three
tiny
Apartments,
paves
the
property
and
then
flips
it
to
another
investor
for
2.5
million
dollars
who
benefits
the
county
tax
collectors
on
the
inflated
value,
wealthy
investors,
the
county
would
not
even
consider
buying
the
feed
real
author
property
and
working
with
affordable
housing
entities
to
create
actual,
affordable
housing.
CA
The
emperor
has
no
clothes,
this
missing
middle
upends,
the
general
land
use
plan
goal
to
preserve
and
enhance
single
family
and
apartment
neighborhoods.
So
what
problem
is
missing?
Metal
solving
officials
say
we
are
not
providing
enough
new
housing
to
meet
Demand.
Yet,
according
to
Arlington's
own
housing
director,
the
county
is
now
exceeding
its
housing
goals.
Without
missing
middle
we've
been
told
that
we
need
missing
middle
to
bring
down
housing
prices,
yet
Builders
and
Realtors
say
missing.
Middle
is
demolishing
existing,
affordable
homes
and
replacing
them
with
more
expensive
homes.
CA
From
the
beginning,
missing
middle
housing
has
been
a
frame
been
framed
as
a
study,
with
only
one
aim
to
adopt
this
flawed
framework.
Proponents
shifted
the
goal
so
that
we
are
no
longer
certain
what
missing
middle
is
trying
to
accomplish
the
reality.
This
plan
won't
create
more
home
ownership
for
those
other
than
the
very
wealthy.
It
won't
create,
affordable
housing
and
it
won't
create
the
needed
three-bedroom
units.
What
will
the
plan
do?
CA
Raise
housing
prices
and
property
taxes
produce
housing,
that
is
80
percent
rental
units
and
ninety
percent
of
those
only
one
to
two
bedrooms:
incentivize
investors
to
build
Luxury
Rentals
further
destroy
our
tree
canopy
at
heat,
Island's
pollution
and
traffic.
It
will
incentivize
overbuilding
and
densification.
It
will
gentrify
our
most
diverse,
unique
and
affordable,
neighborhoods
displace
low
and
moderate
income,
renters,
seniors
and
persons
with
disabilities.
It
will
destroy
the
glove
promise
to
keep
single-family
neighborhoods,
create
it
will
create
more
issues
for
schools,
electric
capacity,
fire
safety
and
others
that
have
not
been
studied.
CA
The
missing
middle
housing
plan
just
won't
work,
keep
diversity
of
neighborhood
types
that
have
served
Arlington
so
well.
Stop
the
rush
to
vote,
engage
in
more
research,
transparency
and
true
public
engagement
and
you've
heard
from
many
many
people
who've
got
into
even
more
detail
and
please
listen.
Thank
you.
Foreign.
CB
Appreciate
your
time
here,
so
in
discussions
with
my
civic
association,
we
said
the
missing.
We
heard
that
the
missing
middle
study
was
to
rep
was
to
be
a
plan
to
engage
with
the
community
on
wider
housing
choices.
CB
At
the
start
of
the
process,
there
was
a
focus
on
affordable
housing.
Looking
for
service
workers,
attainable
housing
for
teachers,
firefighters
and
police
officers,
but
somehow
Grassroots
level.
Community
engagement
stopped
as
County
staff
refused
to
engage
with
concerned
Civic
associations
on
several
occasions,
starting
in
January
December
of
2001
through
June
of
2002.
CB
My
civic
association
requested
me
with
County
staff
and
we
were
refused.
How
could
we
have
input
to
to
policies
and
studies
that
were
being
done?
From
our
point
of
view,
we
see
the
published
information
from
Community
conversations
online
surveys
and
pop-up
events
does
not
appear
to
mirror
the
staff
report.
As
many
sentiments
expressed
by
Arlington
voters,
don't
really
seem
to
be
included,
but
then
what's
the
real
need,
there's
a
real
need
for
family
housing
in
Arlington.
This
hate
appears
to
be
the
Gap
in
the
plan.
CB
Buildings
with
four
or
more
units,
especially
six
and
eight
plexes,
will
not
provide
family
housing.
The
currents
in
my
particular
area.
There
are
current
site
plans
for
Virginia
Square
through
Boston
they're
slated
to
provide
with
over
a
thousand
one
bedroom,
Junior
one
bedroom
and
studio
apartments
and
condos,
there's
more
than
enough
of
this
type
of
housing
coming
online
for
singles
and
couples.
What
we
really
need
is
small
starter
houses
that
we've
heard
many
people
proponents
of
missing
metal,
Express,
there's
a
need.
CB
Those
are
not
going
to
be
produced,
I
myself
and
through
Community
organizations
where
we
served
underprivileged
arlingtonians
during
the
pandemic,
saw
them
have
to
move
out,
as
their
properties
were
redeveloped
in
site
plans,
forced
them
to
leave.
Those
are
the
folks.
Those
were
the
service
workers
that
we
want
to
stay
in
Arlington
current.
You
know
there
needs
to
be
more
a
more
holistic
approach
to
what's
going
on
and
again,
if
you
look
at
what's
in
the
staff
report,
attachment
J
most
of
the
units
are
going
to
be
700
square
feet
or
less.
CB
These
do
not
house
families,
which
is
where
there's
a
true
need
and
you're
going
to
lose
that
major
component,
that's
part
of
Arlington,
so
lots
of
other
things
have
been
said.
I
urge
the
Planning
Commission
to
listen
to
people's
comments
here
and
allow
for
True
engagement
and
true
discussion
that
really
hasn't
been
able
to
take
place.
At
this
point,
thank
you.
CC
Thank
you.
I
would
like
to
focus
on
one
particular
concern
about
the
proposal
before
you.
CC
Can
you
hear
me
now?
Okay,
I'd,
like
to
focus
on
one
particular
concern
about
the
proposal
you
have
before
you,
and,
and
that
is
it's
failure
to
address
lot
coverage.
You've
heard
a
little
bit
about
this
from
Ms
Alexander
and
Mr
Handler,
but
I
want
to
give
a
little
bit
of
the
background
and
and
context
for
this
and
Donaldson
run.
Civic
association
wrote
the
board
six
months
ago
about
the
need
to
address
this
issue.
First,
so
did
the
forestry
and
Natural
Resources
Commission.
CC
This
isn't
a
new
issue
staff
recognized
it
back
in
the
2014
stormwater
management
plan
eight
years
ago
for
years
before
the
missing
middle
proposal.
Donaldson
run
also
spoke
to
each
of
the
current
board
members
and
to
the
late
Eric
gutshaw
about
the
need
to
reduce
the
2005
lot
coverage
limits
for
single-family
homes.
Eric
recognized
that
we
made
a
mistake
back
then
that
needed
to
be
addressed
and
most
current
board
members
now
recognize
that
need
this
past
spring,
a
majority
of
them
directed
The
planning
division
to
study
this
question.
CC
Yet
at
the
same
time,
they
have
insisted
on
plowing
ahead
with
a
proposal
to
expand
to
multi-family
homes,
these
mcmansionization
opportunities
for
developer,
teardowns,
single-family
homes.
The
phase
one
report
says
are
getting
so
big
that
we
should
allow
multi-family
homes
to
get
in
on
the
action
too.
I
think
you've
heard
a
little
bit
of
that
flavor
tonight.
CC
I
hope
you
will
recognize
the
public
policy
Insanity
of
turning
this
mcmansion
Vice
into
a
virtue,
rather
than
fixing
it
whether
it's
a
single
family,
home
or
a
duplex.
Every
week
we
see
more
destruction
of
the
mature
tree.
Canopy
Arlington
used
to
be
well
known
for
more
stormwater,
runoff
and
more
nuisances
that
serve
as
an
insult
to
nearby
Neighbors
you've
heard
from
a
number
of
commenters
tonight
that
you
should
recommend
slowing
down,
taking
a
further
look
at
things
and
I.
Think
that
includes
some
of
the
former
members
of
this
Commission
that
you
should
go
back.
CC
D
CD
Am
good
evening,
thank
you
for
sitting
through
hours
of
comments,
I
appreciate
your
public
service
I
wanted
to
say
thank
you
to
staff
from
many
divisions
as
well
as
Commissioners
on
several
commissions
who
have
been
studying
this
researching
this
can
making
con.
You
know
considering
all
these
options
for
upwards
of
three
years.
CD
This
evening's
task
seems
to
be
for
you
all
to
decide
about
the
breadth
of
the
RTA
that
will
go
to
the
to
the
County
Board.
You
know
between
tonight
and
Thursday
evening's
discussion.
CD
Ahs
did
send
comments
online
as
well
discussing
the
particular
options
of
the
of
the
draft
as
it
is
so
I
won't
go
over
those,
but
I
do
ask
you
to
take
a
look
at
what
we
submitted.
CD
CD
We
also
know
that
this
initiative
looks
to
address
historic
segregation
in
our
community,
which
is
you
know,
a
black
eye
on
us
and
then
today,
and
in
these
weeks
and
months
to
come,
we
have
an
opportunity
to
put
an
end
to
exclusionary
zoning
and
I
and
I
look
forward
to
the
day.
That
Arlington
does
that.
CD
It's
also
an
effort
to
address
our
disappearing
entry-level
home
ownership
opportunities,
so
the
mansions
that
are
coming
and
others
are
taking
away
anything
that
a
young,
professional
or
young
family
might
be
able
to
purchase,
and
we
don't
have
a
way
to
keep
our
our
professional
population
in
Arlington
and
they're
leaving
rapidly.
CD
That
is
not
good
for
Arlington
on
many
levels,
including
economically,
and
finally,
we
have
a
climate
crisis,
and
what
can
Arlington
do
to
be
a
part
of
that
solution,
so
more
efficient
use
of
our
land
and
encouraging
development
near
our
land
centers?
Rather
than
further
out,
which
is
a
problem
for
sprawl
and
for
carbon
emissions,
we
can
do
our
part
in
Arlington
to
to
limit
those
items
and
so
on
a
general
basis.
CD
Ahs
would
request
that
the
that
the
Planning
Commission
looked
this
evening
at
supporting
the
broadest
of
the
RTA
considerations
that
that
you
are
comfortable
with,
because
we
need
the
County
Board
to
take
a
continued
look
at
these
issues,
where,
if
we
expect
very
few
six
or
eight
plexes,
why
would
we
limit
them?
If
we
know
we
need
housing
and
they
would
be
on
the
appropriately
sized
lot,
then
that's
something
important
to
consider
not
to
limit
the
idea
of
capping
a
Housing
Initiative.
When
we
spent
three
years
developing,
it
seems
counterintuitive.
CD
We
need
tens
of
thousands
of
units
over
the
coming
decades.
We
know
how
Missing
middle
will
not
solve
that
problem,
but
it's
a
sector
of
our
range
of
housing
that
we
can
address,
and
it's
budget
neutral
to
Arlington.
It's
not
affordable
by
subsidization,
but
it
is
Affordable
by
Design.
CD
Smaller
is
more
affordable
compared
to
our
missing
middle
compared
to
our
single
family,
mcmansions
that
are
being
built
in
the
two
and
three
million
dollar
range,
and
so,
if
we
don't
have
an
issue,
why
would
we
cap
a
program
that
is
looking
to
solve
some
of
our
problems
with
regard
to
parking,
we
feel
that
parking
and
trees
and
housing
are
all
in
competition
for
the
same
lot
and
so
the
less
parking
we
have
means
more
trees
and
more
housing,
and
so
we
encourage
you
to
limit
parking
wherever
possible.
Thank
you.
Thank.
D
CE
Thank
you
for
being
here
tonight.
I
know
it's
a
very
long
night.
My
name
is
Katie.
Wenger
I
moved
to
Arlington
about
a
year
ago
after
graduating
from
college
I
live
in
Virginia
square
and
I
absolutely
love
where
I
live,
because
I
can
either
walk
or
Metro
everywhere.
I
need
to
go.
One
of
those
places
is
my
church.
St
George
is
Episcopal
where
I
started
getting
involved
with
voice
which
stands
for
Virginians
organized
for
Interfaith,
Community,
engagement
and
tonight,
I'm
speaking
for
voice.
CE
We
frequently
hear
from
residents
all
over
the
county
that
they
are
challenged
with
housing,
I've
gotten
the
chance
to
attend
meetings
with
Spanish-speaking
residents
of
Arlington
and
hear
their
stories.
The
majority
of
those
I
speak
spoke
with
have
lived
in
Arlington
for
many
years
and
have
kids
who
attend
the
schools
here,
but
they
struggle
to
pay
rent
and
they
feel
hopeless
that
they
will
never
be
able
to
afford
to
buy
a
home
here,
even
though
they
contribute
to
our
economy
and
to
the
diversity
and
Rich
culture
that
we
all
value.
CE
So
many
people
that
voice
has
talked
to
who
work
in
Arlington,
like
assistant
teachers,
school
bus
drivers
and
workers
in
small
businesses
can't
afford
to
live
here.
They
have
long
commutes
to
work
and
often
leave
when
they
can
find
a
job
closer
to
home.
Those
who
stay
in
Arlington
spend
way
too
much
of
their
income
on
rent,
locking
families
into
poverty.
CE
CE
CE
The
missing
middle
proposal
has
strong
support
among
renters
young
people,
people
of
color,
those
who
work
in
Arlington
and
even
many
single-family
homeowners,
Arlington's
Vision,
to
be
diverse
and
inclusive
resonates
with
us,
and
we
are
excited
about
Arlington's
future
as
a
denser,
economically
and
environmentally
sustainable
County,
where
there
is
equity
in
land
use
and
people
from
all
Races
and
incomes
can
Thrive.
Thank
you.
CF
CF
I
want
to
start
by
thanking
the
staff
first,
they
put
in
tremendous
work
into
All
Phases
of
the
missing
middle
housing
study,
but
I
want
to
thank
them
in
particular
tonight
for
their
focus
on
the
general
land
use
plan
amendment
that
Amendment
does
a
number
of
things
that
are
important.
It
acknowledges
the
racist
and
exclusionary
history
of
land
use
policies
in
Arlington.
CF
They
appreciate
the
scope
of
the
problem,
the
benefits
that
allowing
missing
middle
homes
and
more
neighborhoods
can
bring
and
they're
also
mindful
of
the
pitfalls
of
over-regulation
and
too
much
restriction
on
the
ability
to
accomplish
the
two
twin
core
goals
of
the
missing
middle
housing
study,
which
is
to
increase
housing,
Supply
and
increase
housing
diversity,
thereby
expanding
Housing,
Opportunity,
and
so
the
NAACP
tonight
was
to
see
four
things.
Four
options:
improving
flexibility
as
part
of
the
final
advertised
glup
and
ordinance
amendments,
one
eight
plexes.
CF
We
favor
option
one
B
by
allowing
up
to
eight
flexes
on
missing
middle
developed
Lots,
because
we
know,
contrary
to
what
you
have
heard
tonight,
that
the
eight
plexes,
the
hums
and
those
developments
are
going
to
be
the
most
attainable
to
the
most
number
of
households.
Thousands
upon
thousands
more
black
and
brown
households
in
Arlington
can
afford
a
one
or
two
bedroom
home
and
an
eight
Plex
that
can
afford
a
single
family
detached
home,
certainly
more
so
than
can
afford
a
new
detached
home.
CF
The
next
thing
we
want
to
see
is
no
restriction
based
on
lot
size,
in
other
words,
no
tearing
that's
why
we
favor
option
2A
and
that
Spirit
we're
already
going
to
be
limited
by
the
size
of
the
loss
themselves.
There
are
only
so
many
units
based
on
lot
geometry
that
you
can
fit
in
also
homes
have
to
conform
to
the
same
standards,
the
same
envelope
as
a
single
detached
house.
So
in
that
Spirit
we
don't
need
to
go
further.
The
third
thing
that
we
want
to
see
is
flexibility
on
parking.
CF
It
is
more
important
to
create
homes
for
people
than
to
make
space
for
cars,
so
many
of
our
streets
have
so
much
free
parking
capacity
already
and
those
that
don't
can
have
capacity
freed
up
through
County
residential
permit
parking
programs.
The
fourth
thing
is
no
caps.
Why
would
we
frustrate
the
very
proposal
that
is
so
important
by
imposing
a
cap,
thereby
encouraging
more
teardown
to
mcmansion
conversions
and
also
denying
more
people
a
chance
to
live
here?
And
that's
the
core
message
tonight?
CF
This
is
all
about
who
gets
to
live
in
our
community
and
so
I
agree.
The
Planning
Commission
has
a
backbone
a
great
way
to
use.
It
would
not
only
be
to
make
sure
these
options
are
in,
but
also
that
contrary
options
are
out
to
recommend
to
the
County
Board
to
show
leadership
by
deciding
the
better
proposal,
the
more
flexible
proposal
and
its
core
features
before
the
final
vote.
CF
D
CG
I,
don't
know
if
you
guys
can
see
this
picture
or
not,
probably
not
it's
a
missing
metal
infill
in
Ballard
Washington
next
to
a
single
family
room.
So
if
you
guys
can
see
this,
do
me
a
favor,
raise
your
hand
if
you
would
want
to
own
that
single
family
home,
you
got
to
work
with
me
a
little
bit
here,
you're
going
to
want
this
to
happen
right
next
door
to
you
only
one
handwriting.
CG
CG
CG
They
won't
be
able
to
plug
in
that's
mentioned
nowhere
in
any
of
the
documents
and
it's
common.
The
grid
can't
handle
it.
The
house
power
can
handle
it.
Distribution
can
help.
So,
if
you're
going
to
move
forward
with
that
you're
going
to
crush
the
ability
to
use
electric
vehicles,
you
kind
of
need
to
look
before
you
leap
in
this
regard
and
I'm
going
to
mention
one
of
the
boondoggles
in
Arlington.
It's
the
popsicle,
stick
traffic
management
cones
that
we
all
know
about
what
a
disaster.
Everybody
knows
that
they
are.
CG
Somebody
should
not
just
pump
the
brakes,
but
but
mash
the
brakes.
That's
what
needs
to
happen
with
this
proposal
right
now.
We
need
to
mask
the
brakes,
put
it
on
hold
indefinitely
until
the
proper
studies
can
be
done,
not
the
proper
studies
until
a
study's
period
can
be
done
because
from
what
I'm
hearing
they
weren't,
then
you
have
to
ask
the
people
what
they
want.
Arlington's
got
a
history
of
asking
people
what
they
want
and
the
people
say.
This
is
what
we
want
and
the
county
does
what
they
want
in
large
in
large
numbers.
CG
I.
Think
at
some
point,
you've
got
to
listen
to
what
the
county
wants.
Right
now
the
county
has
said
they
want
Metro
to
go
up,
Columbia
bikes,
that
would
add,
affordable
housing.
That
would
add
density
with
high-rises
and
do
the
same
thing
you
did
in
Boston
in
Clarendon
and
Roslyn
that'd
be
easy
to
do.
CG
CG
People
who
spoke
because
I
had
to
the
half
spot
per
unit
that
just
doesn't
make
sense.
We
all
know
that
I
spoke
to
the
electric
vehicles.
CG
CG
So
we
wasted
a
lot
of
money
over
the
years,
but
we
do
live
in
a
great
Community.
I
think
you
need
to
postpone
this
indefinitely
until
you've
got
all
this
studies
done.
Thank.
D
T
T
Hello,
my
name
is
Susan
land
and
I'm.
Speaking
on
behalf
of
atag,
the
Arlington
tree
Action
Group,
a
tank
has
reviewed
the
proposed
zoning
changes
in
section
10.4
of
the
code
and
would
like
to
share
three
concerns
with
this
Commission
concern
number
one.
The
20
tree
canopy
requirement
for
one
family
development
is
still
at
risk.
T
This
statement
needs
to
be
reviewed
by
a
land
use
attorney
to
ensure
it
is
legally
correct
and
cannot
be
challenged
in
the
future.
The
Virginia
Statute
clearly
states
that
tree
requirements
are
based
on
the
density.
The
zoning
allows
for
not
whether
the
particular
construction
is
being
built
under
Article,
5
or
article
10..
Next
slide
concern
number
two.
T
The
one
tree
per
unit
policy
described
in
option
6A
still
results
in
fewer
trees.
In
almost
all
cases
than
the
current
20
minimum
for
single-family
detached
atag
has
performed
20
sample
tree
canopy
calculations.
Using
this
proposed
option,
varying
lot
sizes
from
5000
square
feet
to
10
000
square
feet,
varying
the
buildings
from
duplexes
to
eight
plexes
A10
can
only
find
one
instance
where
this
proposed
policy
results
in
a
20
tree
canopy,
and
that
was
the
condition
of
an
eight
Plex
on
an
R5.
T
T
We
suggest
that
the
county
require
the
planting
of
eight
shade
trees
on
all
extended
housing
option
properties
if
the
county
can
require
eight
trees,
no
matter
if
the
county
can
require
eight
trees
for
an
eight
Plex,
there
seems
to
be
no
reason.
They
cannot
require
eight
trees,
no
matter
how
many
units
are
in
the
building.
T
CH
Good
evening
my
name
is
Dean.
Ammo
I've
been
an
Arlington
resident
since
1984.
I'm
speaking
tonight
on
behalf
of
the
Sierra
club's
Potomac
River
Group,
which
supports
the
missing
middle
draft
framework.
You
should
have
the
letter
we
submitted
that
addresses
the
various
options
set
forth
in
the
phase
three
staff
report,
so
I'll
focus
on
other
things.
Tonight,
Arlington's
missing
middle
proposal
is
completely
in
line
with
the
national
Sierra
Eclipse
policy
on
infill
development.
Adding
housing
to
existing
low-density
development
is
an
antidote
to
suburban
sprawl.
CH
It
results
in
Far,
More,
Compact
and
energy,
efficient
housing
located
closer
to
jobs,
Transit
goods
and
services.
It
results
in
sharply
reduced
greenhouse
gas
emissions
from
both
buildings
and
transportation
when
compared
to
housing
developed
in
the
outer
suburbs,
or
to
the
enormous
single-family
homes
typically
erected
in
places
smaller
homes
in
Arlington.
CH
A
one
environmental
issue
on
which
there's
been
a
great
deal
of
disinformation
is
a
likely
effect
of
The
Proposal
on
tree
canopy.
Many
have
stated
that
Residential
Properties
in
Arlington
are
required
to
have
10
or
15
or
20
percent
tree
canopy
coverage
when
people
assert
this
I
always
want
to
ask.
When
was
the
last
time,
an
Arlington
County
employee
came
to
your
property
to
measure
its
three
canopy
coverage.
CH
The
answer
is:
no
one
has
ever
done
that,
because
these
percentages
refer
to
rejections
20
years
in
the
future
that
need
never
be
met,
while
an
occupancy
permit
requires
that
small
trees
be
planted
with
the
potential
to
create
treat
canopy
in
the
future.
As
soon
as
the
permit
is
issued
for
either
a
single
family
or
multi-family
dwelling
protection
for
trees
disappears.
CH
This
makes
the
actual
tree
camping
requirement
for
most
residences
in
Arlington
about
one
percent
until
they
get
a
occupancy
permit,
and
then
it
drops
to
zero
for
the
remaining
life
of
that
property
unless
their
lot
contains
part
of
an
RPA
or
they've
reached
some
other
special
agreement
with
the
county.
Any
harm
Arlington
homeowner
can
wake
up
tomorrow
and
cut
down
every
tree
and
shrub
on
their
property,
with
no
legal
consequences.
CH
There's
some
evidence:
this
percentage
has
dropped
a
bit
in
recent
years,
as
modest
houses
are
raised
and
their
Lots
cleared
to
make
room
for
mcmansions,
and
this
trend
likely
will
continue,
with
or
without
approval
of
missing
middle,
to
counter
this,
our
link
to
continue
and
enhance
its
efforts
to
encourage
landowners
to
plant
and
care
for
more
canopy
trees.
But
anyone
who
says
that
the
10
or
20
figures
are
relevant
to
the
discussion
is
either
ignorant
of
the
law
or
is
deliberately
trying
to
mislead
people.
CH
So,
to
conclude,
we
urge
the
Planning
Commission
to
consider
the
significant
climate
and
environmental
benefits
missing.
Middle
housing
will
bring
and
to
recommend
a
strong
and
effective
policy
to
the
County
Board,
and
let
me
also
say
my
wife
served
on
the
Planning
Commission
for
10
years
and
is
likely
suffering
PTSD
watching
this
meeting
tonight.
CH
D
C
Thank
you,
madam
clerk
I
just
want
to
say
a
heartfelt
and
and
genuine
thank
you
to
the
many
dozens,
many
dozens
of
people
who
have
come
here
tonight
to
share
your
experiences
and
your
concerns
and
recommendations
and
objections
and
other
comments.
Thank
you
also
to
the
staff
whose
efforts
were
essential
to
this
presentation
and
public
comment
period
being
so
successful,
and
thank
you
to
my
colleagues,
of
course,
for
being
here.