Missing Middle Housing Study Arlington's Land Use Policy and … · 2020-08-04 · • In the R-5...
Transcript of Missing Middle Housing Study Arlington's Land Use Policy and … · 2020-08-04 · • In the R-5...
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Arlington'sLand Use Policy
and Zoning
Missing Middle Housing Study
4Bulletin
August 2020
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2 Missing Middle Housing Study Research Compendium
BULLETIN 4 ARLINGTON'S LAND USE POLICY AND ZONING
1908: Los Angeles became the first city in the United States to adopt a zoning ordinance designating residential and industrial districts in certain parts of the city.
1927: A Zoning Commission appointed by the County held its first public hearing to study and draft zoning regulations for Arlington.
1922: The U.S. Supreme Court affirmed in Village of Euclid, Ohio v. Amber Realty Co. that cities could adopt zoning ordinances to regulate development within their boundaries. Notably, the decision used classist language that compared the apartment house to a “mere parasite” when located near single-family detached houses.
1920-1930: Arlington’s population continued to grow steadily, increasing by 40% over the decade.
1900-1920: At the start of the 20th century, Arlington was a rural county with small village communities, including the African American communities of Hall’s Hill and High View Park, Arlington View, and Green Valley (formerly Nauck). This period, however, was one of transition from rural to urban. During World War I, the size of the federal workforce tripled. Between 1910-1920, Arlington’s population increased by 60%.
Arlington's land use policy and zoningAs detailed in Bulletin 2, Arlington experiences limited diversity in its housing stock. This bulletin provides an overview of the events and regulatory decisions in Arlington's land use and zoning history that have most contributed to the County's patterns of development and demographic composition. It then reviews Arlington’s current General Land Use Plan (GLUP) and Zoning Ordinance and their impacts on missing middle housing today.
arlington's land use and zoning history
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All ectioos of Arlington Cou ty Threatened
BY
Row ouses Are YOU WilHng, that Your County
be .Developed as a Row House Community?
THE. CIV C FEDE.RAT O is holding a Pub ·c Meehng at the .yoa Park Commnnily House W ednead.&y, August 1 Dl:h, at 8 p. m., to eonsuler this problem ..
'tOUR COUNTY BOA it pau�g on 21 Ap lioatiom for 'Row HoUJe Sa.tunJay, August 13th, at 9 ·• m� at the Cqurt House.
'
jj CITIZEN, it • up to you to Protect Your Home a11d nteresb, y attending both of th� meeting, and regtstermg yo._.r protests.
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Missing Middle Housing Study Research Compendium 3
1930-1950: Arlington experienced a residential construction and population boom due to New Deal programs, World War II, and returning veterans after the war. Planned single-family detached neighborhoods continue to be developed throughout Arlington.
Arlington’s established African American communities were walled off from new single-family neighborhoods. In the 1930s, a series of privately-owned, connected walls was built at the southern and eastern edges of High View Park to separate the longstanding African American community from a new, adjacent subdivision.
Between 1934 and 1954, 176 new apartment complexes were constructed in Arlington, including Fairlington, the nation’s largest defense housing complex, and Colonial Village, the first apartment complex financed by the Federal Housing Administration (FHA). During this period, the FHA would only provide financing for exclusionary housing developments that would not offer housing opportunities to African Americans.
1930 : Arlington adopted its first Zoning Ordinance, which included six zoning districts, and an accompanying zoning map.
• The “A” Residential district allowed for single-family detached houses.
• The “B” Residential district allowed for side-by-side duplexes, stacked duplexes, and apartment houses.
• Some areas that had existing multifamily residential buildings were zoned as “A” Residential, resulting in nonconforming multifamily housing.
• “A” Residential districts represented the vast majority of land zoned for residential uses.
1938: On June 3, Arlington adopted a new Zoning Ordinance. This ordinance defined the “row house” as a unique housing type as “one of a series of three or more houses, or living units, under a common roof, with common exterior walls, separated from one another by single partition walls extending from basement to roof, or otherwise so planned that the several unit houses may be sold to separate owners."
1938: On November 14, Arlington adopted an amendment to the Zoning Ordinance that explicitly banned row houses throughout the County.
Source: Arlington County Historical Society
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4 Missing Middle Housing Study Research Compendium
BULLETIN 4 ARLINGTON'S LAND USE POLICY AND ZONING
1950-1980: As Arlington approached complete build-out, the creation of new single-family detached residential subdivisions slowed. Instead, residential development primarily took the form of multifamily residential development. Condominium conversions were legalized in the 1960s and 1970s, which resulted in the displacement of thousands of renters who were unable to afford purchasing a home. Toward the end of the 1970s, Arlington began planning for higher-density development along the new Metro corridors.
arlington's land use and zoning history
1942: Arlington adopted a new Zoning Ordinance and map that introduced 13 zoning districts and included some of the Residential (R) and Residential Apartment (RA) districts Arlington has today in its current Zoning Ordinance.
• Single-family detached houses were permitted in all 13 zoning districts.
• Stacked duplexes were permitted in two R districts (R-5 and RS-6, now known as R2-7) and three RA zoning districts (RA14-26, RA8-18, and RA6-15).
• Side-by-side duplexes were permitted in only one zoning district (RS-6, now known as R2-7), and the side yard requirements increased, making some existing side-by-side duplexes (as well as some single-family detached houses)nonconforming.
Source: Arlington County, Department of Community Planning, Housing and Development (CPHD)
Looking AHEADIn adopting the 1942 Zoning Ordinance and Zoning Map, Arlington permitted stacked and side-by-side duplexes in five of the total 13 new zoning districts, translating into only a small fraction of total land area zoned for residential development. These regulatory barriers persist to the present day and severely limited opportunities for development of missing middle housing, explaining why the County's inventory of missing middle housing represents such a small share of the County's total housing stock. What are the impacts of these regulatory barriers and the resulting lack of missing middle housing? How should the Missing Middle Housing Study address these issues?
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Missing Middle Housing Study Research Compendium 5
1950: Arlington adopted a new Zoning Ordinance that consisted of 15 zoning districts. This ordinance increased minimum requirements for side yards, as well as lot area and width for side-by-side duplexes. Almost all side-by-side duplexes were built on lots smaller than the new required dimensions, making almost all lots with side-by-side duplexes nonconforming to the Zoning Ordinance and thus unable to make structural improvements to their homes without special approval from the Board of Zoning Appeals.
• Stacked duplexes continued to be permitted in two R districts (R-5 and R2-7) and the three RA districts (RA14-26, RA8-18, and RA6-15) and were now permitted in a third R district (R-6) only in limited circumstances when a site met specific locational criteria.
• Side-by-side duplexes continued to be permitted in one R district (R2-7) and were now permitted in the three RA districts.
Looking AHEADIn adopting the 1950 Zoning Ordinance, Arlington continued to permit stacked and side-by-side duplexes in only a small fraction of total land area zoned for residential development. In addition, the new regulations for larger lots and setbacks required the purchase of more property, representing another barrier to entry for new construction.
The new minimum lot size requirements created significant issues for the existing stock of duplexes. In requiring a minimum lot size larger than the vast majority of the existing duplex housing lots, the 1950 Zoning Ordinance now classified almost all of the existing duplexes and duplex lots as nonconforming. Duplex property owners were thus unable to make changes to their homes unless they could find a way to conform to the new Zoning Ordinance requirements or request a variance from the Board of Zoning Appeals. Zoning Ordinance amendments addressing this issue of nonconformity were not adopted until 2018.
Finally, the 1950 Zoning Ordinance lacked any districts dedicated to the production of other missing middle housing types, such as townhouses (banned since 1938), triplexes, quadplexes, or small apartment buildings. Any building with three or more units could only be built in RA districts, where there was much more incentive to build larger apartment buildings on larger lots.
What are the impacts of these barriers on missing middle housing? How should the Missing Middle Housing Study address these barriers?
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6 Missing Middle Housing Study Research Compendium
BULLETIN 4 ARLINGTON'S LAND USE POLICY AND ZONING
arlington's land use and zoning history
1961: Arlington adopted its first countywide General Land Use Plan (GLUP), which outlines the County’s land use vision. The original GLUP map used a color-coded system of 13 different land use designations, including three Residential designations: “Low (Single Family) 0-8 dwellings per acre”, “Low Medium (Two Family) 9-13 dwellings per acre”, and “High Medium (Multi-Family) 14-39 dwellings per acre.
• The areas designated “Low (Single Family) 0-8 dwellings per acre” and “Low Medium (Two Family) 9-13 dwellings per acre” have remained almost unchanged for nearly 60 years.
Source: Arlington County, CPHD
Looking AHEADThe County's first General Land Use Plan in 1961 corresponded to the zoning in place since the 1930s, thus institutionalizing zoning decisions of the past. The unchanged vision for areas originally designated "Low" Residential (0-8 dwellings per acre) and "Low Medium" Residential (9 to 13 dwellings per acre) has been translated into a long-established understanding that only single-family detached housing and townhouses, in very limited circumstances, should be permitted in the majority of the County's land area. As a result, missing middle housing, such as duplexes, triplexes, or small apartment buildings, belong in only very limited locations.
What are the impacts of the exclusionary nature of the County's General Land Use Plan? How has the General Land Use Plan impacted housing type diversity and household diversity throughout the County? How should the Missing Middle Housing Study address these issues?
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Missing Middle Housing Study Research Compendium 7
1962: Arlington adopted amendments to the Zoning Ordinance that restricted how side-by-side duplexes and stacked duplexes could be developed.
• In the R-5 district and three RA districts (RA14-26, RA8-18, and RA6-15), they were now only allowed via a use permit.
• In the R-6 district, they were only allowed via a use permit on sites that met specific locational criteria.
• In the R-5 and R-6 districts, they now had to meet new, larger minimum lot area and width requirements.
• They were now required to look like single-family detached houses from the outside.
Looking AHEADThe 1962 amendments further restricted permissions for side-by-side and stacked duplexes, creating virtually no incentive for developers to seek to build them, which required special exception approval, rather than single-family detached houses which could be built by right. Row houses were still banned, and all other missing middle types were only permitted in RA districts.
How should these issues be addressed in the Missing Middle Housing Study?
1965: Arlington adopted an amendment to the Zoning Ordinance that introduced the townhouse housing type. Townhouses were allowed in a new zoning district, the R-10T district, by site plan approval by the County Board on sites where an older building was being removed or that were located next to an RA, commercial (C), or industrial (M) zoning district.
1975: Arlington adopted Development and Growth Goals as a result of the County’s Long Range County Improvement Program, established in 1973. These goals, intended to support the concentration of higher-density development in the Metro corridors and the preservation of lower-density residential neighborhoods, were incorporated into the GLUP and are used as a guide for development.
Source: Arlington County, CPHD
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8 Missing Middle Housing Study Research Compendium
BULLETIN 4 ARLINGTON'S LAND USE POLICY AND ZONING
1978: Arlington created a new zoning district – R15-30T – to allow for a new form of townhouse development in the Metro corridors. The district originally allowed townhouses and side-by-side duplexes to be developed by right and by site plan.
1977: Arlington adopted an amendment to the Zoning Ordinance that deleted the prohibition on row houses, which stood for nearly 40 years.
1978: Arlington adopted an amendment to the Zoning Ordinance that allowed for the subdivision of a lot in the R-5 district to make two side-by-side duplex lots.
1986: Arlington adopted an amendment to the Zoning Ordinance that further restricted side-by-side duplexes and stacked duplexes in the R-5 district.
• They were now only allowed on sites that met certain locational criteria.
• They now had to meet new, larger minimum lot area and width requirements. This change would now make all older side-by-side duplexes and stacked duplexes built to the old minimum lot area and width requirements nonconforming.
• They now had to provide two parking spaces per dwelling unit, higher than the requirement for single-family detached houses.
arlington's land use and zoning history
1976: Arlington adopted an amendment to the Zoning Ordinance that deleted the design requirements for side-by-side and stacked duplexes and permitted their development by site plan in the R-5 district (in addition to use permit).
1979: Arlington adopted an amendment to the Zoning Ordinance that permitted townhouses by right in the higher-density multifamily RA districts (RA14-26, RA8-18, and RA6-15).
1989: Arlington adopted an amendment to the Zoning Ordinance that restricted development of townhouses and side-by-side duplexes to site plan approval in the R15-30T district.
1980-2010: With the advent of the Metro in the late 1970s, Arlington focused growth along the Rosslyn-Ballston and Richmond Highway Metrorail corridors. Sector and area plans and incentive zoning regulations were developed to concentrate high-density residential and mixed-use development near the Metro stations. Arlington adopted a plan and optional set of zoning regulations for the Columbia Pike corridor to allow for Main Street-style development.
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Missing Middle Housing Study Research Compendium 9
2017: Arlington adopted an amendment to the Zoning Ordinance that permitted the conversion of an existing accessory building into a detached accessory dwelling on a lot with a single-family detached house.
2018: Arlington adopted an amendment to the Zoning Ordinance that permitted additions and expansions to nonconforming side-by-side duplexes and stacked duplexes in the R2-7 district.
2008: Arlington adopted an amendment to the Zoning Ordinance that permitted accessory dwellings attached to or within a single-family detached house.
Looking AHEADArlington's historical Zoning Ordinances contained restrictive language regarding townhouses for nearly 40 years. By the late 1980s, townhouses were permitted in R-10T and R15-30T, the two districts designed for townhouse development, only by site plan approval in large groupings on large sites with design requirements that challenged the ability to integrate townhouses into the character of existing neighborhoods.
For many years, townhouses were only permitted by right in the higher-density RA districts, and the recent construction of luxury townhouses in the place of demolished market-rate affordable apartments led to a 2017 amendment that restricted townhouse development to site plan approval in the Housing Conservation District.
What are the impacts of restrictions on townhouses as a missing middle housing type? How should the Missing Middle Housing Study address these issues?
2017: Arlington adopted the Housing Conservation District (HCD) for areas where market-rate affordable housing was concentrated. These multifamily areas contained older apartment buildings that were under the threat of redevelopment into for-sale townhouses, which would lead to displacement of current residents. Townhouse development now required site plan approval in the HCD.
2010-Present: As Arlington recovered from the Great Recession, housing costs continued to rise in the County, leading to increased pressure on households attempting to achieve housing affordability. Arlington began to focus on ways to promote flexibility in zoning regulations to help facilitate housing and to preserve existing affordability.
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BULLETIN 4 ARLINGTON'S LAND USE POLICY AND ZONING
arlington's land use and zoning history
2020: Arlington drafted an amendment to the Zoning Ordinance that would permit additions and expansions to nonconforming side-by-side duplexes and stacked duplexes in the RA districts.
Looking AHEADThis timeline of changes to the Arlington Zoning Ordinance and General Land Use Plan over time highlights many of the barriers for housing types that differ in form from large, single-family detached houses.
Arlington’s Zoning Ordinance standards for side-by-side duplexes, stacked duplexes, and townhouses remain mainly the same as those adopted in the 1960s, 1970s, and 1980s.
• Side-by-side duplexes and stacked duplexes are allowed by right in R2-7 and RA districts and by special exception approval in R-5 and R-6 with certain locational requirements.
• Townhouses are allowed only by site plan approval in R-10T and R15-30T and are permitted by right (outside the Housing Conservation District) in RA districts.
Arlington's General Land Use Plan (GLUP), one of 11 elements that comprise the Comprehensive Plan, provides policy guidance for side-by-side duplexes, stacked duplexes, and townhouses that remains essentially the same as the guidance of the late 1960s.
• Side-by-side duplexes and stacked duplexes are envisioned only in the areas designated “Low” Residential 11-15 units/acre.
• Townhouses are envisioned in areas designated both “Low” Residential 1-10 units per acre and 11-15 units per acre (consistent with the R-10T and R15-30T zoning districts), yet still only through site plan approval by the County Board.
• Other potential missing middle housing type (e.g., triplexes, mansion apartments, small multiplex buildings) could only be developed in areas actually designated for higher-density residential development.
2019: Arlington adopted an amendment to the Zoning Ordinance that permitted the establishment of new detached accessory dwellings in new accessory buildings on lots with single-family detached houses.
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28TH ST.
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CHAIN BRIDG
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POTOMAC RIVER
GlebeRecreation
Area
Golf BranchNature
JamestownElementary
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TuckahoeElementary
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Bishop O'ConnellHigh School
LeeCenter
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y Run
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v't.
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alds
on R
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ranc
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un
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13TH ST. S.
14TH ST. S.
S. G
RA
NT
ST.
27TH ST. S.
S. EDISON ST.
S. EDISON
S. E
DIS
ON
ST.
ST.8TH
S. FLOR
IDA ST.
S. HARRISON ST.
9TH ST.
S.
RD. S.
9TH
9TH ST
. S.
9TH RD.S.
S. GR
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10TH RD. S.10TH
ST. S.
FOR
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S. TAYLOR
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11TH
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12TH
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13TH S
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9TH RD
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