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Peter’s Take: Arlington Development and the Case for ‘MIMBY’

peter_rousselot_2014-12-27_for_facebookPeter’s Take is a weekly opinion column. The views and opinions expressed in this column are those of the author and do not necessarily reflect the views of ARLnow.com.

In a recent Progressive Voice column, Larry Roberts presented the case for Yes in My Backyard (or “YIMBY”) development as a better alternative than NIMBY. However, many issues relating to future development in Arlington will not present a clear YIMBY or NIMBY choice. The best initial answer will be MIMBY (Maybe in My Backyard).

Discussion

Arlington is forecasting, and our Comprehensive Plan now enables (often on a by-right basis), an estimated additional 75,400 people living here by 2040.

For analytical purposes, it is helpful to subdivide the potential for new Comprehensive Plan development into at least two broad categories: (1) by-right development and (2) development that can only occur via affirmative government action to change existing zoning.

By-right development

A local government like Arlington has limited legal power to constrain plans by a private land owner to develop land according to existing zoning as provided in Arlington’s General Land Use Plan (“GLUP”). Arlington thus lacks the legal power to impose a moratorium on such development just because it might negatively impact schools, parks, or other public infrastructure. If marketplace conditions are right, this kind of development will take place in your backyard or someone else’s whether you like it or not.

What Arlington should be doing right now is to utilize the best available forecasts of population growth to estimate quantitatively where and when this development is likely to occur throughout Arlington. (Recently revised Sector Plans for Rosslyn and Crystal City exemplify plans that substantially increased authorized density under the GLUP.) Next, Arlington should use the best available financial modeling tools to estimate and make public the incremental extent and associated costs of all new public infrastructure (e.g., schools, fire stations, roads, parks) that will be required to serve the forecasted population growth.

Development that can only occur via affirmative government action

Armed with this baseline information, Arlington will have the best available database to determine the impact on the community each time Arlington is asked to take affirmative action to enable new development that exceeds applicable by-right zoning, whether that development is confined to a single site, a localized region around a site, or an entire sector. The proposed increase in density currently envisioned in the Lee Highway corridor is a good example.

Before any kind of new up-zoning is approved, Arlington should make available to the public an estimate of both (1) the incremental public infrastructure costs that would be incurred if the requested zoning change is authorized compared to the public infrastructure costs that would be incurred if the land were developed in accordance with existing zoning and (2) comparable estimates of incremental tax revenues. Loudoun County and many other jurisdictions routinely perform and publicize these project-by-project impact analyses.

If the net incremental public infrastructure costs of approving the up-zoning substantially exceed the net incremental tax revenues, Arlington could choose among a number of different options, including conditioning approval on an agreement by the private developer to pay a portion of the net incremental public infrastructure costs. If this really is not legally possible (which is dubious), more outright denials of requested zoning changes may be the only responsible option.

Conclusion

Arlington and its citizens need to understand the incremental cost and revenue impacts well before the County Board votes on any future up-zoning request. With that information, the community is best positioned to approve or reject discretionary development.

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The Alternative Christmas Market is back! At First Presbyterian Church Arlington in Ballston, located at 601 N. Vermont Street, Arlington VA 22203, on Sunday, December 4th from 9:30am to 1:00pm. Parking available.

Vendors and products this year include: 10,000 Villages, Olive Oil Ministry, African Team Ministries, Community Coalition for Haiti, Heifer, African Market Baskets, Café Justo, Thistle Farms, Southwest Indian Foundation, and Together We Bake.

Buy gifts for everyone on your list, and support these great organizations, artisans, and global neighbors. See you there!

Submit your own Announcement here.

(This Community Post was written by the [Arlington Chorale](http://arlingtonchorale.org/) and underwritten by [Embracing Arlington Arts](https://embracing-arlington-arts.org/).

Since the Arlington Chorale returned to in-person singing one year ago, local amateur singers have been signing up for auditions in unprecedented numbers. “Thirty of our current members joined within the last year,” says Ingrid Lestrud, Artistic Director. “Many of them have recently moved to Arlington, and they want to join a community. Chorale members get to sing beautiful music and meet a diverse group of people who love singing as much as they do!”

The singers are busy preparing their December 10 concert, Christmas Joy! Featuring John Rutter ‘s Magnificat and Kirke Mechem’s _Seven Joys of Christmas_ , audiences will hear familiar Christmas carols, as well as beautiful music with hints of tango, musical theatre, and jazz. The singers will be accompanied by a chamber orchestra of local professional players, and the concert will highlight the talents of soprano Helena Colindres. Members of the Chorale’s outreach group, the Youth Community Council, and select singers from the Chorale will be singing Christmas carols outside the venue as audience members arrive. After the performance, everyone is invited to join the singers downstairs for a reception with light refreshments. It’s a special community event you won’t want to miss! Tickets are $20 for adults and free for children under 12 available here. Please join the Arlington Chorale on **Saturday, December 10 at 5:00 PM at Westover Baptist Church!**

Submit your own Announcement here.

National Chamber Ensemble – Holiday Cheer!

NCE’s Holiday Concert will bring the finest classical masterpieces and holiday favorites together for the whole family. The festivities begin with Leroy Anderson’s classic “Sleigh Ride” and “Chanukkah Festival”, music from the Nutcracker and by J.S. Bach.

Outstanding Young Artist

Washington-Liberty Annual Holiday Bazaar

Join us Saturday December 3 from 10 to 4 p.m. at W-L High School, for this much anticipated Arlington holiday tradition! We will be featuring over 65 vendors for gift shopping, our student clubs and activities fundraising booths, and food

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