(Updated at 10:20 a.m.) Homeowners could find it considerably easier to add an “accessory dwelling unit” to their property under changes set to be made to the ordinance in the fall.
Only 20 ADUs — defined as a second living space with a kitchen, a bathroom and a separate entrance — have been approved in Arlington since the ordinance first came into effect in 2009. Advocates have said they can help ease the county’s lack of affordable housing.
Staff is recommending that the Board allow detached ADUs, set back from the main house, and bump up the maximum occupancy from two to three. Currently in Arlington ADUs are only allowed within a single-family home.
At a work session Tuesday with county staff, Arlington County Board members debated various other recommendations, focusing in on a few.
Board members discussed staff’s recommendation of maintaining the current cap of ADU approvals at 28 a year countywide. Chair Jay Fisette and member Christian Dorsey suggested removing the cap altogether.
“Even at the likely installation rates, we’re not talking about a big impact on our community,” said Dorsey. “And who’s to say that if the 29th application is really the ideal, textbook accessory dwelling location and circumstance, we have to say no because we’re going to cap it? … It just really seems insane.”
But others were not so sure about removing the cap. Board member John Vihstadt suggested looking into capping new ADUs by civic association or neighborhood to prevent a concentration in one place, something others were happy to go along with in lieu of abolishing the cap altogether.
Joel Franklin, a housing planner at the county department of Community, Planning, Housing and Development, added that staff will undertake an annual survey to try and find any issues that may arise.
The Board also explored raising the maximum number of people allowed to live in an ADU. The current maximum is two, with staff recommending that be increased to three, but several wanted more work to be done to explore whether that limit could be raised further.
Vice chair Katie Cristol said consistency is key, and that it becomes difficult when “governing the number of people in a bedroom.” But Vihstadt and Fisette were not so sure, and inclined to stick with the staff recommendation.
“It’s one thing to stay one or two nights in a crowded hotel room when you’re on vacation with the kids or friends or whatever,” Vihstadt said. “It’s another thing to have that crowded condition on a monthly or long-term basis.”
Staff suggested various rules for the units, including that their front doors can be on the same side as long as they do not face, and that exterior stairways must not face the street, among others.
Those rules are designed to protect the character of neighborhoods dominated by single-family homes. County staff members will continue to study the various policies governing aesthetics, they said.
“This is really a significant body of work. This is a use that I think we should be welcoming in our community while being cognizant of impacts on neighborhoods and protecting and planning against them,” said Cristol. “I would hate to lose this opportunity in any house or lot because somebody’s front door is placed in the wrong place.”
A slight change to the parking requirements for properties with ADUs has also been proposed.
Staff will compile the results of the survey on accessory dwellings this month, then finalize its recommendations. The Zoning and Housing Commissions will examine staff’s plans, with the Planning Commission and County Board expected to take final action in November.
Rough Day on the Roads — An already rain-soaked Thursday was made worse after a tree fell across the eastbound lanes of I-66, blocking the highway during the morning rush hour. Later, the southbound lanes of the GW Parkway were closed near the Key Bridge due to a crash. [WJLA, Washington Post]
Arlington Helps Out With Falls Church Graduation — Arlington voluntarily shifted its high school graduation schedule to help Falls Church’s George Mason High School get a graduation ceremony spot at D.A.R. Constitution Hall last month. [InsideNova]
Nearby: Affordable Housing Decline in Alexandria — There was a 90 percent drop in affordable housing units in Alexandria between 2000 and 2017 and the decline is likely to continue without the construction of more dedicated affordable units. [WAMU]
Flickr pool photo by Kevin Wolf
A plan to revamp Interstate 66 is threatening the character of the Custis Memorial Parkway, the highway’s name inside the Capital Beltway, historic preservation advocates said today (Wednesday).
Preservation Arlington, a nonprofit group that looks to protect Arlington’s architectural heritage, released its annual list of “endangered historic places,” with the parkway named as one.
The Virginia Department of Transportation is in the midst of an ambitious plan known as “Transform 66” to widen I-66 from the Dulles Connector Road to the Fairfax Drive exit in Ballston within the existing eastbound right-of-way.
But Preservation Arlington said the plan could undermine “the roadway’s unique parkway design.”
“Plantings are no longer maintained. Corten steel guardrails and sign supports are being replaced with standard, steel interstate highway components,” the group wrote. “The new toll road gantries, and large, new sign supports (and highway signage) on nearby arterial roads have further eroded the parkway’s ability to blend into its surroundings.”
Another piece of history under threat, according to Preservation Arlington, are the Education Center and Planetarium, chosen last week by the Arlington County School Board for an extra 500-600 high school seats and a renovation.
“While some exterior improvements will be necessary it is hoped that this will be minimal and will not alter the appearance of the historic structure,” Preservation Arlington wrote. “Designed as a headquarters building to show the strength and commitment to education, the building is iconic in our community.”
Also under threat, according to Preservation Arlington:
- 1000-series Metro cars, retired this month for safety reasons
- Community buildings like those for churches and service organizations
- Four Mile Run industrial area
- Housing stock from before World War II, with the continued loss of these homes “erasing Arlington’s architectural and community history.”
Image via VDOT presentation
Fairlington Named ‘Top Value Neighborhood’ — Fairlington and Shirlington are together the No. 3 “top value neighborhood” in the D.C. area, according to real estate website Trulia. No. 1 is University Park in Maryland and No. 2. is Kingman Park in D.C. [Curbed]
Market-Rate Affordable Housing Disappearing — In 2000 there were 19,740 homes in Arlington affordable to those making 60 percent of Area Median Income. That dropped by 86 percent, to 2,780 units, by the end of 2016. [Washington Business Journal]
Police Focused on Opioid Abuse — Yesterday the Arlington County Police Department “participated in a discussion on regional law enforcement efforts aimed at reducing the growing heroin/opiate epidemic.” There are at least three addiction treatment facilities in Arlington and ACPD “strongly encourages substances users and their family members to seek assistance.” [Arlington County]
Native Plants Return Thanks to Management of Invasives — “Native plants are on the comeback trail in Arlington – particularly along the W&OD Trail in Bluemont and Glencarlyn parks. Last month Dominion Energy mowed green space beneath powerlines along the trail, helping the County manage invasive plants like Japanese honeysuckle and multiflora rose.” [Arlington County]
All 15 high school graduates from the pilot year of AHC Inc.’s new college guidance program will progress into higher education.
This year, the seniors applied to 71 schools and were accepted into 54. Together, they received nearly $500,000 in scholarship money, including full rides to Georgetown University and the University of Pennsylvania. Many of the students are the first members of their family to attend college.
AHC, an Arlington-based affordable housing provider, hosted a celebration Monday night at the Lyon Park Community Center for the graduates, their families and mentors.
The free mentoring program is part of AHC’s resident services program, which began in 1993. The initiative is designed to provide students of all ages with something productive to do in their afternoons.
The program includes after-school activities for elementary school students, tutoring for middle and high school students and now a mentoring program to help high school seniors with the college process.
Each senior is paired with an adult for an entire year. The mentors aid their students with the college process, including financial aid, essays and scholarship applications.
Jasmine Connor began working with her mentor, Marjorie Macieria, in the fall.
“Working with Marjorie was the best. We clicked,” Connor said.
The two met weekly, primarily focusing on scholarship applications, of which Connor has received two: the “We Are the Dream” oratorical scholarship and the Arlington School Administrators Spirit Award. The scholarships will help fund Connor’s ambition to graduate debt-free from Northern Virginia Community College and George Mason University.
Connor plans to pursue a major in Early Childhood Development with a minor in Special Education. She has been inspired by her own teachers to help students with learning disabilities.
“Just because you have a learning disability, that doesn’t mean anything,” she said. ”I have one and I got two scholarships and I’m going to college.”
Kyle Yapching-Galang began working with his mentor, Carter Vaden, in the seventh grade. Initially, she tutored him in French and then branched out to help him with English. While Vaden did not help Yapching-Galang with his college applications, she has been a part of his school career for six years.
“She’s a really good friend who helps me when I’m struggling or when I’m angsty,” Yapching-Galang said.
Vaden said she has seen Yapching-Galang grown from a shy middle-schooler into a confident adult. Yapching-Galang plans to attend Northern Virginia Community College in the fall.
Zanab Farooq has been attending AHC’s programs since pre-school. Yet, she credits her mentor of the past year, Joseph Maltby, for helping her get into college.
“I don’t think I would’ve gotten into college without him,” Farooq said. “He knew what to do, what not to do and how to stay on top of things.”
Farooq will be attending the University of Mary Washington in the fall, where she hopes to major in Marketing. With various scholarships secured, all she has to pay for is textbooks and a meal plan.
During the celebratory dinner, guest speaker and local Del. Alfonso Lopez (D) said he was proud of the graduates’ achievements.
“You are what we need. You are medicine,” he said. “You are the source of pleasure and accomplishment and hope for everything that ails every community. Your thirst for education and knowledge and the fact that you’ve done it, says so much about you.”
Yorktown Girls Win Soccer Championship — The Yorktown girls soccer team has won the state Group 6A championship for the first time, defeating the Kellam Knights 1-0 on Saturday. The state champs placed second in a regional tournament to reach the state finals. [InsideNova]
Arlington Triathlon Held — Kids ages 7-15 woke up early to participate in the Arlington Triathlon at Washington-Lee High School over the weekend. [WTOP]
Gunston Getting More Seats — Thanks to a proposed $651,000 internal modification project, Gunston Middle School will be able to add 72 seats, increasing its overall capacity to 1,004 students. [InsideNova]
Nearby: Alexandria Struggles With Housing Promise — “The escalating cost of construction and dramatic changes in how affordable housing is financed are leading Alexandria officials to consider modifying a requirement to replace any of its 1,150 public housing units that are redeveloped with equally priced apartments.” [Washington Post]
Flickr pool photo by John Sonderman
The county’s ordinance on accessory dwelling units, also known as “granny flats” or “mother-in-law suites,” is set for some changes after staff and a citizen group put together some initial ideas.
Only 20 ADUs — defined as a second place to live on a property, with a kitchen, a bathroom and a separate entrance — have been approved in Arlington since the ordinance first came into effect in 2009.
In a bid to encourage more accessory dwellings, the county convened a working group, which has come up with several proposals, including:
- ADUs would be allowed in townhomes. (Currently they are only allowed on the inside of a single-family home.)
- ADUs would be allowed to exist as detached dwellings.
- The maximum allowed size would be increased from 750 to 1,000 square feet
- The maximum occupancy would be increased from two people to three to allow for couples with a child or similar circumstances.
- The requirement that accessory dwellings can also only be added after a year of ownership would be removed, meaning home builders could begin to add them in new homes.
In March, local economist Eric Brescia, a member of the County Housing Commission and the Arlington County Republican Committee’s policy director, said there are too many “poison pills” preventing further approvals of accessory dwellings. He argued that relaxing regulations could help ease the county’s lack of affordable housing.
Staff will share these preliminary ideas and more at a community meeting Saturday, from 10 a.m. to noon at Francis Scott Key Elementary School (2300 Key Blvd).
The Woodbury Park apartment complex in Courthouse will celebrate the end of its revamp with a ribbon-cutting ceremony at 4:30 p.m. today.
The community, which includes 204 affordable and 160 market-rate apartments at 2306 11th Street N, underwent a two-year renovation. It has been owned by regional affordable housing agency AHC since 1987.
Construction crews restored and updated the property’s mix of red and blonde brick masonry, gabled and flat roofing and porticoes at its entrances.
The seven brick buildings also received repairs and new paint, along with new roofs, windows and plantings. The courtyard also was re-bricked. Inside, the apartments received new kitchens, bathrooms, flooring and electrical systems.
And what was once under-utilized space has been turned into a leasing office and a community center, which includes an exercise room and gathering area with a large TV, game table and seating.
The renovation came from various funding sources including Historic Tax Credits, and did not require use of Arlington County’s Affordable Housing Investment Fund.
Woodbury Park was built in the 1940s, and was added to the National Register of Historic Places in 2004.
Photo via AHC, Inc.
The American Red Cross building along Route 50 and two single-family homes are set to be torn down and replaced by a five-story affordable housing building and 19 townhouses.
According to a preliminary site plan filed with the county late last month, the new building will have up to 124 units on the southeastern corner of the property on N. Thomas Street, with the townhouses in the northwest along N. Trenton Street.
Apartments would vary in size from studios to three-bedroom units, while the townhomes would all be three stories in height and be a stone’s throw from the new apartment building.
Cars would access the site from two locations on N. Trenton Street and another on N. Thomas Street. There would be no access from the Arlington Blvd service road.
The nearby 63-unit Whitefield Commons apartment complex would be kept and could have six more units added by the developer, the Wesley Housing Corporation, depending on the number of apartments in the new building.
In a letter to county staff dated March 20, an attorney representing Wesley said the project will bring numerous community benefits, including more affordable housing, improvements to sidewalks, curbs, gutters and streetscape, and public art.
A memo from county staff indicated that in prior meetings, staff members have suggested façade embellishments or using the fence of a to-be-built playground for art. Plans for public art are still in the initial planning stages.
Wesley commissioned Bonstra Haresign Architects to design the property. A transportation management plan found traffic impact to be minimal from the site, as it is well served by ART and Metrobus.
The two homes are in the new Carver Place community, at 1316 S. Rolfe Street in the Arlington View neighborhood. The affordable condo units were built as part of an agreement between developer Craftmark and Arlington County.
Arlington Home Ownership Made Easier, Inc., is sponsoring the lottery. AHOME helps first-time buyers with education and counseling in Arlington and the surrounding communities.
The lottery is only open to a family of four or five that earns no more than 60 percent of area median income. For four people, that would be a total household income of $65,520; it’s $70,800 for five people.
The homes both have a purchase price of $282,800, and each have three bedrooms and 2.5 bathrooms.
Eligible applicants must also have a minimum credit score of 660; have a minimum cash down payment of $9,900, which is 3.5 percent of the homes’ purchase price; afford the monthly Homeowner Association fee of $272; fill out the homebuyer assessment form; and complete a Virginia Housing Development Authority homebuyer education class.
AHOME executive director Karen Serfis noted in an email that this is the first time in more than five years that the organization has had three-bedroom condos available for purchase.
Rules around the units, sometimes called a “mother-in-law suite” — a second home with a kitchen, bathroom and separate entrance on a single-family lot — were approved less than a decade ago after much local debate. But in the interim, few new units have been approved.
Eric Brescia, a member of the County Housing Commission and the Arlington County Republican Committee’s policy director, said there are too many “poison pills” preventing further approvals.
If regulations are relaxed and more units come online, however, affordability could improve, he said. Brescia discussed his views on affordable housing at the monthly meeting of the Arlington GOP on Wednesday night.
He noted that the local GOP was previously opposed to accessory dwellings, but things change over time. The plan to relax rules on accessory dwellings has also received support on the left of the political spectrum.
“I’m of the view that finding places we allow units to be built is a free market solution,” he said.
Brescia added that county staff is “playing around” with a different kind of zoning on Columbia Pike. Under the new zoning, a building would be required to occupy a certain amount of space, but the number of units contained within is not regulated.
That could allow more units to be built, as could the oft-discussed plans to turn vacant offices in Crystal City and other neighborhoods into micro-unit apartments. Brescia said discussions are continuing on that proposal.
And despite the strain on schools, roads and other infrastructure caused by more people moving into Arlington, Brescia said a balance must be struck.
“There most definitely is a trade-off and there is a stress on facilities,” he said. “But then you go to the other extreme in somewhere like San Francisco where they’re not building anything and it’s so expensive to live there.”
Arlington Sports Hall of Fame Seeks Permanent Venue — There is an Arlington Sports Hall of Fame, but it does not have a permanent home. Boosters are seeking to change that, discussing a possible display in Arlington Central Library. [InsideNova]
Local Man Graduates Parris Island With Honors — Arlington native Allen M. Gibbs has graduated from Marine Corps Recruit Depot Parris Island with honors. [Beaufort Gazette]
Police, Fire Departments Hold Book Drive — Starting Wednesday and running through April 30, Arlington police and firefighters will be holding a “For the Love of Reading” book drive, collecting specific books for elementary school students at Arlington Public Schools. Donation boxes are located at police headquarters in Courthouse and at local fire stations. [Arlington County]
Avalon Bay Donates to APAH — Arlington-based apartment, publicly traded building owner AvalonBay has made a $35,000 donation to the Arlington Partnership for Affordable Housing. The company has raised $85,000 for APAH since 2015. [Yahoo Finance]
Flickr pool photo by Lisa Novak
Gutshall Running for County Board — As predicted, business owner Erik Gutshall is running for County Board this year, seeking the seat being vacated by Jay Fisette. Gutshall says on his website that his candidacy will be announced at the Arlington County Democratic Committee meeting on Wednesday. Gutshall unsuccessfully challenged County Board member Libby Garvey in last year’s Democratic primary. [Erik Gutshall for County Board]
Oscars Flub Involved W-L Grad — Warren Beatty is back atop the national consciousness, after an envelope mix-up led to perhaps the worst mistake in Oscars history, with Beatty and Best Picture co-presenter Faye Dunaway at the center of the fiasco. As many long-time Arlingtonians remember, Beatty spent his teenage years in Arlington, reportedly living on N. Huntington Street. He graduated from Washington-Lee High School and, as noted in a yearbook photo, was a star football player and the senior class president. [InsideNova]
Arlington Elementary Schools Top Rankings — In new rankings of D.C. area public elementary schools, Arlington elementary schools tallied a sweep of all the top 10 spots. [Niche, Washington Business Journal]
ACPD Trying Out Uber Lane — This past weekend in Clarendon, the Arlington County Police Department set up a designated rideshare pickup lane to improve safety for those using Uber and Lyft to get a ride home from the bars. The police department described the action as a “pilot program” that was the result of “creative problem solving.” [Twitter]
Arlington’s ‘Segregation Wall’ — A new historic marker notes the significance of a 1930s-era wall in north Arlington. The wall was built by white residents of the Waycroft-Woodlawn neighborhood to provide a physical barrier between them and the historically black Hall’s Hill (High View Park) neighborhood. [InsideNova]
Loan for Affordable Apartments Approved — The Arlington County Board on Saturday approved a $7.4 million loan to help build 125 new affordable apartments at the Berkeley on S. Glebe Road. Nonprofit developer AHC is expected to seek another loan for the redevelopment, from the county’s affordable housing fund, next fiscal year. [Arlington County]
Per-Student Spending to Rise — Under a new budget proposed by Arlington Public Schools Superintendent Dr. Patrick Murphy, per-student spending would rise 2.9 percent to $19,521. APS has been straining to keep up with rising enrollment, issuing bonds to build new schools and renovate others. [InsideNova]
Flickr pool photo by Erinn Shirley
Highest Monday Wind Gusts — According to the National Weather Service, the highest wind gusts recorded in Arlington Monday, after the initial squall line came through Sunday night, were between 47 mph in Barcroft and 53 mph in Cherrydale. [National Weather Service]
Arlington Man Arrested for Bank Robbery — A 41-year-old Arlington man was arrested in D.C. Monday and accused of robbing the HSBC Bank at the corner of 14th and I streets NW. Police say the man passed the teller a note claiming to have a bomb, fled on foot with cash but was then detained by a pair of witnesses and held until police arrived. [Washington Post]
County Defends Property Purchase — Arlington County says it did not overpay by spending $800,000 to buy a house, assessed for $519,200, which was needed for the Fire Station No. 8 expansion project. The county says the owner of the home was not anxious to sell and, essentially, making them an offer they couldn’t refuse helped save time and effort compared to trying to use eminent-domain to try to acquire the property at a fair-market value. [InsideNova]
Kudos for Arlington’s Affordable Housing Plan — “Arlington has set ambitious goals to tackle housing affordability, in part by making it easier for developers to build affordable housing in the first place. According to a recent report, Arlington made plans for new affordable units and brought its number of homeless residents down last year even as rents and housing costs went up.” [Greater Greater Washington]
Registration Open for Girls Fire Camp — The Arlington County Fire Department is now taking applications for its 2017 Girls Fire Camp, which “gives teenage girls, ages 15-18, a chance to experience firsthand what it takes to be an Arlington County Firefighter/Emergency Medical Technician.” The camp will take place from July 6-9. [Arlington County]
Nearby: No New Taco Bell in Alexandria — A proposed new Taco Bell restaurant on Duke Street in Alexandria, which neighbors worried could bring “late night riff raff” and cause traffic problems, will not be opening after all. The company has withdrawn its plans for the new location. [Washington Business Journal]
The public discussion will take place on Wednesday, Feb. 8 and will be led by Minneapolis-based Artspace, a nonprofit that “uses the tools of real estate development to create affordable, appropriate places where artists can live and work.”
“The conversation with arts, community, and business leaders will focus on the potential for artist housing in a variety of neighborhoods in Arlington,” according to a web page for the event. “The visit will assess the viability of arts-related programming for selected sites.”
There are four areas being considered for arts-related development: Virginia Square, Columbia Pike, the Four Mile Run Valley/Shirlington area, and the 23rd Street S. commercial district in Crystal City.
The $20,000 cost of the feasibility study is being paid for by the nonprofit Arlington Foundation for Arts and Innovation, according to the county, but at this point no final decision has been made as to whether to move forward with artist housing facilities in Arlington.
“By convening a broad-based conversation among community leaders, Artspace hopes to stimulate serious, forward looking dialog on the needs of Arlington’s creative community, including affordable housing for art teachers, music instructors and working artists,” said the county. “This is simply a conversation to explore the range and feasibility of arts-related uses broadly in and within a handful of specific neighborhoods.”
“If the results of the initial feasibility study are positive, Artspace may be engaged to conduct a Phase II study which offers a deeper dive into the needs of the community,” the county explained. “AFAI has indicated that it will fund the Phase II study if the results of the original feasibility study warrant it.”
The event is scheduled for 7 p.m. on Feb. 8, at the Arlington Economic Development offices at 1100 N. Glebe Road, 15th floor. Anybody is welcome to attend.