Missing middle- Arlington

[Anonymous]

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Anonymous wrote:

Anonymous wrote:So begins the decline of Arlington. More people will choose McLean or Bethesda once they see how neighborhoods get transformed by this stupidity.

I don’t think this will happen. I think people will continue to want Arlington for their commutes, or being near amenities, etc. Many of us may go private (like our family). But Arlington is still going to be desirable.

For many people, the dream of owning a SFH is about being on a quiet, peaceful street relatively free of density, not one clogged with cars and people. If people want density, they choose a townhouse or condo. Make no mistake, many people's property values will be negatively impacted.

It's like when you're considering buying a house, but the one next door has all the hallmarks of being inhabited by a hoarder (stuff all over the lawn and backyard, poorly cared for) -- you take a pass and wait for something better to come along. No different here.

Yesterday I literally had someone tell me they chose a SFH in Arlington bc it reminded them of a “city.” The home buying demographic is changing. People are valuing different things.

Perhaps they were looking more over in Lyon Village, which does feel like the city as opposed to homes in the Williamsburg, country club Hills, etc. neighborhoods.

DP. I don’t see the incentives for MM housing in those neighborhoods and if you look at the map most of the MM projects are near amenities. I live in a SFH in 22207 because when we outgrew our condo in LV we couldn’t afford a SFH in that neighborhood. I would never rent here or buy a duplex or multi family housing (unless I could purchase the whole building). It’s not walkable. The rents in the R-B corridor are higher than in other parts of the county. So if I were a developer looking to build a rental that’s where it would make sense to focus.

I agree with this. And to put an even finer point on it, the developers will look for land alone the Rosslyn-Ballston corridor that’s the cheapest. Which means not Lyon Village. That neighborhood is the most expensive per square foot in all of Arlington County. If the developers want to build plexes to rent out, they will target places like Virginia Square and Lyon Park where the land prices are lower. Maybe duplexes make sense in LV, but I think the building lots are too expensive for a 4-6 plex of rental units. There are other metro-accessible neighborhoods with cheaper lots.

Two of the MM projects are in Lyon Village. One on Danvilel St.and one on Jackson St.

No there’s one duplex on N Jackson. Unless Danville just got filed. What’s the Danville address?

Not Danville, Daniel.

https://www.arlingtonva.us/Government/Programs/Building/Permits/EHO/Tracker

There is one on Daniel but the one we just filed is on Danville.

The proposed 6 plex on N Daniel is for a 6000 SF lot but the county’s webpage says the following:

Lots not meeting these minimum dimensional standards can be developed with EHO project if the lot is nonconforming, per ACZO §16.1.1 Nonconforming Lots. EHO development on nonconforming lots is limited to no more than four (4) dwelling units unless the lot is 7,000 sq. ft. or more.


What am I missing? Doesn’t the lot have to be 7000 SF for a 6 plex? Any builders or realtors have the answer to this question?

I think I’m about to answer my own question: is it a conforming lot bc it’s zoned R-5 and has 6000 SF?

But if it were zoned R-6 and had 5500 SF, would it be non-conforming and limited to a 4 plex?

TIA!

For the sake of completeness there is a special rule for R-5 lots that requires a minimum of 6000 sq ft for 5-6 plexes. So as a practical matter 6k square ft is the minimum for 5+ units.

Thank you so much. Since we have some experts, I was curious about something else. It may be too soon to know this, but do you think the plexes will be like the boxy modern houses with flat top roofs, or the quaint examples we saw from the county materials? I don’t see that it matters since people can build SFHs in whatever style they want, but I was curious if the boxier styles get more square footage, and thus would be incentivized. Also are they cheaper to build? Are these custom plexes for each lot or existing plans that builders can buy based on lot size? Do investors care what they look like in case they want to sell the units at any point or does it matter to them?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:So begins the decline of Arlington. More people will choose McLean or Bethesda once they see how neighborhoods get transformed by this stupidity.

I don’t think this will happen. I think people will continue to want Arlington for their commutes, or being near amenities, etc. Many of us may go private (like our family). But Arlington is still going to be desirable.

For many people, the dream of owning a SFH is about being on a quiet, peaceful street relatively free of density, not one clogged with cars and people. If people want density, they choose a townhouse or condo. Make no mistake, many people's property values will be negatively impacted.

It's like when you're considering buying a house, but the one next door has all the hallmarks of being inhabited by a hoarder (stuff all over the lawn and backyard, poorly cared for) -- you take a pass and wait for something better to come along. No different here.

Yesterday I literally had someone tell me they chose a SFH in Arlington bc it reminded them of a “city.” The home buying demographic is changing. People are valuing different things.

Perhaps they were looking more over in Lyon Village, which does feel like the city as opposed to homes in the Williamsburg, country club Hills, etc. neighborhoods.

DP. I don’t see the incentives for MM housing in those neighborhoods and if you look at the map most of the MM projects are near amenities. I live in a SFH in 22207 because when we outgrew our condo in LV we couldn’t afford a SFH in that neighborhood. I would never rent here or buy a duplex or multi family housing (unless I could purchase the whole building). It’s not walkable. The rents in the R-B corridor are higher than in other parts of the county. So if I were a developer looking to build a rental that’s where it would make sense to focus.

I agree with this. And to put an even finer point on it, the developers will look for land alone the Rosslyn-Ballston corridor that’s the cheapest. Which means not Lyon Village. That neighborhood is the most expensive per square foot in all of Arlington County. If the developers want to build plexes to rent out, they will target places like Virginia Square and Lyon Park where the land prices are lower. Maybe duplexes make sense in LV, but I think the building lots are too expensive for a 4-6 plex of rental units. There are other metro-accessible neighborhoods with cheaper lots.

Two of the MM projects are in Lyon Village. One on Danvilel St.and one on Jackson St.

No there’s one duplex on N Jackson. Unless Danville just got filed. What’s the Danville address?

Not Danville, Daniel.

https://www.arlingtonva.us/Government/Programs/Building/Permits/EHO/Tracker

There is one on Daniel but the one we just filed is on Danville.

The proposed 6 plex on N Daniel is for a 6000 SF lot but the county’s webpage says the following:

Lots not meeting these minimum dimensional standards can be developed with EHO project if the lot is nonconforming, per ACZO §16.1.1 Nonconforming Lots. EHO development on nonconforming lots is limited to no more than four (4) dwelling units unless the lot is 7,000 sq. ft. or more.


What am I missing? Doesn’t the lot have to be 7000 SF for a 6 plex? Any builders or realtors have the answer to this question?

I think I’m about to answer my own question: is it a conforming lot bc it’s zoned R-5 and has 6000 SF?

But if it were zoned R-6 and had 5500 SF, would it be non-conforming and limited to a 4 plex?

TIA!

For the sake of completeness there is a special rule for R-5 lots that requires a minimum of 6000 sq ft for 5-6 plexes. So as a practical matter 6k square ft is the minimum for 5+ units.

Thank you so much. Since we have some experts, I was curious about something else. It may be too soon to know this, but do you think the plexes will be like the boxy modern houses with flat top roofs, or the quaint examples we saw from the county materials? I don’t see that it matters since people can build SFHs in whatever style they want, but I was curious if the boxier styles get more square footage, and thus would be incentivized. Also are they cheaper to build? Are these custom plexes for each lot or existing plans that builders can buy based on lot size? Do investors care what they look like in case they want to sell the units at any point or does it matter to them?

If it matters, I’m not trying to get building advice, I’m nervous the developers are going to throw up junky buildings. I’m not so nervous about more neighbors.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:So begins the decline of Arlington. More people will choose McLean or Bethesda once they see how neighborhoods get transformed by this stupidity.

I don’t think this will happen. I think people will continue to want Arlington for their commutes, or being near amenities, etc. Many of us may go private (like our family). But Arlington is still going to be desirable.

For many people, the dream of owning a SFH is about being on a quiet, peaceful street relatively free of density, not one clogged with cars and people. If people want density, they choose a townhouse or condo. Make no mistake, many people's property values will be negatively impacted.

It's like when you're considering buying a house, but the one next door has all the hallmarks of being inhabited by a hoarder (stuff all over the lawn and backyard, poorly cared for) -- you take a pass and wait for something better to come along. No different here.

Yesterday I literally had someone tell me they chose a SFH in Arlington bc it reminded them of a “city.” The home buying demographic is changing. People are valuing different things.

Perhaps they were looking more over in Lyon Village, which does feel like the city as opposed to homes in the Williamsburg, country club Hills, etc. neighborhoods.

DP. I don’t see the incentives for MM housing in those neighborhoods and if you look at the map most of the MM projects are near amenities. I live in a SFH in 22207 because when we outgrew our condo in LV we couldn’t afford a SFH in that neighborhood. I would never rent here or buy a duplex or multi family housing (unless I could purchase the whole building). It’s not walkable. The rents in the R-B corridor are higher than in other parts of the county. So if I were a developer looking to build a rental that’s where it would make sense to focus.

I agree with this. And to put an even finer point on it, the developers will look for land alone the Rosslyn-Ballston corridor that’s the cheapest. Which means not Lyon Village. That neighborhood is the most expensive per square foot in all of Arlington County. If the developers want to build plexes to rent out, they will target places like Virginia Square and Lyon Park where the land prices are lower. Maybe duplexes make sense in LV, but I think the building lots are too expensive for a 4-6 plex of rental units. There are other metro-accessible neighborhoods with cheaper lots.

Two of the MM projects are in Lyon Village. One on Danvilel St.and one on Jackson St.

No there’s one duplex on N Jackson. Unless Danville just got filed. What’s the Danville address?

Not Danville, Daniel.

https://www.arlingtonva.us/Government/Programs/Building/Permits/EHO/Tracker

There is one on Daniel but the one we just filed is on Danville.

The proposed 6 plex on N Daniel is for a 6000 SF lot but the county’s webpage says the following:

Lots not meeting these minimum dimensional standards can be developed with EHO project if the lot is nonconforming, per ACZO §16.1.1 Nonconforming Lots. EHO development on nonconforming lots is limited to no more than four (4) dwelling units unless the lot is 7,000 sq. ft. or more.


What am I missing? Doesn’t the lot have to be 7000 SF for a 6 plex? Any builders or realtors have the answer to this question?

I think I’m about to answer my own question: is it a conforming lot bc it’s zoned R-5 and has 6000 SF?

But if it were zoned R-6 and had 5500 SF, would it be non-conforming and limited to a 4 plex?

TIA!

For the sake of completeness there is a special rule for R-5 lots that requires a minimum of 6000 sq ft for 5-6 plexes. So as a practical matter 6k square ft is the minimum for 5+ units.

Thank you so much. Since we have some experts, I was curious about something else. It may be too soon to know this, but do you think the plexes will be like the boxy modern houses with flat top roofs, or the quaint examples we saw from the county materials? I don’t see that it matters since people can build SFHs in whatever style they want, but I was curious if the boxier styles get more square footage, and thus would be incentivized. Also are they cheaper to build? Are these custom plexes for each lot or existing plans that builders can buy based on lot size? Do investors care what they look like in case they want to sell the units at any point or does it matter to them?

If it matters, I’m not trying to get building advice, I’m nervous the developers are going to throw up junky buildings. I’m not so nervous about more neighbors.

They build big, boxy SFHs now so I’d expect more of the same for MF housing.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:So begins the decline of Arlington. More people will choose McLean or Bethesda once they see how neighborhoods get transformed by this stupidity.

I don’t think this will happen. I think people will continue to want Arlington for their commutes, or being near amenities, etc. Many of us may go private (like our family). But Arlington is still going to be desirable.

For many people, the dream of owning a SFH is about being on a quiet, peaceful street relatively free of density, not one clogged with cars and people. If people want density, they choose a townhouse or condo. Make no mistake, many people's property values will be negatively impacted.

It's like when you're considering buying a house, but the one next door has all the hallmarks of being inhabited by a hoarder (stuff all over the lawn and backyard, poorly cared for) -- you take a pass and wait for something better to come along. No different here.

Yesterday I literally had someone tell me they chose a SFH in Arlington bc it reminded them of a “city.” The home buying demographic is changing. People are valuing different things.

Perhaps they were looking more over in Lyon Village, which does feel like the city as opposed to homes in the Williamsburg, country club Hills, etc. neighborhoods.

DP. I don’t see the incentives for MM housing in those neighborhoods and if you look at the map most of the MM projects are near amenities. I live in a SFH in 22207 because when we outgrew our condo in LV we couldn’t afford a SFH in that neighborhood. I would never rent here or buy a duplex or multi family housing (unless I could purchase the whole building). It’s not walkable. The rents in the R-B corridor are higher than in other parts of the county. So if I were a developer looking to build a rental that’s where it would make sense to focus.

I agree with this. And to put an even finer point on it, the developers will look for land alone the Rosslyn-Ballston corridor that’s the cheapest. Which means not Lyon Village. That neighborhood is the most expensive per square foot in all of Arlington County. If the developers want to build plexes to rent out, they will target places like Virginia Square and Lyon Park where the land prices are lower. Maybe duplexes make sense in LV, but I think the building lots are too expensive for a 4-6 plex of rental units. There are other metro-accessible neighborhoods with cheaper lots.

Two of the MM projects are in Lyon Village. One on Danvilel St.and one on Jackson St.

No there’s one duplex on N Jackson. Unless Danville just got filed. What’s the Danville address?

Not Danville, Daniel.

https://www.arlingtonva.us/Government/Programs/Building/Permits/EHO/Tracker

There is one on Daniel but the one we just filed is on Danville.

The proposed 6 plex on N Daniel is for a 6000 SF lot but the county’s webpage says the following:

Lots not meeting these minimum dimensional standards can be developed with EHO project if the lot is nonconforming, per ACZO §16.1.1 Nonconforming Lots. EHO development on nonconforming lots is limited to no more than four (4) dwelling units unless the lot is 7,000 sq. ft. or more.


What am I missing? Doesn’t the lot have to be 7000 SF for a 6 plex? Any builders or realtors have the answer to this question?

I think I’m about to answer my own question: is it a conforming lot bc it’s zoned R-5 and has 6000 SF?

But if it were zoned R-6 and had 5500 SF, would it be non-conforming and limited to a 4 plex?

TIA!

For the sake of completeness there is a special rule for R-5 lots that requires a minimum of 6000 sq ft for 5-6 plexes. So as a practical matter 6k square ft is the minimum for 5+ units.

Thank you so much. Since we have some experts, I was curious about something else. It may be too soon to know this, but do you think the plexes will be like the boxy modern houses with flat top roofs, or the quaint examples we saw from the county materials? I don’t see that it matters since people can build SFHs in whatever style they want, but I was curious if the boxier styles get more square footage, and thus would be incentivized. Also are they cheaper to build? Are these custom plexes for each lot or existing plans that builders can buy based on lot size? Do investors care what they look like in case they want to sell the units at any point or does it matter to them?

If it matters, I’m not trying to get building advice, I’m nervous the developers are going to throw up junky buildings. I’m not so nervous about more neighbors.

They build big, boxy SFHs now so I’d expect more of the same for MF housing.

NP and not a builder or a realtor, just a resident. But the boxy look is everywhere.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:So begins the decline of Arlington. More people will choose McLean or Bethesda once they see how neighborhoods get transformed by this stupidity.

I don’t think this will happen. I think people will continue to want Arlington for their commutes, or being near amenities, etc. Many of us may go private (like our family). But Arlington is still going to be desirable.

For many people, the dream of owning a SFH is about being on a quiet, peaceful street relatively free of density, not one clogged with cars and people. If people want density, they choose a townhouse or condo. Make no mistake, many people's property values will be negatively impacted.

It's like when you're considering buying a house, but the one next door has all the hallmarks of being inhabited by a hoarder (stuff all over the lawn and backyard, poorly cared for) -- you take a pass and wait for something better to come along. No different here.

Yesterday I literally had someone tell me they chose a SFH in Arlington bc it reminded them of a “city.” The home buying demographic is changing. People are valuing different things.

Perhaps they were looking more over in Lyon Village, which does feel like the city as opposed to homes in the Williamsburg, country club Hills, etc. neighborhoods.

DP. I don’t see the incentives for MM housing in those neighborhoods and if you look at the map most of the MM projects are near amenities. I live in a SFH in 22207 because when we outgrew our condo in LV we couldn’t afford a SFH in that neighborhood. I would never rent here or buy a duplex or multi family housing (unless I could purchase the whole building). It’s not walkable. The rents in the R-B corridor are higher than in other parts of the county. So if I were a developer looking to build a rental that’s where it would make sense to focus.

I agree with this. And to put an even finer point on it, the developers will look for land alone the Rosslyn-Ballston corridor that’s the cheapest. Which means not Lyon Village. That neighborhood is the most expensive per square foot in all of Arlington County. If the developers want to build plexes to rent out, they will target places like Virginia Square and Lyon Park where the land prices are lower. Maybe duplexes make sense in LV, but I think the building lots are too expensive for a 4-6 plex of rental units. There are other metro-accessible neighborhoods with cheaper lots.

Two of the MM projects are in Lyon Village. One on Danvilel St.and one on Jackson St.

No there’s one duplex on N Jackson. Unless Danville just got filed. What’s the Danville address?

Not Danville, Daniel.

https://www.arlingtonva.us/Government/Programs/Building/Permits/EHO/Tracker

There is one on Daniel but the one we just filed is on Danville.

The proposed 6 plex on N Daniel is for a 6000 SF lot but the county’s webpage says the following:

Lots not meeting these minimum dimensional standards can be developed with EHO project if the lot is nonconforming, per ACZO §16.1.1 Nonconforming Lots. EHO development on nonconforming lots is limited to no more than four (4) dwelling units unless the lot is 7,000 sq. ft. or more.


What am I missing? Doesn’t the lot have to be 7000 SF for a 6 plex? Any builders or realtors have the answer to this question?

I think I’m about to answer my own question: is it a conforming lot bc it’s zoned R-5 and has 6000 SF?

But if it were zoned R-6 and had 5500 SF, would it be non-conforming and limited to a 4 plex?

TIA!

For the sake of completeness there is a special rule for R-5 lots that requires a minimum of 6000 sq ft for 5-6 plexes. So as a practical matter 6k square ft is the minimum for 5+ units.

Thank you so much. Since we have some experts, I was curious about something else. It may be too soon to know this, but do you think the plexes will be like the boxy modern houses with flat top roofs, or the quaint examples we saw from the county materials? I don’t see that it matters since people can build SFHs in whatever style they want, but I was curious if the boxier styles get more square footage, and thus would be incentivized. Also are they cheaper to build? Are these custom plexes for each lot or existing plans that builders can buy based on lot size? Do investors care what they look like in case they want to sell the units at any point or does it matter to them?

If it matters, I’m not trying to get building advice, I’m nervous the developers are going to throw up junky buildings. I’m not so nervous about more neighbors.

They build big, boxy SFHs now so I’d expect more of the same for MF housing.

NP and not a builder or a realtor, just a resident. But the boxy look is everywhere.

For builders trying to optimize profits, sure.

But not every builder or homeowner does boxy.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:So begins the decline of Arlington. More people will choose McLean or Bethesda once they see how neighborhoods get transformed by this stupidity.

I don’t think this will happen. I think people will continue to want Arlington for their commutes, or being near amenities, etc. Many of us may go private (like our family). But Arlington is still going to be desirable.

For many people, the dream of owning a SFH is about being on a quiet, peaceful street relatively free of density, not one clogged with cars and people. If people want density, they choose a townhouse or condo. Make no mistake, many people's property values will be negatively impacted.

It's like when you're considering buying a house, but the one next door has all the hallmarks of being inhabited by a hoarder (stuff all over the lawn and backyard, poorly cared for) -- you take a pass and wait for something better to come along. No different here.

Yesterday I literally had someone tell me they chose a SFH in Arlington bc it reminded them of a “city.” The home buying demographic is changing. People are valuing different things.

Perhaps they were looking more over in Lyon Village, which does feel like the city as opposed to homes in the Williamsburg, country club Hills, etc. neighborhoods.

DP. I don’t see the incentives for MM housing in those neighborhoods and if you look at the map most of the MM projects are near amenities. I live in a SFH in 22207 because when we outgrew our condo in LV we couldn’t afford a SFH in that neighborhood. I would never rent here or buy a duplex or multi family housing (unless I could purchase the whole building). It’s not walkable. The rents in the R-B corridor are higher than in other parts of the county. So if I were a developer looking to build a rental that’s where it would make sense to focus.

I agree with this. And to put an even finer point on it, the developers will look for land alone the Rosslyn-Ballston corridor that’s the cheapest. Which means not Lyon Village. That neighborhood is the most expensive per square foot in all of Arlington County. If the developers want to build plexes to rent out, they will target places like Virginia Square and Lyon Park where the land prices are lower. Maybe duplexes make sense in LV, but I think the building lots are too expensive for a 4-6 plex of rental units. There are other metro-accessible neighborhoods with cheaper lots.

Two of the MM projects are in Lyon Village. One on Danvilel St.and one on Jackson St.

No there’s one duplex on N Jackson. Unless Danville just got filed. What’s the Danville address?

Not Danville, Daniel.

https://www.arlingtonva.us/Government/Programs/Building/Permits/EHO/Tracker

There is one on Daniel but the one we just filed is on Danville.

The proposed 6 plex on N Daniel is for a 6000 SF lot but the county’s webpage says the following:

Lots not meeting these minimum dimensional standards can be developed with EHO project if the lot is nonconforming, per ACZO §16.1.1 Nonconforming Lots. EHO development on nonconforming lots is limited to no more than four (4) dwelling units unless the lot is 7,000 sq. ft. or more.


What am I missing? Doesn’t the lot have to be 7000 SF for a 6 plex? Any builders or realtors have the answer to this question?

I think I’m about to answer my own question: is it a conforming lot bc it’s zoned R-5 and has 6000 SF?

But if it were zoned R-6 and had 5500 SF, would it be non-conforming and limited to a 4 plex?

TIA!

For the sake of completeness there is a special rule for R-5 lots that requires a minimum of 6000 sq ft for 5-6 plexes. So as a practical matter 6k square ft is the minimum for 5+ units.

Thank you so much. Since we have some experts, I was curious about something else. It may be too soon to know this, but do you think the plexes will be like the boxy modern houses with flat top roofs, or the quaint examples we saw from the county materials? I don’t see that it matters since people can build SFHs in whatever style they want, but I was curious if the boxier styles get more square footage, and thus would be incentivized. Also are they cheaper to build? Are these custom plexes for each lot or existing plans that builders can buy based on lot size? Do investors care what they look like in case they want to sell the units at any point or does it matter to them?

If it matters, I’m not trying to get building advice, I’m nervous the developers are going to throw up junky buildings. I’m not so nervous about more neighbors.

I don't think renters care as much about aesthetics as owner occupants. The design I have seen for only one plex with six units looks somewhat like the 1960s garden style communities with a flat facade and small projecting balconies. The balcony doors provide the most fenestration as the other windows are small.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:So begins the decline of Arlington. More people will choose McLean or Bethesda once they see how neighborhoods get transformed by this stupidity.

I don’t think this will happen. I think people will continue to want Arlington for their commutes, or being near amenities, etc. Many of us may go private (like our family). But Arlington is still going to be desirable.

For many people, the dream of owning a SFH is about being on a quiet, peaceful street relatively free of density, not one clogged with cars and people. If people want density, they choose a townhouse or condo. Make no mistake, many people's property values will be negatively impacted.

It's like when you're considering buying a house, but the one next door has all the hallmarks of being inhabited by a hoarder (stuff all over the lawn and backyard, poorly cared for) -- you take a pass and wait for something better to come along. No different here.

Yesterday I literally had someone tell me they chose a SFH in Arlington bc it reminded them of a “city.” The home buying demographic is changing. People are valuing different things.

Perhaps they were looking more over in Lyon Village, which does feel like the city as opposed to homes in the Williamsburg, country club Hills, etc. neighborhoods.

DP. I don’t see the incentives for MM housing in those neighborhoods and if you look at the map most of the MM projects are near amenities. I live in a SFH in 22207 because when we outgrew our condo in LV we couldn’t afford a SFH in that neighborhood. I would never rent here or buy a duplex or multi family housing (unless I could purchase the whole building). It’s not walkable. The rents in the R-B corridor are higher than in other parts of the county. So if I were a developer looking to build a rental that’s where it would make sense to focus.

I agree with this. And to put an even finer point on it, the developers will look for land alone the Rosslyn-Ballston corridor that’s the cheapest. Which means not Lyon Village. That neighborhood is the most expensive per square foot in all of Arlington County. If the developers want to build plexes to rent out, they will target places like Virginia Square and Lyon Park where the land prices are lower. Maybe duplexes make sense in LV, but I think the building lots are too expensive for a 4-6 plex of rental units. There are other metro-accessible neighborhoods with cheaper lots.

Two of the MM projects are in Lyon Village. One on Danvilel St.and one on Jackson St.

No there’s one duplex on N Jackson. Unless Danville just got filed. What’s the Danville address?

Not Danville, Daniel.

https://www.arlingtonva.us/Government/Programs/Building/Permits/EHO/Tracker

There is one on Daniel but the one we just filed is on Danville.

The proposed 6 plex on N Daniel is for a 6000 SF lot but the county’s webpage says the following:

Lots not meeting these minimum dimensional standards can be developed with EHO project if the lot is nonconforming, per ACZO §16.1.1 Nonconforming Lots. EHO development on nonconforming lots is limited to no more than four (4) dwelling units unless the lot is 7,000 sq. ft. or more.


What am I missing? Doesn’t the lot have to be 7000 SF for a 6 plex? Any builders or realtors have the answer to this question?

I think I’m about to answer my own question: is it a conforming lot bc it’s zoned R-5 and has 6000 SF?

But if it were zoned R-6 and had 5500 SF, would it be non-conforming and limited to a 4 plex?

TIA!

For the sake of completeness there is a special rule for R-5 lots that requires a minimum of 6000 sq ft for 5-6 plexes. So as a practical matter 6k square ft is the minimum for 5+ units.

Thank you so much. Since we have some experts, I was curious about something else. It may be too soon to know this, but do you think the plexes will be like the boxy modern houses with flat top roofs, or the quaint examples we saw from the county materials? I don’t see that it matters since people can build SFHs in whatever style they want, but I was curious if the boxier styles get more square footage, and thus would be incentivized. Also are they cheaper to build? Are these custom plexes for each lot or existing plans that builders can buy based on lot size? Do investors care what they look like in case they want to sell the units at any point or does it matter to them?

If it matters, I’m not trying to get building advice, I’m nervous the developers are going to throw up junky buildings. I’m not so nervous about more neighbors.

I don't think renters care as much about aesthetics as owner occupants. The design I have seen for only one plex with six units looks somewhat like the 1960s garden style communities with a flat facade and small projecting balconies. The balcony doors provide the most fenestration as the other windows are small.

Thanks. Are they like Juliet balconies? Do they face the street or the back (ie the back neighbors)?

[Anonymous]

Anonymous wrote:Someone please distinguish progressive v. liberal for me.

People stopped using "liberal" when Republicans decided to use it as an insult, and Democrats meekly acquiesced, as they do.

Now policies that were widely supported in the 70s by Republicans (guaranteed minimum income, abortion access, clean air, well-funded public education) have been deemed progressive plots against America.

In discussions about Missing Middle, the antis would like you to use "developer" when you mean "builder," because it sounds scarier.
"developer" = "builder who is putting up a house I don't plan to live in myself"

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:So begins the decline of Arlington. More people will choose McLean or Bethesda once they see how neighborhoods get transformed by this stupidity.

I don’t think this will happen. I think people will continue to want Arlington for their commutes, or being near amenities, etc. Many of us may go private (like our family). But Arlington is still going to be desirable.

For many people, the dream of owning a SFH is about being on a quiet, peaceful street relatively free of density, not one clogged with cars and people. If people want density, they choose a townhouse or condo. Make no mistake, many people's property values will be negatively impacted.

It's like when you're considering buying a house, but the one next door has all the hallmarks of being inhabited by a hoarder (stuff all over the lawn and backyard, poorly cared for) -- you take a pass and wait for something better to come along. No different here.

Yesterday I literally had someone tell me they chose a SFH in Arlington bc it reminded them of a “city.” The home buying demographic is changing. People are valuing different things.

Perhaps they were looking more over in Lyon Village, which does feel like the city as opposed to homes in the Williamsburg, country club Hills, etc. neighborhoods.

DP. I don’t see the incentives for MM housing in those neighborhoods and if you look at the map most of the MM projects are near amenities. I live in a SFH in 22207 because when we outgrew our condo in LV we couldn’t afford a SFH in that neighborhood. I would never rent here or buy a duplex or multi family housing (unless I could purchase the whole building). It’s not walkable. The rents in the R-B corridor are higher than in other parts of the county. So if I were a developer looking to build a rental that’s where it would make sense to focus.

I agree with this. And to put an even finer point on it, the developers will look for land alone the Rosslyn-Ballston corridor that’s the cheapest. Which means not Lyon Village. That neighborhood is the most expensive per square foot in all of Arlington County. If the developers want to build plexes to rent out, they will target places like Virginia Square and Lyon Park where the land prices are lower. Maybe duplexes make sense in LV, but I think the building lots are too expensive for a 4-6 plex of rental units. There are other metro-accessible neighborhoods with cheaper lots.

Two of the MM projects are in Lyon Village. One on Danvilel St.and one on Jackson St.

No there’s one duplex on N Jackson. Unless Danville just got filed. What’s the Danville address?

Not Danville, Daniel.

https://www.arlingtonva.us/Government/Programs/Building/Permits/EHO/Tracker

There is one on Daniel but the one we just filed is on Danville.

The proposed 6 plex on N Daniel is for a 6000 SF lot but the county’s webpage says the following:

Lots not meeting these minimum dimensional standards can be developed with EHO project if the lot is nonconforming, per ACZO §16.1.1 Nonconforming Lots. EHO development on nonconforming lots is limited to no more than four (4) dwelling units unless the lot is 7,000 sq. ft. or more.


What am I missing? Doesn’t the lot have to be 7000 SF for a 6 plex? Any builders or realtors have the answer to this question?

I think I’m about to answer my own question: is it a conforming lot bc it’s zoned R-5 and has 6000 SF?

But if it were zoned R-6 and had 5500 SF, would it be non-conforming and limited to a 4 plex?

TIA!

For the sake of completeness there is a special rule for R-5 lots that requires a minimum of 6000 sq ft for 5-6 plexes. So as a practical matter 6k square ft is the minimum for 5+ units.

Thank you so much. Since we have some experts, I was curious about something else. It may be too soon to know this, but do you think the plexes will be like the boxy modern houses with flat top roofs, or the quaint examples we saw from the county materials? I don’t see that it matters since people can build SFHs in whatever style they want, but I was curious if the boxier styles get more square footage, and thus would be incentivized. Also are they cheaper to build? Are these custom plexes for each lot or existing plans that builders can buy based on lot size? Do investors care what they look like in case they want to sell the units at any point or does it matter to them?

If it matters, I’m not trying to get building advice, I’m nervous the developers are going to throw up junky buildings. I’m not so nervous about more neighbors.

I don't think renters care as much about aesthetics as owner occupants. The design I have seen for only one plex with six units looks somewhat like the 1960s garden style communities with a flat facade and small projecting balconies. The balcony doors provide the most fenestration as the other windows are small.

As someone surrounded by new builds, I am not exactly blown away by the aesthetic sensibilities of the owner occupants in my neighborhood.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:So begins the decline of Arlington. More people will choose McLean or Bethesda once they see how neighborhoods get transformed by this stupidity.

I don’t think this will happen. I think people will continue to want Arlington for their commutes, or being near amenities, etc. Many of us may go private (like our family). But Arlington is still going to be desirable.

For many people, the dream of owning a SFH is about being on a quiet, peaceful street relatively free of density, not one clogged with cars and people. If people want density, they choose a townhouse or condo. Make no mistake, many people's property values will be negatively impacted.

It's like when you're considering buying a house, but the one next door has all the hallmarks of being inhabited by a hoarder (stuff all over the lawn and backyard, poorly cared for) -- you take a pass and wait for something better to come along. No different here.

Yesterday I literally had someone tell me they chose a SFH in Arlington bc it reminded them of a “city.” The home buying demographic is changing. People are valuing different things.

Perhaps they were looking more over in Lyon Village, which does feel like the city as opposed to homes in the Williamsburg, country club Hills, etc. neighborhoods.

DP. I don’t see the incentives for MM housing in those neighborhoods and if you look at the map most of the MM projects are near amenities. I live in a SFH in 22207 because when we outgrew our condo in LV we couldn’t afford a SFH in that neighborhood. I would never rent here or buy a duplex or multi family housing (unless I could purchase the whole building). It’s not walkable. The rents in the R-B corridor are higher than in other parts of the county. So if I were a developer looking to build a rental that’s where it would make sense to focus.

I agree with this. And to put an even finer point on it, the developers will look for land alone the Rosslyn-Ballston corridor that’s the cheapest. Which means not Lyon Village. That neighborhood is the most expensive per square foot in all of Arlington County. If the developers want to build plexes to rent out, they will target places like Virginia Square and Lyon Park where the land prices are lower. Maybe duplexes make sense in LV, but I think the building lots are too expensive for a 4-6 plex of rental units. There are other metro-accessible neighborhoods with cheaper lots.

Two of the MM projects are in Lyon Village. One on Danvilel St.and one on Jackson St.

No there’s one duplex on N Jackson. Unless Danville just got filed. What’s the Danville address?

Not Danville, Daniel.

https://www.arlingtonva.us/Government/Programs/Building/Permits/EHO/Tracker

There is one on Daniel but the one we just filed is on Danville.

The proposed 6 plex on N Daniel is for a 6000 SF lot but the county’s webpage says the following:

Lots not meeting these minimum dimensional standards can be developed with EHO project if the lot is nonconforming, per ACZO §16.1.1 Nonconforming Lots. EHO development on nonconforming lots is limited to no more than four (4) dwelling units unless the lot is 7,000 sq. ft. or more.


What am I missing? Doesn’t the lot have to be 7000 SF for a 6 plex? Any builders or realtors have the answer to this question?

I think I’m about to answer my own question: is it a conforming lot bc it’s zoned R-5 and has 6000 SF?

But if it were zoned R-6 and had 5500 SF, would it be non-conforming and limited to a 4 plex?

TIA!

For the sake of completeness there is a special rule for R-5 lots that requires a minimum of 6000 sq ft for 5-6 plexes. So as a practical matter 6k square ft is the minimum for 5+ units.

Thank you so much. Since we have some experts, I was curious about something else. It may be too soon to know this, but do you think the plexes will be like the boxy modern houses with flat top roofs, or the quaint examples we saw from the county materials? I don’t see that it matters since people can build SFHs in whatever style they want, but I was curious if the boxier styles get more square footage, and thus would be incentivized. Also are they cheaper to build? Are these custom plexes for each lot or existing plans that builders can buy based on lot size? Do investors care what they look like in case they want to sell the units at any point or does it matter to them?

If it matters, I’m not trying to get building advice, I’m nervous the developers are going to throw up junky buildings. I’m not so nervous about more neighbors.

I don't think renters care as much about aesthetics as owner occupants. The design I have seen for only one plex with six units looks somewhat like the 1960s garden style communities with a flat facade and small projecting balconies. The balcony doors provide the most fenestration as the other windows are small.

As someone surrounded by new builds, I am not exactly blown away by the aesthetic sensibilities of the owner occupants in my neighborhood.

.

Fair enough but I’m asking bc every time the county has a public process for a high- rise and they tell us the architect can do better building sculpting with more height, we still end up with a blocky building.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:So begins the decline of Arlington. More people will choose McLean or Bethesda once they see how neighborhoods get transformed by this stupidity.

I don’t think this will happen. I think people will continue to want Arlington for their commutes, or being near amenities, etc. Many of us may go private (like our family). But Arlington is still going to be desirable.

For many people, the dream of owning a SFH is about being on a quiet, peaceful street relatively free of density, not one clogged with cars and people. If people want density, they choose a townhouse or condo. Make no mistake, many people's property values will be negatively impacted.

It's like when you're considering buying a house, but the one next door has all the hallmarks of being inhabited by a hoarder (stuff all over the lawn and backyard, poorly cared for) -- you take a pass and wait for something better to come along. No different here.

Yesterday I literally had someone tell me they chose a SFH in Arlington bc it reminded them of a “city.” The home buying demographic is changing. People are valuing different things.

Perhaps they were looking more over in Lyon Village, which does feel like the city as opposed to homes in the Williamsburg, country club Hills, etc. neighborhoods.

DP. I don’t see the incentives for MM housing in those neighborhoods and if you look at the map most of the MM projects are near amenities. I live in a SFH in 22207 because when we outgrew our condo in LV we couldn’t afford a SFH in that neighborhood. I would never rent here or buy a duplex or multi family housing (unless I could purchase the whole building). It’s not walkable. The rents in the R-B corridor are higher than in other parts of the county. So if I were a developer looking to build a rental that’s where it would make sense to focus.

I agree with this. And to put an even finer point on it, the developers will look for land alone the Rosslyn-Ballston corridor that’s the cheapest. Which means not Lyon Village. That neighborhood is the most expensive per square foot in all of Arlington County. If the developers want to build plexes to rent out, they will target places like Virginia Square and Lyon Park where the land prices are lower. Maybe duplexes make sense in LV, but I think the building lots are too expensive for a 4-6 plex of rental units. There are other metro-accessible neighborhoods with cheaper lots.

Two of the MM projects are in Lyon Village. One on Danvilel St.and one on Jackson St.

No there’s one duplex on N Jackson. Unless Danville just got filed. What’s the Danville address?

Not Danville, Daniel.

https://www.arlingtonva.us/Government/Programs/Building/Permits/EHO/Tracker

There is one on Daniel but the one we just filed is on Danville.

The proposed 6 plex on N Daniel is for a 6000 SF lot but the county’s webpage says the following:

Lots not meeting these minimum dimensional standards can be developed with EHO project if the lot is nonconforming, per ACZO §16.1.1 Nonconforming Lots. EHO development on nonconforming lots is limited to no more than four (4) dwelling units unless the lot is 7,000 sq. ft. or more.


What am I missing? Doesn’t the lot have to be 7000 SF for a 6 plex? Any builders or realtors have the answer to this question?

I think I’m about to answer my own question: is it a conforming lot bc it’s zoned R-5 and has 6000 SF?

But if it were zoned R-6 and had 5500 SF, would it be non-conforming and limited to a 4 plex?

TIA!

For the sake of completeness there is a special rule for R-5 lots that requires a minimum of 6000 sq ft for 5-6 plexes. So as a practical matter 6k square ft is the minimum for 5+ units.

Thank you so much. Since we have some experts, I was curious about something else. It may be too soon to know this, but do you think the plexes will be like the boxy modern houses with flat top roofs, or the quaint examples we saw from the county materials? I don’t see that it matters since people can build SFHs in whatever style they want, but I was curious if the boxier styles get more square footage, and thus would be incentivized. Also are they cheaper to build? Are these custom plexes for each lot or existing plans that builders can buy based on lot size? Do investors care what they look like in case they want to sell the units at any point or does it matter to them?

If it matters, I’m not trying to get building advice, I’m nervous the developers are going to throw up junky buildings. I’m not so nervous about more neighbors.

I don't think renters care as much about aesthetics as owner occupants. The design I have seen for only one plex with six units looks somewhat like the 1960s garden style communities with a flat facade and small projecting balconies. The balcony doors provide the most fenestration as the other windows are small.

As someone surrounded by new builds, I am not exactly blown away by the aesthetic sensibilities of the owner occupants in my neighborhood.

What specifically don’t you like? Too tall? Too close to the property line? Just ugly?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:So begins the decline of Arlington. More people will choose McLean or Bethesda once they see how neighborhoods get transformed by this stupidity.

I don’t think this will happen. I think people will continue to want Arlington for their commutes, or being near amenities, etc. Many of us may go private (like our family). But Arlington is still going to be desirable.

For many people, the dream of owning a SFH is about being on a quiet, peaceful street relatively free of density, not one clogged with cars and people. If people want density, they choose a townhouse or condo. Make no mistake, many people's property values will be negatively impacted.

It's like when you're considering buying a house, but the one next door has all the hallmarks of being inhabited by a hoarder (stuff all over the lawn and backyard, poorly cared for) -- you take a pass and wait for something better to come along. No different here.

Yesterday I literally had someone tell me they chose a SFH in Arlington bc it reminded them of a “city.” The home buying demographic is changing. People are valuing different things.

Perhaps they were looking more over in Lyon Village, which does feel like the city as opposed to homes in the Williamsburg, country club Hills, etc. neighborhoods.

DP. I don’t see the incentives for MM housing in those neighborhoods and if you look at the map most of the MM projects are near amenities. I live in a SFH in 22207 because when we outgrew our condo in LV we couldn’t afford a SFH in that neighborhood. I would never rent here or buy a duplex or multi family housing (unless I could purchase the whole building). It’s not walkable. The rents in the R-B corridor are higher than in other parts of the county. So if I were a developer looking to build a rental that’s where it would make sense to focus.

I agree with this. And to put an even finer point on it, the developers will look for land alone the Rosslyn-Ballston corridor that’s the cheapest. Which means not Lyon Village. That neighborhood is the most expensive per square foot in all of Arlington County. If the developers want to build plexes to rent out, they will target places like Virginia Square and Lyon Park where the land prices are lower. Maybe duplexes make sense in LV, but I think the building lots are too expensive for a 4-6 plex of rental units. There are other metro-accessible neighborhoods with cheaper lots.

Two of the MM projects are in Lyon Village. One on Danvilel St.and one on Jackson St.

No there’s one duplex on N Jackson. Unless Danville just got filed. What’s the Danville address?

Not Danville, Daniel.

https://www.arlingtonva.us/Government/Programs/Building/Permits/EHO/Tracker

There is one on Daniel but the one we just filed is on Danville.

The proposed 6 plex on N Daniel is for a 6000 SF lot but the county’s webpage says the following:

Lots not meeting these minimum dimensional standards can be developed with EHO project if the lot is nonconforming, per ACZO §16.1.1 Nonconforming Lots. EHO development on nonconforming lots is limited to no more than four (4) dwelling units unless the lot is 7,000 sq. ft. or more.


What am I missing? Doesn’t the lot have to be 7000 SF for a 6 plex? Any builders or realtors have the answer to this question?

I think I’m about to answer my own question: is it a conforming lot bc it’s zoned R-5 and has 6000 SF?

But if it were zoned R-6 and had 5500 SF, would it be non-conforming and limited to a 4 plex?

TIA!

For the sake of completeness there is a special rule for R-5 lots that requires a minimum of 6000 sq ft for 5-6 plexes. So as a practical matter 6k square ft is the minimum for 5+ units.

Thank you so much. Since we have some experts, I was curious about something else. It may be too soon to know this, but do you think the plexes will be like the boxy modern houses with flat top roofs, or the quaint examples we saw from the county materials? I don’t see that it matters since people can build SFHs in whatever style they want, but I was curious if the boxier styles get more square footage, and thus would be incentivized. Also are they cheaper to build? Are these custom plexes for each lot or existing plans that builders can buy based on lot size? Do investors care what they look like in case they want to sell the units at any point or does it matter to them?

If it matters, I’m not trying to get building advice, I’m nervous the developers are going to throw up junky buildings. I’m not so nervous about more neighbors.

They build big, boxy SFHs now so I’d expect more of the same for MF housing.

NP and not a builder or a realtor, just a resident. But the boxy look is everywhere.

For builders trying to optimize profits, sure.

But not every builder or homeowner does boxy.

The smaller the lot, the more likely the house will be a box. Most new housing in Arlington is ugly.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:So begins the decline of Arlington. More people will choose McLean or Bethesda once they see how neighborhoods get transformed by this stupidity.

I don’t think this will happen. I think people will continue to want Arlington for their commutes, or being near amenities, etc. Many of us may go private (like our family). But Arlington is still going to be desirable.

For many people, the dream of owning a SFH is about being on a quiet, peaceful street relatively free of density, not one clogged with cars and people. If people want density, they choose a townhouse or condo. Make no mistake, many people's property values will be negatively impacted.

It's like when you're considering buying a house, but the one next door has all the hallmarks of being inhabited by a hoarder (stuff all over the lawn and backyard, poorly cared for) -- you take a pass and wait for something better to come along. No different here.

Yesterday I literally had someone tell me they chose a SFH in Arlington bc it reminded them of a “city.” The home buying demographic is changing. People are valuing different things.

Perhaps they were looking more over in Lyon Village, which does feel like the city as opposed to homes in the Williamsburg, country club Hills, etc. neighborhoods.

DP. I don’t see the incentives for MM housing in those neighborhoods and if you look at the map most of the MM projects are near amenities. I live in a SFH in 22207 because when we outgrew our condo in LV we couldn’t afford a SFH in that neighborhood. I would never rent here or buy a duplex or multi family housing (unless I could purchase the whole building). It’s not walkable. The rents in the R-B corridor are higher than in other parts of the county. So if I were a developer looking to build a rental that’s where it would make sense to focus.

I agree with this. And to put an even finer point on it, the developers will look for land alone the Rosslyn-Ballston corridor that’s the cheapest. Which means not Lyon Village. That neighborhood is the most expensive per square foot in all of Arlington County. If the developers want to build plexes to rent out, they will target places like Virginia Square and Lyon Park where the land prices are lower. Maybe duplexes make sense in LV, but I think the building lots are too expensive for a 4-6 plex of rental units. There are other metro-accessible neighborhoods with cheaper lots.

Two of the MM projects are in Lyon Village. One on Danvilel St.and one on Jackson St.

No there’s one duplex on N Jackson. Unless Danville just got filed. What’s the Danville address?

Not Danville, Daniel.

https://www.arlingtonva.us/Government/Programs/Building/Permits/EHO/Tracker

There is one on Daniel but the one we just filed is on Danville.

The proposed 6 plex on N Daniel is for a 6000 SF lot but the county’s webpage says the following:

Lots not meeting these minimum dimensional standards can be developed with EHO project if the lot is nonconforming, per ACZO §16.1.1 Nonconforming Lots. EHO development on nonconforming lots is limited to no more than four (4) dwelling units unless the lot is 7,000 sq. ft. or more.


What am I missing? Doesn’t the lot have to be 7000 SF for a 6 plex? Any builders or realtors have the answer to this question?

I think I’m about to answer my own question: is it a conforming lot bc it’s zoned R-5 and has 6000 SF?

But if it were zoned R-6 and had 5500 SF, would it be non-conforming and limited to a 4 plex?

TIA!

For the sake of completeness there is a special rule for R-5 lots that requires a minimum of 6000 sq ft for 5-6 plexes. So as a practical matter 6k square ft is the minimum for 5+ units.

Thank you so much. Since we have some experts, I was curious about something else. It may be too soon to know this, but do you think the plexes will be like the boxy modern houses with flat top roofs, or the quaint examples we saw from the county materials? I don’t see that it matters since people can build SFHs in whatever style they want, but I was curious if the boxier styles get more square footage, and thus would be incentivized. Also are they cheaper to build? Are these custom plexes for each lot or existing plans that builders can buy based on lot size? Do investors care what they look like in case they want to sell the units at any point or does it matter to them?

If it matters, I’m not trying to get building advice, I’m nervous the developers are going to throw up junky buildings. I’m not so nervous about more neighbors.

I don't think renters care as much about aesthetics as owner occupants. The design I have seen for only one plex with six units looks somewhat like the 1960s garden style communities with a flat facade and small projecting balconies. The balcony doors provide the most fenestration as the other windows are small.

As someone surrounded by new builds, I am not exactly blown away by the aesthetic sensibilities of the owner occupants in my neighborhood.

What specifically don’t you like? Too tall? Too close to the property line? Just ugly?

Mainly ugly. I don't love the other stuff, but they're building by right, so the size part is just . . . how it's going to be.

But the shabby materials and the failure to consider how a building works on a site -- hello, your dining room windows and the way you raised your house mean passers-by are looking up your dinner guests' skirts -- mean that your house is crumbling already and no one will mourn except the landfills. It would be nice if people thought about functionality at all: Can you use your porch? You have a ton of storage, but is it where you need it? Could you learn how to choose and care for plants instead of ::waves hands:: all that?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:So begins the decline of Arlington. More people will choose McLean or Bethesda once they see how neighborhoods get transformed by this stupidity.

I don’t think this will happen. I think people will continue to want Arlington for their commutes, or being near amenities, etc. Many of us may go private (like our family). But Arlington is still going to be desirable.

For many people, the dream of owning a SFH is about being on a quiet, peaceful street relatively free of density, not one clogged with cars and people. If people want density, they choose a townhouse or condo. Make no mistake, many people's property values will be negatively impacted.

It's like when you're considering buying a house, but the one next door has all the hallmarks of being inhabited by a hoarder (stuff all over the lawn and backyard, poorly cared for) -- you take a pass and wait for something better to come along. No different here.

Yesterday I literally had someone tell me they chose a SFH in Arlington bc it reminded them of a “city.” The home buying demographic is changing. People are valuing different things.

Perhaps they were looking more over in Lyon Village, which does feel like the city as opposed to homes in the Williamsburg, country club Hills, etc. neighborhoods.

DP. I don’t see the incentives for MM housing in those neighborhoods and if you look at the map most of the MM projects are near amenities. I live in a SFH in 22207 because when we outgrew our condo in LV we couldn’t afford a SFH in that neighborhood. I would never rent here or buy a duplex or multi family housing (unless I could purchase the whole building). It’s not walkable. The rents in the R-B corridor are higher than in other parts of the county. So if I were a developer looking to build a rental that’s where it would make sense to focus.

I agree with this. And to put an even finer point on it, the developers will look for land alone the Rosslyn-Ballston corridor that’s the cheapest. Which means not Lyon Village. That neighborhood is the most expensive per square foot in all of Arlington County. If the developers want to build plexes to rent out, they will target places like Virginia Square and Lyon Park where the land prices are lower. Maybe duplexes make sense in LV, but I think the building lots are too expensive for a 4-6 plex of rental units. There are other metro-accessible neighborhoods with cheaper lots.

Two of the MM projects are in Lyon Village. One on Danvilel St.and one on Jackson St.

No there’s one duplex on N Jackson. Unless Danville just got filed. What’s the Danville address?

Not Danville, Daniel.

https://www.arlingtonva.us/Government/Programs/Building/Permits/EHO/Tracker

There is one on Daniel but the one we just filed is on Danville.

The proposed 6 plex on N Daniel is for a 6000 SF lot but the county’s webpage says the following:

Lots not meeting these minimum dimensional standards can be developed with EHO project if the lot is nonconforming, per ACZO §16.1.1 Nonconforming Lots. EHO development on nonconforming lots is limited to no more than four (4) dwelling units unless the lot is 7,000 sq. ft. or more.


What am I missing? Doesn’t the lot have to be 7000 SF for a 6 plex? Any builders or realtors have the answer to this question?

I think I’m about to answer my own question: is it a conforming lot bc it’s zoned R-5 and has 6000 SF?

But if it were zoned R-6 and had 5500 SF, would it be non-conforming and limited to a 4 plex?

TIA!

For the sake of completeness there is a special rule for R-5 lots that requires a minimum of 6000 sq ft for 5-6 plexes. So as a practical matter 6k square ft is the minimum for 5+ units.

Thank you so much. Since we have some experts, I was curious about something else. It may be too soon to know this, but do you think the plexes will be like the boxy modern houses with flat top roofs, or the quaint examples we saw from the county materials? I don’t see that it matters since people can build SFHs in whatever style they want, but I was curious if the boxier styles get more square footage, and thus would be incentivized. Also are they cheaper to build? Are these custom plexes for each lot or existing plans that builders can buy based on lot size? Do investors care what they look like in case they want to sell the units at any point or does it matter to them?

If it matters, I’m not trying to get building advice, I’m nervous the developers are going to throw up junky buildings. I’m not so nervous about more neighbors.

I don't think renters care as much about aesthetics as owner occupants. The design I have seen for only one plex with six units looks somewhat like the 1960s garden style communities with a flat facade and small projecting balconies. The balcony doors provide the most fenestration as the other windows are small.

As someone surrounded by new builds, I am not exactly blown away by the aesthetic sensibilities of the owner occupants in my neighborhood.

What specifically don’t you like? Too tall? Too close to the property line? Just ugly?

Mainly ugly. I don't love the other stuff, but they're building by right, so the size part is just . . . how it's going to be.

But the shabby materials and the failure to consider how a building works on a site -- hello, your dining room windows and the way you raised your house mean passers-by are looking up your dinner guests' skirts -- mean that your house is crumbling already and no one will mourn except the landfills. It would be nice if people thought about functionality at all: Can you use your porch? You have a ton of storage, but is it where you need it? Could you learn how to choose and care for plants instead of ::waves hands:: all that?

I agree with your comment re: porches and landscaping. If people had deep usable porches and lush landscaped yards, it would make a huge difference. It’s always puzzling to see people spend so much money on a house and leave the yard so spartan.

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Anonymous wrote:So begins the decline of Arlington. More people will choose McLean or Bethesda once they see how neighborhoods get transformed by this stupidity.

I don’t think this will happen. I think people will continue to want Arlington for their commutes, or being near amenities, etc. Many of us may go private (like our family). But Arlington is still going to be desirable.

For many people, the dream of owning a SFH is about being on a quiet, peaceful street relatively free of density, not one clogged with cars and people. If people want density, they choose a townhouse or condo. Make no mistake, many people's property values will be negatively impacted.

It's like when you're considering buying a house, but the one next door has all the hallmarks of being inhabited by a hoarder (stuff all over the lawn and backyard, poorly cared for) -- you take a pass and wait for something better to come along. No different here.

Yesterday I literally had someone tell me they chose a SFH in Arlington bc it reminded them of a “city.” The home buying demographic is changing. People are valuing different things.

Perhaps they were looking more over in Lyon Village, which does feel like the city as opposed to homes in the Williamsburg, country club Hills, etc. neighborhoods.

DP. I don’t see the incentives for MM housing in those neighborhoods and if you look at the map most of the MM projects are near amenities. I live in a SFH in 22207 because when we outgrew our condo in LV we couldn’t afford a SFH in that neighborhood. I would never rent here or buy a duplex or multi family housing (unless I could purchase the whole building). It’s not walkable. The rents in the R-B corridor are higher than in other parts of the county. So if I were a developer looking to build a rental that’s where it would make sense to focus.

I agree with this. And to put an even finer point on it, the developers will look for land alone the Rosslyn-Ballston corridor that’s the cheapest. Which means not Lyon Village. That neighborhood is the most expensive per square foot in all of Arlington County. If the developers want to build plexes to rent out, they will target places like Virginia Square and Lyon Park where the land prices are lower. Maybe duplexes make sense in LV, but I think the building lots are too expensive for a 4-6 plex of rental units. There are other metro-accessible neighborhoods with cheaper lots.

Two of the MM projects are in Lyon Village. One on Danvilel St.and one on Jackson St.

No there’s one duplex on N Jackson. Unless Danville just got filed. What’s the Danville address?

Not Danville, Daniel.

https://www.arlingtonva.us/Government/Programs/Building/Permits/EHO/Tracker

There is one on Daniel but the one we just filed is on Danville.

The proposed 6 plex on N Daniel is for a 6000 SF lot but the county’s webpage says the following:

Lots not meeting these minimum dimensional standards can be developed with EHO project if the lot is nonconforming, per ACZO §16.1.1 Nonconforming Lots. EHO development on nonconforming lots is limited to no more than four (4) dwelling units unless the lot is 7,000 sq. ft. or more.


What am I missing? Doesn’t the lot have to be 7000 SF for a 6 plex? Any builders or realtors have the answer to this question?

I think I’m about to answer my own question: is it a conforming lot bc it’s zoned R-5 and has 6000 SF?

But if it were zoned R-6 and had 5500 SF, would it be non-conforming and limited to a 4 plex?

TIA!

For the sake of completeness there is a special rule for R-5 lots that requires a minimum of 6000 sq ft for 5-6 plexes. So as a practical matter 6k square ft is the minimum for 5+ units.

Thank you so much. Since we have some experts, I was curious about something else. It may be too soon to know this, but do you think the plexes will be like the boxy modern houses with flat top roofs, or the quaint examples we saw from the county materials? I don’t see that it matters since people can build SFHs in whatever style they want, but I was curious if the boxier styles get more square footage, and thus would be incentivized. Also are they cheaper to build? Are these custom plexes for each lot or existing plans that builders can buy based on lot size? Do investors care what they look like in case they want to sell the units at any point or does it matter to them?

If it matters, I’m not trying to get building advice, I’m nervous the developers are going to throw up junky buildings. I’m not so nervous about more neighbors.

1000% they’ll throw up junky buildings. When is the last time a developer didn’t?