Arlington Missing Middle Housing Q&A

[Anonymous]

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Anonymous wrote:

Anonymous wrote:Any lawyers know if it will be possible to tie up MM in court?

Sort of like Lyon Village’s lawsuit to block affordable housing at the church? Lyon Village lost and there is no meaningful difference in that neighborhood. Lots of hysteria for nothing. MM is the same.

The church is on the edge of Lyon Village. MM housing can be built on the H streets which are the most valuable in Lyon Village. BCN can now squeeze 3 townhouses on a lot rather than on house. Six cars instead of two and rental rather than owner occupied

LV should be up zoned to multifamily, but expanding the number of units under current zoning is a step in the right direction. Unfortunately most of the neighborhood has already been redeveloped into McMansions so I doubt much missing middle will even be constructed.

Everyone likes to come for this neighborhood because it’s one of the priciest in Arlington- if not the priciest, on a square footage basis. There is plenty of multi family housing on the R-B corridor and across Langston from LV. There are also plenty of neighborhoods along the R-B corridor that are also SFHs. Why single out LV? My theory is that this comment nearly always comes from renters who live in Clarendon and have no idea what kind of housing diversity Arlington actually already offers.

It’s the priciest because people want the benefits of density without having to share walls, but anything within .5-.75 mile of a metro station really should be zoned at least R8-18.

There are lots of neighborhoods just as close to transit and businesses that aren’t as pricey. Don’t get me wrong, they are all expensive, but LV isn’t “special.” Plenty of SFH neighborhoods exist that close to transit but everyone always calls out LV. Why?

It’s the only Arlington neighborhood with SFHs a block or two from the metro (& main drag). East falls church also has SFHs but it’s suburban with limited walkability near the station. There are several blocks of tall apartments or townhomes/duplexes from the other stations before you reach SFHs.

Not true. Lyon Park has SFHs within 2 blocks of Clarendon Blvd and other homes literally backing up to restaurants like GPB.

How far from metro?

Green Pig Bistro is like 0.2 miles from Clarendon Metro (but is in Clarendon-Courthouse, not Lyon Park)

But both Lyon Park and Ashton Heights have SFHs very, very close to metro. Like 1,00-1,200' from the metro. Look at Highland St and its proximity to Clarendon and Lincoln and Monroe St's proximity to Virginia Square.

I've always thought of Lyon Village, Lyon Park, and Ashton Heights as the three SFH neighborhoods with very close metro proximity and LV being the most expensive because of school zoning. LP and AH are zoned for TJ middle school on *gasp* the south side of 50. Maybe the same is true of elementary school zoning - Long Branch has a bit higher % of low income students than Arlington Science if that sort of thing matters.

My b- I started this subtopic to educate people that LV is hardly the only neighborhood with SFHs near metro. I didn’t realize the Courthouse Clarendon Civic Association included the SFHs in the GPB block. I should have known that after all these years here. I thought it was LP.

No worries - this PDF map of Arlington's Civic Associations takes an age to load but I think it's interesting to look at

https://gis.arlingtonva.us/maps/standard_maps/civic_associations/civic_association_map.pdf

Thanks for the link!

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Any lawyers know if it will be possible to tie up MM in court?

Sort of like Lyon Village’s lawsuit to block affordable housing at the church? Lyon Village lost and there is no meaningful difference in that neighborhood. Lots of hysteria for nothing. MM is the same.

The church is on the edge of Lyon Village. MM housing can be built on the H streets which are the most valuable in Lyon Village. BCN can now squeeze 3 townhouses on a lot rather than on house. Six cars instead of two and rental rather than owner occupied

Except they won’t because the only townhouses north of a million have a double garage underneath and you can’t fit 3 townhouses with double garages on the average Lyon Village lot. BCN’s model is the SFH and they are crushing it.

No garages in missing middle housing. Only a half a parking space per unit. Under missing middle housing, a builder can construct 3 townhouses on an 8,000 sq ft lot. You think some striver associate won’t pay $1.5 M to be on Hartford St with all the swells?

G*d, I hope so. But no, I don’t think that will happen. Missing Middle parking standards are minimums. The market will still dictate what gets built. You need a garage for a townhouse at that price point. The luxury townhomes in Arlington top out at 1.3-1.4 and they are larger than what could get built on most LV lots.

Missing Middle is not about replicating existing townhouses but creating townhouses in single family neighborhoods . You may not be able to sell a townhouse at $1.3M without a garage in Ballston, but if someone can but a $1.3M townhouse in the heart of Lyon Village without a garage, you think they won’t buy it?

I really don’t. If you squeeze 3 garage-less townhouses onto the average LV lot, you’re going to be below 2000 SF without parking. I don’t think someone will pay 1.3M for that. You can pay 1.3 for a TH on the edge of LV- but still IN LV, and get more square footage plus a double garage.

I could be wrong, we won’t know until it happens. But I don’t see more than a duplex being feasible on those size lots.

Isn't the whole idea of the missing middle supposed to be that the townhouses will cost less than $1.3 million? You can get a $1.3 million house elsewhere in Arlington. The townhouses shouldn't have garages but should be more affordable for the teachers and firemen and hospital workers and their families who can't afford the $1.3 mil, no?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Any lawyers know if it will be possible to tie up MM in court?

Sort of like Lyon Village’s lawsuit to block affordable housing at the church? Lyon Village lost and there is no meaningful difference in that neighborhood. Lots of hysteria for nothing. MM is the same.

The church is on the edge of Lyon Village. MM housing can be built on the H streets which are the most valuable in Lyon Village. BCN can now squeeze 3 townhouses on a lot rather than on house. Six cars instead of two and rental rather than owner occupied

Except they won’t because the only townhouses north of a million have a double garage underneath and you can’t fit 3 townhouses with double garages on the average Lyon Village lot. BCN’s model is the SFH and they are crushing it.

No garages in missing middle housing. Only a half a parking space per unit. Under missing middle housing, a builder can construct 3 townhouses on an 8,000 sq ft lot. You think some striver associate won’t pay $1.5 M to be on Hartford St with all the swells?

G*d, I hope so. But no, I don’t think that will happen. Missing Middle parking standards are minimums. The market will still dictate what gets built. You need a garage for a townhouse at that price point. The luxury townhomes in Arlington top out at 1.3-1.4 and they are larger than what could get built on most LV lots.

Missing Middle is not about replicating existing townhouses but creating townhouses in single family neighborhoods . You may not be able to sell a townhouse at $1.3M without a garage in Ballston, but if someone can but a $1.3M townhouse in the heart of Lyon Village without a garage, you think they won’t buy it?

I really don’t. If you squeeze 3 garage-less townhouses onto the average LV lot, you’re going to be below 2000 SF without parking. I don’t think someone will pay 1.3M for that. You can pay 1.3 for a TH on the edge of LV- but still IN LV, and get more square footage plus a double garage.

I could be wrong, we won’t know until it happens. But I don’t see more than a duplex being feasible on those size lots.

Isn't the whole idea of the missing middle supposed to be that the townhouses will cost less than $1.3 million? You can get a $1.3 million house elsewhere in Arlington. The townhouses shouldn't have garages but should be more affordable for the teachers and firemen and hospital workers and their families who can't afford the $1.3 mil, no?

That's how they originally tried to sell it, but no. Two townhouses on a lot where they could build a $2.7 mil new build in Lyon Village are going to cost at least $1.3 each. Otherwise they'll just build the SFH. The whole affordable housing angle is a crock. Now they are saying missing middle just refers to mid-size housing types and has nothing to do with income.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Any lawyers know if it will be possible to tie up MM in court?

Sort of like Lyon Village’s lawsuit to block affordable housing at the church? Lyon Village lost and there is no meaningful difference in that neighborhood. Lots of hysteria for nothing. MM is the same.

The church is on the edge of Lyon Village. MM housing can be built on the H streets which are the most valuable in Lyon Village. BCN can now squeeze 3 townhouses on a lot rather than on house. Six cars instead of two and rental rather than owner occupied

Except they won’t because the only townhouses north of a million have a double garage underneath and you can’t fit 3 townhouses with double garages on the average Lyon Village lot. BCN’s model is the SFH and they are crushing it.

No garages in missing middle housing. Only a half a parking space per unit. Under missing middle housing, a builder can construct 3 townhouses on an 8,000 sq ft lot. You think some striver associate won’t pay $1.5 M to be on Hartford St with all the swells?

G*d, I hope so. But no, I don’t think that will happen. Missing Middle parking standards are minimums. The market will still dictate what gets built. You need a garage for a townhouse at that price point. The luxury townhomes in Arlington top out at 1.3-1.4 and they are larger than what could get built on most LV lots.

Missing Middle is not about replicating existing townhouses but creating townhouses in single family neighborhoods . You may not be able to sell a townhouse at $1.3M without a garage in Ballston, but if someone can but a $1.3M townhouse in the heart of Lyon Village without a garage, you think they won’t buy it?

I really don’t. If you squeeze 3 garage-less townhouses onto the average LV lot, you’re going to be below 2000 SF without parking. I don’t think someone will pay 1.3M for that. You can pay 1.3 for a TH on the edge of LV- but still IN LV, and get more square footage plus a double garage.

I could be wrong, we won’t know until it happens. But I don’t see more than a duplex being feasible on those size lots.

So we will just double instead of triple the number of cars and schools kids? Cool.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Any lawyers know if it will be possible to tie up MM in court?

Sort of like Lyon Village’s lawsuit to block affordable housing at the church? Lyon Village lost and there is no meaningful difference in that neighborhood. Lots of hysteria for nothing. MM is the same.

The church is on the edge of Lyon Village. MM housing can be built on the H streets which are the most valuable in Lyon Village. BCN can now squeeze 3 townhouses on a lot rather than on house. Six cars instead of two and rental rather than owner occupied

Except they won’t because the only townhouses north of a million have a double garage underneath and you can’t fit 3 townhouses with double garages on the average Lyon Village lot. BCN’s model is the SFH and they are crushing it.

No garages in missing middle housing. Only a half a parking space per unit. Under missing middle housing, a builder can construct 3 townhouses on an 8,000 sq ft lot. You think some striver associate won’t pay $1.5 M to be on Hartford St with all the swells?

G*d, I hope so. But no, I don’t think that will happen. Missing Middle parking standards are minimums. The market will still dictate what gets built. You need a garage for a townhouse at that price point. The luxury townhomes in Arlington top out at 1.3-1.4 and they are larger than what could get built on most LV lots.

Missing Middle is not about replicating existing townhouses but creating townhouses in single family neighborhoods . You may not be able to sell a townhouse at $1.3M without a garage in Ballston, but if someone can but a $1.3M townhouse in the heart of Lyon Village without a garage, you think they won’t buy it?

I really don’t. If you squeeze 3 garage-less townhouses onto the average LV lot, you’re going to be below 2000 SF without parking. I don’t think someone will pay 1.3M for that. You can pay 1.3 for a TH on the edge of LV- but still IN LV, and get more square footage plus a double garage.

I could be wrong, we won’t know until it happens. But I don’t see more than a duplex being feasible on those size lots.

So we will just double instead of triple the number of cars and schools kids? Cool.

I’m not saying it’s good or bad. I’m saying what I think will happen.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Any lawyers know if it will be possible to tie up MM in court?

Sort of like Lyon Village’s lawsuit to block affordable housing at the church? Lyon Village lost and there is no meaningful difference in that neighborhood. Lots of hysteria for nothing. MM is the same.

The church is on the edge of Lyon Village. MM housing can be built on the H streets which are the most valuable in Lyon Village. BCN can now squeeze 3 townhouses on a lot rather than on house. Six cars instead of two and rental rather than owner occupied

Except they won’t because the only townhouses north of a million have a double garage underneath and you can’t fit 3 townhouses with double garages on the average Lyon Village lot. BCN’s model is the SFH and they are crushing it.

No garages in missing middle housing. Only a half a parking space per unit. Under missing middle housing, a builder can construct 3 townhouses on an 8,000 sq ft lot. You think some striver associate won’t pay $1.5 M to be on Hartford St with all the swells?

G*d, I hope so. But no, I don’t think that will happen. Missing Middle parking standards are minimums. The market will still dictate what gets built. You need a garage for a townhouse at that price point. The luxury townhomes in Arlington top out at 1.3-1.4 and they are larger than what could get built on most LV lots.

Missing Middle is not about replicating existing townhouses but creating townhouses in single family neighborhoods . You may not be able to sell a townhouse at $1.3M without a garage in Ballston, but if someone can but a $1.3M townhouse in the heart of Lyon Village without a garage, you think they won’t buy it?

I really don’t. If you squeeze 3 garage-less townhouses onto the average LV lot, you’re going to be below 2000 SF without parking. I don’t think someone will pay 1.3M for that. You can pay 1.3 for a TH on the edge of LV- but still IN LV, and get more square footage plus a double garage.

I could be wrong, we won’t know until it happens. But I don’t see more than a duplex being feasible on those size lots.

Isn't the whole idea of the missing middle supposed to be that the townhouses will cost less than $1.3 million? You can get a $1.3 million house elsewhere in Arlington. The townhouses shouldn't have garages but should be more affordable for the teachers and firemen and hospital workers and their families who can't afford the $1.3 mil, no?

I imagine the more missing middle will be built where land values are cheaper. This 2 million dollar house on an 8000+ lot on Carlin springs has been sitting for a while. Seems like a decent place to build 3 townhouses at 750k+

https://www.redfin.com/VA/Arlington/5205-N-Carlin-Springs-Rd-22203/home/11243029

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Any lawyers know if it will be possible to tie up MM in court?

Sort of like Lyon Village’s lawsuit to block affordable housing at the church? Lyon Village lost and there is no meaningful difference in that neighborhood. Lots of hysteria for nothing. MM is the same.

The church is on the edge of Lyon Village. MM housing can be built on the H streets which are the most valuable in Lyon Village. BCN can now squeeze 3 townhouses on a lot rather than on house. Six cars instead of two and rental rather than owner occupied

Except they won’t because the only townhouses north of a million have a double garage underneath and you can’t fit 3 townhouses with double garages on the average Lyon Village lot. BCN’s model is the SFH and they are crushing it.

No garages in missing middle housing. Only a half a parking space per unit. Under missing middle housing, a builder can construct 3 townhouses on an 8,000 sq ft lot. You think some striver associate won’t pay $1.5 M to be on Hartford St with all the swells?

G*d, I hope so. But no, I don’t think that will happen. Missing Middle parking standards are minimums. The market will still dictate what gets built. You need a garage for a townhouse at that price point. The luxury townhomes in Arlington top out at 1.3-1.4 and they are larger than what could get built on most LV lots.

Missing Middle is not about replicating existing townhouses but creating townhouses in single family neighborhoods . You may not be able to sell a townhouse at $1.3M without a garage in Ballston, but if someone can but a $1.3M townhouse in the heart of Lyon Village without a garage, you think they won’t buy it?

I really don’t. If you squeeze 3 garage-less townhouses onto the average LV lot, you’re going to be below 2000 SF without parking. I don’t think someone will pay 1.3M for that. You can pay 1.3 for a TH on the edge of LV- but still IN LV, and get more square footage plus a double garage.

I could be wrong, we won’t know until it happens. But I don’t see more than a duplex being feasible on those size lots.

I have at 50 ft wide lot in LV, at about 5800 sq ft. Width of house is about 32 feet. Even with no driveway I don’t think you can build three townhouses unless you make them less than 15 ft wide (which is narrow even by NYC standards). Duplexes seem more likely.

I’m that PP and yep, we are on the same page. I think your lot is very typical of LV and plenty of lots are even smaller. A townhouse that could actually sell won’t fit. I don’t even really think a triplex is viable- it would involve a seriously fiddly feat of architecture. Maybe there will be duplexes in LV, and either way I think this whole initiative forces the prices of SFHs higher.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Any lawyers know if it will be possible to tie up MM in court?

Sort of like Lyon Village’s lawsuit to block affordable housing at the church? Lyon Village lost and there is no meaningful difference in that neighborhood. Lots of hysteria for nothing. MM is the same.

The church is on the edge of Lyon Village. MM housing can be built on the H streets which are the most valuable in Lyon Village. BCN can now squeeze 3 townhouses on a lot rather than on house. Six cars instead of two and rental rather than owner occupied

Except they won’t because the only townhouses north of a million have a double garage underneath and you can’t fit 3 townhouses with double garages on the average Lyon Village lot. BCN’s model is the SFH and they are crushing it.

No garages in missing middle housing. Only a half a parking space per unit. Under missing middle housing, a builder can construct 3 townhouses on an 8,000 sq ft lot. You think some striver associate won’t pay $1.5 M to be on Hartford St with all the swells?

G*d, I hope so. But no, I don’t think that will happen. Missing Middle parking standards are minimums. The market will still dictate what gets built. You need a garage for a townhouse at that price point. The luxury townhomes in Arlington top out at 1.3-1.4 and they are larger than what could get built on most LV lots.

Missing Middle is not about replicating existing townhouses but creating townhouses in single family neighborhoods . You may not be able to sell a townhouse at $1.3M without a garage in Ballston, but if someone can but a $1.3M townhouse in the heart of Lyon Village without a garage, you think they won’t buy it?

I really don’t. If you squeeze 3 garage-less townhouses onto the average LV lot, you’re going to be below 2000 SF without parking. I don’t think someone will pay 1.3M for that. You can pay 1.3 for a TH on the edge of LV- but still IN LV, and get more square footage plus a double garage.

I could be wrong, we won’t know until it happens. But I don’t see more than a duplex being feasible on those size lots.

I have at 50 ft wide lot in LV, at about 5800 sq ft. Width of house is about 32 feet. Even with no driveway I don’t think you can build three townhouses unless you make them less than 15 ft wide (which is narrow even by NYC standards). Duplexes seem more likely.

Your lot is too small. MM needs an 8000 sq ft lot for 3 townhouses. Lots under 6000 sq ft would be for duplexes. Fortunately, BCN has o effected the high end duplex market with the set he built on Wakefield St. He can easily repeat them in Lyon Village.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Any lawyers know if it will be possible to tie up MM in court?

Sort of like Lyon Village’s lawsuit to block affordable housing at the church? Lyon Village lost and there is no meaningful difference in that neighborhood. Lots of hysteria for nothing. MM is the same.

The church is on the edge of Lyon Village. MM housing can be built on the H streets which are the most valuable in Lyon Village. BCN can now squeeze 3 townhouses on a lot rather than on house. Six cars instead of two and rental rather than owner occupied

Except they won’t because the only townhouses north of a million have a double garage underneath and you can’t fit 3 townhouses with double garages on the average Lyon Village lot. BCN’s model is the SFH and they are crushing it.

No garages in missing middle housing. Only a half a parking space per unit. Under missing middle housing, a builder can construct 3 townhouses on an 8,000 sq ft lot. You think some striver associate won’t pay $1.5 M to be on Hartford St with all the swells?

G*d, I hope so. But no, I don’t think that will happen. Missing Middle parking standards are minimums. The market will still dictate what gets built. You need a garage for a townhouse at that price point. The luxury townhomes in Arlington top out at 1.3-1.4 and they are larger than what could get built on most LV lots.

Missing Middle is not about replicating existing townhouses but creating townhouses in single family neighborhoods . You may not be able to sell a townhouse at $1.3M without a garage in Ballston, but if someone can but a $1.3M townhouse in the heart of Lyon Village without a garage, you think they won’t buy it?

I really don’t. If you squeeze 3 garage-less townhouses onto the average LV lot, you’re going to be below 2000 SF without parking. I don’t think someone will pay 1.3M for that. You can pay 1.3 for a TH on the edge of LV- but still IN LV, and get more square footage plus a double garage.

I could be wrong, we won’t know until it happens. But I don’t see more than a duplex being feasible on those size lots.

I have at 50 ft wide lot in LV, at about 5800 sq ft. Width of house is about 32 feet. Even with no driveway I don’t think you can build three townhouses unless you make them less than 15 ft wide (which is narrow even by NYC standards). Duplexes seem more likely.

Your lot is too small. MM needs an 8000 sq ft lot for 3 townhouses. Lots under 6000 sq ft would be for duplexes. Fortunately, BCN has o effected the high end duplex market with the set he built on Wakefield St. He can easily repeat them in Lyon Village.

Thank you for your comment which added nothing. Everyone has already come to the conclusion that high-end duplexes could be built.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Any lawyers know if it will be possible to tie up MM in court?

Sort of like Lyon Village’s lawsuit to block affordable housing at the church? Lyon Village lost and there is no meaningful difference in that neighborhood. Lots of hysteria for nothing. MM is the same.

The church is on the edge of Lyon Village. MM housing can be built on the H streets which are the most valuable in Lyon Village. BCN can now squeeze 3 townhouses on a lot rather than on house. Six cars instead of two and rental rather than owner occupied

Except they won’t because the only townhouses north of a million have a double garage underneath and you can’t fit 3 townhouses with double garages on the average Lyon Village lot. BCN’s model is the SFH and they are crushing it.

No garages in missing middle housing. Only a half a parking space per unit. Under missing middle housing, a builder can construct 3 townhouses on an 8,000 sq ft lot. You think some striver associate won’t pay $1.5 M to be on Hartford St with all the swells?

G*d, I hope so. But no, I don’t think that will happen. Missing Middle parking standards are minimums. The market will still dictate what gets built. You need a garage for a townhouse at that price point. The luxury townhomes in Arlington top out at 1.3-1.4 and they are larger than what could get built on most LV lots.

Missing Middle is not about replicating existing townhouses but creating townhouses in single family neighborhoods . You may not be able to sell a townhouse at $1.3M without a garage in Ballston, but if someone can but a $1.3M townhouse in the heart of Lyon Village without a garage, you think they won’t buy it?

I really don’t. If you squeeze 3 garage-less townhouses onto the average LV lot, you’re going to be below 2000 SF without parking. I don’t think someone will pay 1.3M for that. You can pay 1.3 for a TH on the edge of LV- but still IN LV, and get more square footage plus a double garage.

I could be wrong, we won’t know until it happens. But I don’t see more than a duplex being feasible on those size lots.

I have at 50 ft wide lot in LV, at about 5800 sq ft. Width of house is about 32 feet. Even with no driveway I don’t think you can build three townhouses unless you make them less than 15 ft wide (which is narrow even by NYC standards). Duplexes seem more likely.

Your lot is too small. MM needs an 8000 sq ft lot for 3 townhouses. Lots under 6000 sq ft would be for duplexes. Fortunately, BCN has o effected the high end duplex market with the set he built on Wakefield St. He can easily repeat them in Lyon Village.

Maybe. You’re still dealing with the highest priced real estate in all of Arlington on a square footage basis in that neighborhood. Nobody on either side of this issue can say what will happen.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Any lawyers know if it will be possible to tie up MM in court?

Sort of like Lyon Village’s lawsuit to block affordable housing at the church? Lyon Village lost and there is no meaningful difference in that neighborhood. Lots of hysteria for nothing. MM is the same.

The church is on the edge of Lyon Village. MM housing can be built on the H streets which are the most valuable in Lyon Village. BCN can now squeeze 3 townhouses on a lot rather than on house. Six cars instead of two and rental rather than owner occupied

Except they won’t because the only townhouses north of a million have a double garage underneath and you can’t fit 3 townhouses with double garages on the average Lyon Village lot. BCN’s model is the SFH and they are crushing it.

No garages in missing middle housing. Only a half a parking space per unit. Under missing middle housing, a builder can construct 3 townhouses on an 8,000 sq ft lot. You think some striver associate won’t pay $1.5 M to be on Hartford St with all the swells?

G*d, I hope so. But no, I don’t think that will happen. Missing Middle parking standards are minimums. The market will still dictate what gets built. You need a garage for a townhouse at that price point. The luxury townhomes in Arlington top out at 1.3-1.4 and they are larger than what could get built on most LV lots.

Missing Middle is not about replicating existing townhouses but creating townhouses in single family neighborhoods . You may not be able to sell a townhouse at $1.3M without a garage in Ballston, but if someone can but a $1.3M townhouse in the heart of Lyon Village without a garage, you think they won’t buy it?

I really don’t. If you squeeze 3 garage-less townhouses onto the average LV lot, you’re going to be below 2000 SF without parking. I don’t think someone will pay 1.3M for that. You can pay 1.3 for a TH on the edge of LV- but still IN LV, and get more square footage plus a double garage.

I could be wrong, we won’t know until it happens. But I don’t see more than a duplex being feasible on those size lots.

I have at 50 ft wide lot in LV, at about 5800 sq ft. Width of house is about 32 feet. Even with no driveway I don’t think you can build three townhouses unless you make them less than 15 ft wide (which is narrow even by NYC standards). Duplexes seem more likely.

Your lot is too small. MM needs an 8000 sq ft lot for 3 townhouses. Lots under 6000 sq ft would be for duplexes. Fortunately, BCN has o effected the high end duplex market with the set he built on Wakefield St. He can easily repeat them in Lyon Village.

Thank you for your comment which added nothing. Everyone has already come to the conclusion that high-end duplexes could be built.

Uh, you said our lot was about 5800 sq ft and that "I don't think you can build three townhouses). I agreed with your comment by pointing out that MM study said that 8,000 sq ft lot was needed for 3 townhouses. Why so snotty to someone who agreed with you? It is only because you didn't marry well enough to have a larger lot in Lyon Village?

[Anonymous]

Well, it’s voting time. For those unhappy with the missing middle proposals, is Clement the only choice? And what differentiates Ferranti from Theo, really?

[Anonymous]

Anonymous wrote:Well, it’s voting time. For those unhappy with the missing middle proposals, is Clement the only choice? And what differentiates Ferranti from Theo, really?

No fan of deFerranti but he has a wealthy wife and a nice, new home in Arlington so he can devote all of his time to the ACB. Adam Theo McCellan uses his middle name as a surname because his incarceration records are easy to find on Google. He is a “consultant.” He is the YIMBY candidate and also favors rank choice voting, the next divisive issue in Arlington. Audrey Clement is a long time candidate for different offices. Many anti MM residents say they are voting for Clement as a protest vote. Many pro MM residents, particularly young renters, say they will vote for Theo, believing that they can buy a $500,000 2 bedroom 2 bath in a quad plex in one of the popular single family neighborhoods

DeFerranti will probably win but there will be more protest votes than usual.

[Anonymous]

Is MM really happening??? This is like the streetcar, only loaded with TNT mad on fire…

[Anonymous]

Anonymous wrote:

Anonymous wrote:Well, it’s voting time. For those unhappy with the missing middle proposals, is Clement the only choice? And what differentiates Ferranti from Theo, really?

No fan of deFerranti but he has a wealthy wife and a nice, new home in Arlington so he can devote all of his time to the ACB. Adam Theo McCellan uses his middle name as a surname because his incarceration records are easy to find on Google. He is a “consultant.” He is the YIMBY candidate and also favors rank choice voting, the next divisive issue in Arlington. Audrey Clement is a long time candidate for different offices. Many anti MM residents say they are voting for Clement as a protest vote. Many pro MM residents, particularly young renters, say they will vote for Theo, believing that they can buy a $500,000 2 bedroom 2 bath in a quad plex in one of the popular single family neighborhoods

DeFerranti will probably win but there will be more protest votes than usual.

So basically a bunch of dudes. A crazy woman who looks older than my 88 year old grandmother but thinks she can pass for 52. A criminal. And a rich guy who is playing politics because he’s bored.