On The Job 2: The Missing 8
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On the Job 2: The Missing 8
The draft framework proposes the same approval process for missing middle housing types as for single-detached housing. Building applications that meet all applicable zoning requirements would be approved administratively (by-right) and would not require public hearings, review by the SPRC or Planning Commission, or action by the County Board. (Response added 5-13-2022)
New standards would be established for maximum building floor area and parking. For missing middle housing types, a new standard would set a maximum building floor area (i.e. total square footage of all floors). This standard is intended to encourage construction of smaller, less costly units and reduced impervious surface and to ensure the scale of new housing types is comparable to single-detached housing.
Another new standard that would apply to missing middle housing is on-site parking requirements. Minimum parking requirements would be reduced from 1 space per unit to 0.5 spaces per unit. So, for example, a fourplex (building with 4 housing units) would only be required to provide 2 spaces, though a builder might choose to provide more spaces based on market demand.
Just as single-detached housing can be occupied by either an owner or a renter, missing middle housing types could be either. There could also be situations where a homeowner lives in one unit within a building and rents the other unit(s) within the same building.
The draft framework proposes to maintain the same single-detached main building footprint standards for missing middle housing. Lot consolidation would not be prohibited, but it may not be likely due to these maximum building footprint requirements. Because of these requirements, a builder can almost always build more total square footage on two lots than on a single lot.
Developers/builders have an established track record with building single-detached housing within Arlington, and builders who are unfamiliar with housing types that are not allowed today may be less willing to take on the added complexity and risk . Additionally missing middle housing has inherent economic disadvantages, compared to single-detached, including:
The experiences of other jurisdictions that have allowed for missing middle have indicated that even with incentives to build missing middle housing, builders have continued to primarily build single-detached houses.
Adding an affordability requirement, such as requiring that some units be sold or rented at prices below market rate, would negatively impact profitability and create a strong economic disincentive for homebuilders to choose missing middle development over single-detached development. This would likely result in little to no missing middle housing would be built and would not contribute towards the study goals to increase the housing supply and expand the range of housing options available.
The Draft Framework proposes a by-right approval process for missing middle housing types to support construction of these new choices rather than the lucrative single household development option. As a result, because state code sets minimum tree canopy requirements based on the number of dwelling units per acre, the minimum canopy requirements for missing middle housing types would likely be 10% or 15%.
Even though Arlington cannot impose more stringent tree conservation or planting requirements, the missing middle housing type building design analysis demonstrates that tree canopy of 20% to 50% on individual lots is achievable, if the builder or a subsequent property owner chooses to exceed the minimum requirement. This is because current setback and lot coverage standards for single-detached houses are proposed to apply to missing middle housing.
Through the Forestry and Natural Resources Plan, the County will investigate all tools, from regulation to incentives, to realize the tree canopy goals of 40% across Arlington. The capacity of missing middle housing to provide the potential tree canopy of up to 50% on a lot retains the ability to continue to meet that canopy target through conservation of existing trees and planting beyond the regulatory requirements.
While it is not possible under current state code to require tree canopy that exceed the percentages indicated above, amending the Zoning Ordinance to allow for missing middle housing types would not change the current 20% canopy requirement for single-detached development in these zones.
Individual missing middle housing units would be smaller and typically use less energy, per household, than larger single-detached housing. Single-detached development is 23% of all housing within Arlington but accounts for 36% of residential energy consumption, while multi-family development is 71% of housing and accounts for 47% of residential energy consumption (Arlington County Building Energy Study, 2015). Green building certification programs, such as Earthcraft, Arlington Green Home Choice, ENERGY STAR, or LEED, are voluntary and cannot be required for by-right development in the state of Virginia. However, many builders working in Arlington County have experience in building energy-efficient homes, which can be constructed for little to no additional cost compared to a code-built home. Energy-efficient homes will also save residents money over the life of the home through reduced energy bills.
Furthermore, while missing middle housing growth is expected to be gradual and dispersed across the County, not causing any water/sewer issues, new residential dwelling units are required to pay fees for each fixture that is added to the County's water and sewer network. The County uses these funds to make localized improvements in the event a neighborhood's demand exceeds capacity.
The greatest concern about neighborhood change from an equity perspective is the risk of displacement when properties redevelop, and renters are forced to relocate. However, the Draft Framework is proposed for R-5 to R-20 zones, and rental rates are lower in these areas than Countywide. Fifteen percent of housing in R-5 to R-20 zones is rental, compared to 62% county-wide. As a result, the displacement risk is lower in zoning districts proposed for missing middle housing than in other areas, and renters in these areas are already at risk for displacement from redevelopment that is occurring under current zoning regulations. Furthermore, if rental properties redevelop in the R-5 to R-20 zones, the Draft Framework would enable multiplexes in areas that currently only allow more costly single-detached housing. The Draft Framework could offer new rental opportunities and greater opportunity for renters to remain in their neighborhood rather than moving elsewhere to find lower cost housing options.
Plan Langston Boulevard will result in a plan for the core study area directly adjacent to the Langston Boulevard corridor. The Missing Middle Housing Study will result in recommendations and potentially new policies and zoning regulations for areas outside of the Langston Boulevard core study area. The study team is currently exploring whether Missing Middle Housing Study recommendations should apply to other areas within adopted special planning districts, or if these areas should be excluded from new missing middle housing tools, to ensure that properties within these special planning areas remain encouraged to follow area-specific adopted plans and policies.
Example 4: A normally reliable secretary with diabetes has been coming to work late and missing deadlines. The supervisor observed these changes soon after the secretary started going to law school in the evenings. The supervisor can ask the secretary why his performance has declined but may not ask him about his diabetes unless there is objective evidence that his poor performance is related to his medical condition.
EAST POINT, Ga. - Two business partners have been missing for a week. Jason Salter and Kenny Guerra were last seen Saturday in East Point. The following weekend, their friends and family set out on foot to help find them.
The second factor contributing to the labor supply shortfall is slower growth in the working-age population. The combination of a plunge in net immigration and a surge in deaths during the pandemic probably accounts for about 1-1/2 million missing workers.11
Portable ladders with structural defects, such as, but not limited to, broken or missing rungs, cleats, or steps, broken or split rails, corroded components, or other faulty or defective components, shall either be immediately marked in a manner that readily identifies them as defective, or be tagged with "Do Not Use" or similar language, and shall be withdrawn from service until repaired.
Sir my d.ob is 28-10-1076 ,i m facing multiple challenges & my planning not working, i am struggling to get foothold with any job but its not happening & i wish to get a Invitation for PR to Canada ,but not happening, delay is too much..please tell me as wjat ate missing numbers & what shall i do to ensure i reach my destiny and will i be able yo migrate ,a simple Calculation by when
Hello Sir,In my Lu Shu Grid, Number 4,5 and 6 is missing. But when I calculate my name M(adhuri) total is 5. As I saw your remedies for missing number 4 we have to use wood pen or pencil and for number 6 we have to use "Watch with golden chain.
One of the priorities for Graduation Walk was originally to determine the reasons students are missing school on a regular basis. Although every student has his or her own story, these reasons stood out:
For convenience, you may choose to automatically delete jobs with missing models by setting your job's deleteWhenMissingModels property to true. When this property is set to true, Laravel will quietly discard the job without raising an exception: 041b061a72