Missing Middle Housing plans - ATAG’s crucial concerns!

In comments prepared for the local media, members of ATAG’s Core Group recently provided a clear picture of the potential devastation to the tree canopy in Arlington if the County report “Expanding Housing Choice Phase Two Analysis and Draft Framework” is adopted (released 4/28/22). A swift and strong response is urgently needed from concerned citizens. Here is the important information from ATAG’s comments that you need to know.

Arlington Tree Action Group welcomes any plan that safeguards the growth and maintenance of county tree canopy. At present, canopy is declining while impervious surface is expanding.  Both trends – even without the Missing Middle Housing Study (MMHS) goal of adding people and houses - are unsustainable. The Phase Two analysis is vague and noncommittal on how these trends will be reversed; indeed, the outline triggers concern they will accelerate. There are also significant inconsistencies in the report.

For example, on page 12, “Key Findings,” the report states “Applying single-detached standards to MMHS can minimize or eliminate environmental impacts, compared to status quo redevelopment.” Yet on page 23, “Opportunities and Impacts of Draft Framework: Growth Management,” the report states tree canopy of “20% to 50% is achievable,” but minimum canopy requirement set by state code would be “10% or 15% compared to 20% minimum for single-detached.” A 20% tree canopy minimum (as for single-detached today) is essential! Reducing it to a multi-family standard of 15% or a site plan standard of 10% automatically reduces the tree replacement rate and will fast-track tree loss. On page 27, “Areas of Future Study” offers a limp look at “policies to support tree canopy goals in R-5 to R-20 districts.”

Also concerning, the report does not point out the documented link between tree canopy and mitigating dire impacts of climate change. As recent United Nations reports warn, turning carbon sinks (canopy) into carbon sources (built areas) is disastrous. Indeed, this MMHS outline does not acknowledge all that trees do: cut energy use, reduce flooding, clean the air, promote mental and physical wellness; support wildlife; decrease crime; limit noise pollution, and more.

As the majority of our tree canopy resides in single-family zoned areas, and in our parks, we will be concerned at any plans that adversely impact either of these areas in terms of supporting mature trees going forward. Protecting healthy tree canopy must be paramount in the face of the climate crisis.