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Affordable Housing in Arlington

Affordable Housing in Arlington. Dept. of Community Planning, Housing and Development Housing Division October, 2010. Presentation Summary. Arlington Profile Housing Goals and Targets Affordable Housing Tools Green Housing Iniatives The Politics of Affordable Housing Outcomes.

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Affordable Housing in Arlington

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  1. Affordable Housing in Arlington Dept. of Community Planning, Housing and Development Housing Division October, 2010

  2. Presentation Summary • Arlington Profile • Housing Goals and Targets • Affordable Housing Tools • Green Housing Iniatives • The Politics of Affordable Housing • Outcomes

  3. Profile - Ideal Location • Population – 213,300 • 25.8 Square Miles

  4. M Lower Density Zoning M Lower Density Zoning M M M Profile - Arlington’s Urban Village

  5. Profile - Arlington, Virginia • High median income • $102,383 (household) • 70% of adults have bachelor degrees • 35% of residents are minorities or multi-racial • Approximately 25% are Immigrants • 32% of students receive free/reduced lunch benefit • Waiting List for the Housing Choice Voucher (over 700 households on list, approx. 230 vouchers issued per year)

  6. Housing Goals and Targets • No net loss of committed affordable units (CAFs) and maintain supply of market rate affordable housing • Target - 400 news CAFs/year • On average, creating about 250 CAFs/year • From 2000 to 2008, CAFs increased by 66%

  7. Housing Goals and Targets • Reduce number of households in serious housing need (less than 40% AMI who pay more than 40% of income for rent) • Target – 25% of new CAFs reserved for households with incomes below 40% AMI • Distribute CAFs within projects, within neighborhood, throughout County • Target – In 2/3 of new CAF projects, less than half units serve 60% AMI households

  8. Housing Goals and Targets • Increase number of units with two or more bedrooms • Target – 50% of new CAFs are two bedrooms or greater • Balance support for elderly and persons with disabilities with the housing needs of families and children • Target – Provide assistance to priority households in following proportions – 65% to families with children, 20% for elderly, 15% for persons with disabilities

  9. Housing Goals and Targets • Increase homeownership rate for all households including low and moderate income • Target – Assist 50 households/year at 80% AMI become homeowners • Eliminate housing discrimination • Target – Reduce all indications of housing discrimination to zero

  10. Housing Goals and Targets • Ensure safe and decent housing • Target – Ensure 100% of multi-family rental housing units have no major violations that aren’t corrected within standard time permitted • Provide efficient and effective housing services

  11. Affordable Housing ToolsMixed-Income Vision • Plans • Ft. Myer Heights North, Columbia Pike, Crystal City • Capital subsidies • AHIF and other sources • Rent subsidies • Housing Grants and Housing Choice Vouchers • Tax Policy • Partial exemption on real estate assessments • Density – Planning and Zoning • The “Affordable Housing Ordinance” • Bonus Density • Special Affordable Housing Protection District • Others

  12. Affordable Housing Tools Density – Planning and Zoning • The Affordable Housing Ordinance • Developed through extensive stakeholder discussion and negotiation process • Developer chooses whether to provide a cash contribution or to provide units using a percent of the increased gross floor area (GFA) above 1.0 Floor Area Ratio (FAR) • Bonus Density • Incentive to provide affordable units in high-rises • Up to 25% increase in density • Allows both market and affordable units

  13. Affordable Housing Tools Density – Planning and Zoning • Special Affordable Housing Protection District • Applies to sites near Metro with an increase in density up to or over 3.24 FAR • Involves 1:1 replacement of existing affordable units • Replacement is for # of bedrooms, not units • Other tools • Use permit • GLUP change • Rezoning • Unused density, shift of density • Transfer of development rights (TDR) • Bonus FAR • County credit support

  14. Green Housing Initiatives • EarthCraft Appliances • Virginia Housing Development Authority (VHDA) tax credit incentives • Example - Columbia Grove saves $24,000 annually from low flow water fixtures • County – Site Plan • Bonus density for green building • Parc Rosslyn (LEED – Silver) has efficient windows, green roof, on-demand water heaters, among other features • Other – Fresh AIRE • Department of Environmental Services (DES) - education, capacity building, best practices

  15. The Politics of Affordable Housing The Public Process of Building – The Jordan

  16. …As Part of the Re-Development of the old Bob Peck Chevrolet Site The Politics of Affordable Housing

  17. New Plans: Bigger The Politics of Affordable Housing The Jordan N. Glebe Road Wilson Blvd.

  18. … and Taller The Politics of Affordable Housing The Jordan

  19. Site Plan Changes The Politics of Affordable Housing An open process and public discussion. “The Arlington Way"

  20. Steps in the Public Process The Politics of Affordable Housing Neighborhood Input The Site Plan Review Committee Meetings, meetings, meetings… Change, change, change… Concessions to the neighborhood and the County Various Commissions Review and Comment

  21. Common Concerns The Politics of Affordable Housing • Design and scale compatible with other neighborhood buildings • Traffic and parking • Who will live there? NIMBYism

  22. County Board Decision Model The Politics of Affordable Housing The County Board reviews reports and input from: • County Staff • Civic Associations • Concerned Citizens and neighbors • Planning Commission • Site Plan Review Committee • Transportation Commission • Housing Commission • Tenant Landlord Commission

  23. Final Decision The Politics of Affordable Housing The entire process to approve the design and the financing for The Jordan took 18 months. Is it worth it?

  24. YES! • Better Housing = • Better Lives • & Brighter Futures

  25. Outcomes • Revolving loan portfolio • Over $80 million total • Annually, $17-$20 mil in new loans from • New resources • Loan repayments • Developer contributions • Developer contributions since 1987 • Over $18 million • 5:1 leverage ratio of non-County to County dollars

  26. Outcomes • 6,000 CAFs developed or preserved since 1978 • 14.5% of rental stock • Over 500 committed affordable owner units • All public-private partnerships • No Housing Authority

  27. Outcomes Buckingham Villages Parc Rosslyn

  28. Awards • Environmental Protection Agency (EPA) • Smart Growth • American Planning Association (APA) • Great Streets - Clarendon and Wilson Blvds. • Washington Area Housing Partnership (WAHP) • Monterey Apartments and Sierra Condominium • Creative affordable housing tools • Other awards for plans, reports, developments from • National Association of Counties • National Association for County, Community & Economic Development (NACCED)

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