Housing Conservation District Advisory Group Inaugural Meeting January 31, 2018
Welcome and Thank You! Purpose of the HCDAG: Help County staff assess and refine proposed Housing Conservation District incentives. Share unique perspectives and viewpoints. Help update stakeholder groups and organizations on ongoing HCD implementation efforts. 2
Outline for the Evening Welcome and Introductions Recap on Phase I HCD Efforts Overview of Phase II HCD Efforts Roundtable Workshop Wrap-Up 3
Background County has a diminishing supply of housing affordable to households earning up to 60% of area median income (AMI). Housing is affordable when a household must spend no more than 30% of its income on rent/mortgage and utility expenses. There are different types of affordable housing: Committed Affordable Housing (CAF) Housing is guaranteed to remain affordable owing to government intervention/regulation Units typically affordable up to 60% AMI Market-Rate Affordable Housing (MARK) Market can only command affordable rents Not implicit that lower- or moderate-income residents occupy these units No guarantee they will remain affordable 4
AMI Reference Tables Low Moderate Middle 0% 60% 80% 120% Household Size Household Incomes at 60% and 80% of AMI (2017) 60% AMI 80% AMI 1 person $46,380 $61,840 2 person $52,980 $70,640 3 person $59,580 $79,440 4 person $66,180 $88,240 5 person $71,520 $95,360 Affordable Rent Limits at 60% and 80% of Area Median Income (2017) Unit Size 60% 80% AMI AMI Efficiency $1,159 $1,546 1 $1,242 $1,656 2 $1,489 $1,986 3 $1,721 $2,295 4 $1,920 $2,560 5
Comprehensive Plan Guidance Affordable Housing Master Plan (AHMP) Objective 1.1: Produce and preserve a sufficient supply of affordable rental housing to meet current and future needs. 1.1.1: Encourage the construction and preservation of affordable rental housing through land use/zoning policy, financial and technical assistance. 1.1.3: Make every reasonable effort to prevent the loss of market-rate affordable rental housing. 1.1.4: Encourage and incentivize the distribution of affordable housing throughout the County. General Land Use Plan Preserve and enhance existing single family and apartment neighborhoods. 6
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Affordable Housing Units Poverty Rates by Census Tracts MARKs Report 20,000 18,000 Affordable Housing Supply 2000-2016 - Countywide MARKs up to 60% AMI 16,000 14,000 12,000 MARKs from 60% to 80% AMI 10,000 8,000 6,000 4,000 2,000 0 Committed Affordable 2,780 Presented to County Board in April 2017 Concentrated on apartment neighborhoods outside sector and area plan boundaries 7
MARKs Report Findings 163 apartment buildings/complexes Found in areas with particular characteristics: Located further from Metro stations Over 90% in RA multiple-family zoning districts Found in buildings with particular characteristics: Aging Zoning non-conforming Often historically-significant Garden-style apartments Report recommended creation of a new General Land Use Plan special district 8
2017: Developing a Housing Conservation District Poverty Rates by Census Tracts The Housing Conservation District envisions the retention of affordable housing resources through special zoning and financing incentives to be made available within district boundaries HCD targeted at areas that continue to possess market-rate affordable housing resources and that are planned and zoned to support multiplefamily housing in the future County Board recognized unusual and pressing need to respond to the rapid decline of market-rate affordable housing units Overall project was divided into two phases 9
Phase I Summary Completed in December 2017 Established the Housing Conservation District through adoption of: A Housing Conservation District Policy Framework To guide Phase II development of HCD incentives A GLUP Amendment Laying out goals, objectives, and mapped boundaries for the district An AHMP Amendment Referencing the HCD as an implemented policy A Zoning Ordinance Amendment Requiring site plan approval for new townhouse development in the HCD 10
Adopted HCD Goals Implement the Affordable Housing Master Plan via the General Land Use Plan Encourage the retention and renovation of existing rental affordable housing units Provide opportunities for the creation of new affordable units (either rental or ownership) when redevelopment occurs Maintain the character of established multiple-family areas, considering historic buildings, tree canopies, mix of affordability, and mix of rental vs. ownership housing Signal that a variety of tools are available to achieve the above, including removing zoning barriers to reinvestment 11
Adopted HCD Objectives Preserve market-rate affordable housing up to 80% of AMI Provide committed affordable (CAF) rental housing up to 60% and 80% of AMI Provide ownership housing between 80% and 120% AMI Preserve buildings listed on the Historic Resources Inventory (HRI) or National Register Incorporate sustainable building practices Encourage renovation and infill development while accommodating redevelopment Ensure projects are compatible to their surroundings Ensure any new density can be supported by existing infrastructure, including the transit network Encourage the creation of underrepresented housing forms 12
Where is the HCD? LEEWAY OVERLEE WESTOVER WAVERLY HILLS JOHN M. LANGSTON - GLEBEWOOD NORTH HIGHLANDS LEGEND Housing Conservation District Sector and Area Plan Boundaries Established Planning Corridors PENROSE JEFFERSON DAVIS CORRIDOR ARLINGTON RIDGE LONG BRANCH CREEK SHIRLINGTON 13
How Were HCD Boundaries Determined? Poverty Rates by Census Tracts Criteria: Planned on the GLUP for Low-Medium and Medium Residential development; and Zoned RA14-26, RA8-18, or RA6-15 (multiple-family districts); and With two or more MARK buildings/complexes (or a single large complex). Additional Considerations: Include nearby Committed Affordable housing (CAFs) Exclude site plan-regulated properties Exclude townhouse development along the edges of multi-family districts Follow lot lines, roadways, natural barriers, zoning, and GLUP district boundaries Incorporate Lee Highway properties to at least provide interim incentives 14
Methodology in Practice Multiple MARKs Low-Medium GLUP RA14-26 Zoning Adopted Boundary Peripheral Townhouse Development Excluded 15
Framework Approach Limited Development Potential Rents Impacted By Age, Amenities, and Location Zoning Non-Conforming Conditions Historic Characteristics Affordable Housing Usually Requires Subsidy Neighborhood Contexts Townhouse Development Challenge: How to incentivize affordable housing while minimizing impacts to established, lower- and medium-density neighborhoods? Proposal: Allow for context-appropriate renovation, addition, infill, and redevelopment projects in exchange for affordable housing. Develop 3 tiers of incentives, each with a specific set of standards and appropriate review processes. 16
Three-Tier Approach TIER 1 Density Changes: May add new units if permitted by current zoning. RENOVATION MINOR ADDITION TIER 2 Density Changes: May add new units beyond what is permitted by current zoning. RENOVATION MINOR ADDITION ADDITION INFILL TIER 3 Density Changes: May add new units beyond what is permitted by current zoning. PARTIAL CONSERVATION / PARTIAL REDEVELOPMENT REDEVELOPMENT / NEW CONSTRUCTION 17
Our Work for Phase II Develop Tier 1, 2, and 3 zoning incentives Standards Review procedures Form and economic modeling Develop financing incentives Consider designating additional HCD areas Reassess policies for townhouse development Consider tie-ins to the missing middle Formulate a Housing Conservation District Plan 18
HCDAG Meeting Road Map General Focus Kick-Off and Intro to HCD Areas Tier 1 Tiers 2 and 3 Additional Areas to Consider Townhouse Development Refining Incentives Reviewing Staff Recommendations Final Updates 19
Additional Areas to Consider WAVERLY HILLS NORTH HIGHLANDS LEGEND LEEWAY OVERLEE JOHN M. LANGSTON- GLEBEWOOD WESTOVER BLUEMONT NORTHERN BALLSTON VIRGINIA SQUARE RADNOR HEIGHTS Housing Conservation District Areas for Potential Future Study Sector and Area Plan Boundaries Major Planning Corridors BUCKINGHAM PENROSE JEFFERSON DAVIS CORRIDOR ARLINGTON RIDGE- LONG BRANCH CREEK SHIRLINGTON 20
What is the Missing Middle? Refers both to affordability and building form Affordable to households earning between 80% and 120% of AMI Form is somewhere between a single-family detached home and a high-rise apartment building Garden apartments Manor apartments Townhomes Semi-detached homes Duplex, Triplex homes Bungalow courts Many examples in Arlington County 21
2018 Phase II Public Engagement Jan - Feb - Mar Apr - May - Jun Jul - Aug - Sep Oct - Nov - Dec Inform Analyze Draft/Final Recommendations Early Outreach Owners Tenants Civic Assoc. Presidents Informational Open Houses HCD Advisory Group to Staff Open House Updates & Ideas @ feedback @ feedback Focus Groups Updates and briefings with County Commissions Pre RTA Consultations RTA Board Action 22
Any General Questions? 23