Housing Conserv rvation Dis istrict Community-wide Meeting June - - PowerPoint PPT Presentation

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Housing Conserv rvation Dis istrict Community-wide Meeting June - - PowerPoint PPT Presentation

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Housing Conserv rvation Dis istrict Community-wide Meeting June 20, 2019 Agenda Overview of Housing Arlington and HCD Review of HCD Update Calvert Manor o Key Findings o Proposed Actions Zoning approach Financial tools o

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Housing Conserv rvation Dis istrict

Community-wide Meeting June 20, 2019

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Calvert Manor

Agenda

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  • Overview of Housing Arlington and HCD
  • Review of HCD Update
  • Key Findings
  • Proposed Actions

▪ Zoning approach ▪ Financial tools

  • Affordability requirements
  • Policy trade-offs
  • Review of Analysis / Case Study
  • Next Steps / Community Engagement Plan
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HOUSING ARLINGTON

housing.arlingtonva.us

Overview

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Overview

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TODAY 2040 1980

28,700

MORE HOUSEHOLDS

between now and 2040

[ ]

We’re Growing

2

Overview

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3

We’re Changing

Overview

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AVERAGE HOME VALUE (2019)

$658,600

AVERAGE 2-BEDROOM RENT (2018)

$2,500/mo

4

Costs are Rising

Overview

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TOTAL NEED

for households earning 60% or less of Area Median Income (AMI)

11,274

met

9,000+

unmet

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Supply is Tight

Overview

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Overview

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Overview

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Overview

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Overview

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Overview

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Overview

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Overview

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Overview

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Overview

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Calvert Manor

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Housing Conservation District (HCD)

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Calvert Manor

HCD Origins

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  • 2015 Affordable Housing Master Plan
  • 2017 MARKs Study
  • HCD areas were proposed based on
  • Presence of market-rate affordable housing

resources;

  • planned and zoned to support multiple-

family 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
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Calvert Manor

HCD – Phase I

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  • 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

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Calvert Manor

HCD Goals

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  • Encourage the retention and renovation of

existing rental affordable housing units;

  • Provide opportunities for the creation of new

affordable units when redevelopment occurs;

  • Maintain the character of established

multiple-family areas;

  • Signal that a variety of tools are available to

achieve the above.

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Calvert Manor

HCD

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  • HCD District covers 12

areas of the County

  • 6 of 12 areas along

Lee Highway

  • 163 multifamily

properties within HCD

  • Primarily properties with

MARKS (as of 2016)

  • Other adjacent

properties with similar form and characteristics that contribute to neighborhood form

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Calvert Manor

HCD – Phase II

Develop Implementation Tools

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  • Land Use Tools and Zoning Ordinance Amendments
  • Analyzed site conditions, development economics and zoning regulations
  • Evaluated housing typologies – existing and proposed
  • Tested different development scenarios against policy goals for form and affordability
  • Evaluated future review processes
  • Financial Tools
  • Evaluated different Tax incentives and exemptions
  • Considered AHIF usage
  • Review/Discussion with HCD Working Group and other stakeholders
  • Update Report
  • Document analysis
  • Key Findings
  • Proposed strategies and policy considerations
  • Proposed community engagement plan and timing
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Calvert Manor

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Discussion

1. Do you have other thoughts / ideas about how to preserve affordability in Arlington?

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Calvert Manor

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HCD Update Report

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Calvert Manor

HCD Update Report

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Key Findings:

  • The supply of market-rate affordable units (MARKs) is

dwindling

  • All existing MARKs cannot be preserved or replaced

3,152

8,122

5,000 10,000 15,000 20,000

2000 2005 2010 2015 2018

Housing Units

Year

MARKs Up to 60% of AMI CAFs

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Calvert Manor

HCD Update Report

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Key Findings (cont.):

  • HCD multi-family neighborhoods have a particular

character

  • County $$ is not enough

Staff Conclusion: Land use and financial tools are needed.

  • No one-size-fits all solution
  • There will be policy tradeoffs
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Calvert Manor

Preliminary Analysis Review

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Four HCD Areas have been examined in detail*:

  • Penrose
  • Westover
  • Spout Run / Lyon Village
  • North Highlands West

*These areas were studied because they contain a wide range of building and site typologies

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Poverty Rates by Census Tracts

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HCD Existing Conditions Analysis

400’

Block Pattern Lot Types Street Network Tree Canopy Also:

  • Building typologies
  • Height
  • Density
  • Transit access
  • Other
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Penrose – Existing Heights

25 - 45 feet 40 - 50 feet

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Calvert Manor

Analysis Review

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Existing Conditions Analysis Economic Analysis

To test feasibility and evaluate redevelopment considerations within new zoning parameters

Goals:

  • To maintain multi-family

character

  • Spur redevelopment /

preserve affordability

Constraints:

  • Height & density limits
  • Setbacks
  • Coverage
  • Existing County policies &

practices

Zoning Considerations

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Calvert Manor

HCD Update Report

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Proposed Actions

Develop a new set of optional zoning regulations (no rezoning required)

  • By-right and Use Permit approvals
  • Density controlled by form & height; specific density limit

(units/acre) removed

  • County Board authority to modify setbacks, coverage & parking

regulations

  • New “Housing Conservation Plan” tool – conceptual review
  • HALRB review for Essential and Top 1/3 Important sites

Range of redevelopment enabled:

  • Interior improvements
  • Accessory dwellings (stand-alone in RA districts)
  • Bump-outs
  • Infill
  • Partial redevelopment
  • Full redevelopment
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Calvert Manor

HCD Update Report (cont.)

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Proposed Actions (cont.)

  • 3. Implement new affordability standards for HCD
  • Sliding scale, based on level of redevelopment
  • 4. Allow townhouse development via Use Permit
  • On a portion of a site, while maintaining multi-family on

the remainder of the site

  • “Stacked flats” permitted/encouraged
  • Additional design guidance to be developed

NOTE: Townhouse development would continue to be allowed by Site Plan

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Calvert Manor

Comparison: Current vs Proposed Incentives

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  • Current zoning incentives:
  • Through site plan approval, sites are eligible for 25% bonus

above base units/acre

  • Very few properties pursue site plan option
  • Density insufficient to enter site plan process (costly, time

intensive, discretionary)

  • Proposed zoning incentives:
  • Through use permit approval, sites would be eligible for

various forms of redevelopment, with no pre-set density limit; density controlled by form / height / setbacks

  • Increases in height are generally within bonus height limits

allowed by current zoning regulations

  • Additional flexibility for parking, setbacks and coverage
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Calvert Manor

Proposed Height Limits

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Based on heights analysis already completed and their existing characteristics, the generalized height regulation for each typology for all 12 areas would be:

  • For one- and two-family sites: Up to 4 stories or

45 feet

  • For garden sites: Up to 2 additional stories or up

to an additional 60 feet on the interior of sites not closer than 100 feet from the property line.

  • For mid- to high-rise sites: Up to an additional 6

stories or 60 feet, but not within 100 feet of a property line.

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Calvert Manor

Range of Redevelopment Options

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Based on existing building/site typology

Existing Site Type Approach Affordability Conditions

Single Family (Including single family detached, semi-detached and duplex)

  • Eliminate non-conformity, allowing

expansions

  • Allow detached Accessory

Dwellings N/A Multifamily 1 (i.e. Westover)

  • Rehabilitation / renovation

(“waiving” non-conformity)

  • Infill units w/in existing buildings
  • Infill units elsewhere on the

property

  • Total redevelopment – stacked flats
  • Total redevelopment – new

multifamily building Sliding scale, based on type and level of redevelopment

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Calvert Manor

Range of Redevelopment Options

(cont.)

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Based on existing building/site typology

Existing Site Type Approach Affordability Conditions

Multifamily 2 (2-3 garden buildings in campus format – i.e. Washington & Lee Apartments)

  • All approaches in Multifamily 1
  • Partial Redevelopment

Sliding scale, based on type and level of redevelopment Multifamily 3 (mid- to high-rise buildings)

  • Infill development
  • Total redevelopment

Sliding scale, based on type and level of redevelopment

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Calvert Manor

Approach for HRI Sites

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There are 95 properties listed on the Historic Resources Inventory (HRI), including seven (7) “Essential” and “Important, Top 1/3” properties within the HCD areas. Proposed Redevelopment Options:

  • “Essential”(2) and the “Important, Top 1/3 Properties” (5):

Redevelopment options ranging from interior improvement and bump outs up to and including partial redevelopment could be approved via Use Permit, subject to HALRB review.

  • All other properties (88) listed on the HRI are eligible for all

redevelopment options, including full redevelopment.

This approach is consistent with previous planning for Columbia Pike and Fort Myer Heights North.

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Calvert Manor

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Discussion

2. Generally, do you understand the need for land use tools to meet HCD goals including the proposal for new heights & additional density in staff’s approach? 3. Do you think that the proposed new heights will fit within the context of the multifamily areas and adjacent development?

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Calvert Manor

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HCD Affordability Provisions

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Calvert Manor

Affordability Requirements

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Option 1: Renovation of non-conforming buildings;

  • r Infill with less than 5 units.

Affordability Level Share of units subject to affordability requirements Length of Affordability

Up to 80% AMI 20% of all units 10 years

  • Rent restriction only. No income restriction.
  • Option to fulfill requirement through cash contribution to AHIF

$6,250 per unit (inflation adjusted to CPI)

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Calvert Manor

Affordability Requirements

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Option 2: Infill development greater than 5 units (No demolition of existing housing)

Affordability Level Share of units subject to affordability requirements Length of Affordability

Up to 80% AMI 20% of total units (Infill units +existing) 20 years

  • Rent and income restriction.
  • Restricted units can be entirely within existing building.
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Calvert Manor

Affordability Requirements

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Option 3: Partial or total redevelopment

Affordability Level Share of units subject to affordability requirements Length of Affordability

Up to 60% AMI 20% to 30% of net new units 30 years

  • Rent and income restriction.
  • Columbia Pike NAFBC Model: Formula of proposed units divided

by existing units multiplied by 0.1 determines the percent of affordable units.

  • If affordable units are within existing building (partial

redevelopment) an additional 10% of the units will be affordable.

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Calvert Manor

HCD Financial Tools

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  • Continue to use of AHIF for acquisition, preservation and

redevelopment

  • Revise Multi-family Rehabilitation Partial Real Estate

Property Tax Exemption

  • Add affordability component
  • Explore additional financing options through the Housing

Arlington Financial Tools Initiative

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Calvert Manor

Tenant Protections

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Tenant Relocation Guidelines will apply to any development through the HCD zoning provisions that will result in the displacement of current tenants

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Calvert Manor

Policy Trade-offs

47 47 Proposed HCD Action Issues Increase density & height

  • Community concerns about scale
  • Potential impact on utilities; flooding in some areas
  • Increased demand for County parks
  • Increased school population (County staff estimate)
  • Increased traffic (not quantified)

Parking flexibility

  • Existing non-conformity may remain
  • New / increased parking spillover into neighborhood

Bump-outs, infill, partial and full redevelopment

  • Loss of private open space
  • Loss of tree canopy
  • Loss of, or changes to, HRI sites
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Poverty Rates by Census Tracts

Spout Run, Lyon Village and North Highlands West Area Analysis

Assumptions about Redevelopment Potential

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Infill Partial Total HRI sites

Potential Types of Development:

Cardinal House Condos Park Adams Apartments Potomac Towers Apartments Adams House Condos Fort Strong Apartment s Lyon Village Apartments

*Not reconciled with Historic Preservation considerations Considerations:

  • Site configuration
  • Ownership
  • Construction type
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Poverty Rates by Census Tracts

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Development Summary (Infill):

  • Site Area: 5.1 acres
  • 462 units
  • Existing Garden Apartments – High Rise

(9/10 floors): 229 units

  • New Garden Apartments – High Rise

(8 floors each): 233 units (98/135)

  • Parking:
  • Required: 520 spaces (1.125/unit)
  • Provided: 521 spaces (1.125/unit)
  • On-site: 496 spaces

(435 garage 2 levels below, 61 surface)

  • On-street: 25 spaces

Economic Analysis:

  • Current owner does redevelopment
  • Development scenario above (underground parking):
  • No excess subsidy ($33M gap)
  • Cost of underground parking makes development scenario difficult
  • Does not account for infrastructure improvement costs

Existing Buildings Potential New Buildings Potential New Public Open Spaces

Horizons E/W Apartments (Waverly Hills HCD)

Case Study

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Development Summary (Infill):

  • Site Area: 5.1 acres
  • 521 units
  • Existing Garden Apartments – High Rise

(9/10 floors): 229 units

  • New Garden Apartment – High Rise

(8 floors): 98 units

  • New Apartment Tower (14 floors): 194 units
  • Parking:
  • Required: 585 spaces (1.125/unit)
  • Provided: 306 spaces (0.59/unit)
  • On-site: 306 spaces (garage 2 levels above)

Economic Analysis:

  • Current owner does redevelopment
  • Development scenario above: Increased density/height (up to 14 floors), above ground

parking, significantly reduced parking ratio (0.59/unit) and increased rents

  • $8.9 M excess subsidy: covers foregone revenue of 104 affordable units (20% of

total units at 80% AMI) which is $1.8 M; $7.1 M left in excess subsidy

  • Does not account for infrastructure improvement costs

Poverty Rates by Census Tracts

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Existing Buildings Potential New Buildings Potential New Public Open Spaces

Horizons E/W Apartments (Waverly Hills HCD)

Case Study

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Calvert Manor

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Discussion

  • 4. Are there other financial tools or strategies

that you think should be explored? Why?

  • 5. Do you have questions/recommendations

about the affordability targets proposed by staff as part of HCD?

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Calvert Manor

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Discussion

  • 6. Which (trade-off) issues are most

concerning to you and why? What strategies or changes would you propose to mitigate these concerns?

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Calvert Manor

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HCD Schedule and Wrap Up

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Overall Schedule

54 54 County Board Check-In

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Proposed Community Engagement

55 55 Decision Point Limited meeting schedule

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Housing Conservation District Stakeholder Meetings

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Date Meeting / Group Location Time May 29 Housing Arlington Kick-off Wakefield HS 6-9pm June 4 HCD Advisory Group Meeting Bozman Gov. Ctr, 1st Floor Room C&D 7:30pm June 6 Housing Commission Meeting Bozman Gov. Ctr, Room 311 7pm June 8 Plan Lee Highway Land Use / HCD Educational Forum Bozman Gov. Ctr, County Board Room 10am June 12 July 9 Long Range Planning Committee of the Planning Commission Bozman Gov. Ctr, Room 311 715 7pm July 18 Northern Virginia Apartment Assoc. 4600 Fairfax Dr, Suite 604 2pm June 19 Arlington Chamber of Commerce

2009 14th Street N., Suite 100

9am June 19 Alliance for Housing Solutions 3100 Clarendon Blvd 12pm June 20 HCD Community-wide Event Arlington Central Library 6-9pm June 26 July 24 NAIOP [Commercial Real Estate

Development Association] NoVa Chapter

Bozman Gov. Ctr, Room 715 8:30am June 27 Urban Forestry Commission Trades Ctr, 2100 S. Taylor Street 7pm July 10 Tenant-Landlord Commission Bozman Gov. Ctr, Azalea Room 7pm July 17 Historical Affairs and Landmark Review Bozman Gov. Ctr, 1st Floor Room 7:30pm

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Calvert Manor

Housing Conservation District

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Adjournment

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Calvert Manor

Housing Conservation District

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