SSC2011_David CristealPPT
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SSC2011_David CristealPPT
- 1. Affordable Housing near Metro in Arlington Dept. of Community Planning, Housing and Development Housing Division September, 2011
- 4. Arlington’s Urban Village M M M M M Lower Density Zoning Lower Density Zoning
Editor's Notes
- Smallest county in US; 26 square miles; served by 2 metro lines and 2 interstate highways; home of Pentagon and Reagan National airport 210,000 people; median household income of $104,000/per capita income of $75,000; 210,000 jobs; 25% = govt; 25% = other services; 25% = professional/technical/finance/insurance/information; Unemployment rate = 4%; 107,380 housing units (60,000 built since 1960); owner/rental split = approx 40%/60%; values = $700,000 for sf; $690,000 for th and $350,000 for condo; average rents range from $1,100 to $2,200. Source: Arlington Co Profile; 2011
- Policy framework/vision since metro planning and implementation: Jobs and high density in metro corridors w/housing blended in. Lower density/mainly residential uses outside metro corridor. Affordable housing near metro/transportation corridors.
- 2 nd phase of Col Pike planning 1 st phase = retail/commercial nodes; 2 nd phase = residential and primarily multifamily Existing and new tools to be used to help reach Plan objectives.
- Parc Rosslyn was essentially redevelopment of existing affordable housing development that took advantage of near metro location and hot housing market of early 2000’s – walkable to Rosslyn Metro station. 101 units affordable @60% of AMI for 60 years County Board approval in 2004; law suit resulted in 2 year delay; completed in 2008; lease up underway now (all 101 affordable units leased up). Planning tools: 30,000 sq ft site; Site Plan; by right would have yielded 50 units/4-5 stories; Site Plan = 15 stories. 2. SAHPD (22 units to be replaced), park density - 62,000 sq ft site allowed initial density to be increase by 200%; valued @ $5.7 mil; LEED scoring/33 points Financing tools: AHIF loans ($1.8 and $4.5/$6.3, or $62k/unit; also LIHTC ($7.2 mil); VHDA bonds ($43 mil); VHDA loan A($3.5 mil); Deferred fee ($8.5 mil) Market rents - $1775 (eff); $1790-$2600 (1); $2375-$3150 (2); $3375-$3700 (3) Aff rents - $1155 (1); $1386 (2); $1602 (3)
- View was redevelopment of existing church that also took advantage of near metro location and hot housing market of early 2000’s – across the street from the Clarendon Metro station. 70 units affordable @60% of AMI for 60 years County Board approval in 2004; law suit resulted in 5 year delay; to be completed by end of 2011. Planning tools: Site Plan; by right would have yielded 50 units/4-5 stories; Site Plan = 15 stories. Bonus density & special exception Site Plan – General Land Use Plan amendment & Rezoning; reduced air rights value provided by church. Financing tools: AHIF loans ($13.2 mil); LIHTC ($19 mil); VHDA loans ($3.5 mil); private loan ($13 mil) Deferred fee ($1.6 mil) Approx market rents - $1775 (eff); $1790-$2600 (1); $2375-$3150 (2); $3375-$3700 (3) Aff rents - $1155 (1); $1386 (2); $1602 (3)
- Another Site Plan approved in 2008, construction underway now; was Peck Chevrolet and Staples store site; also incorporated existing affordable housing development of 24 units (AHC); 3 blocks west of Ballston metro rail stop; quick access to I-66. Non-profit owner wanted 6 stories on existing property; community and County said no, but suggested land swap to incorporate them into Site Plan project and achieve more affordable housing Complete redevelopment of 4.8 acres of land at western edge of R-B corridor. 2 office buildings, one for VA Tech and one spec 7 and 10 stories; 28 market rate townhouses and 90 affordable apartments. Included General Land Use Plan amendment, rezoning, and Site Plan; project also received bonus density for affordable housing & LEED (approx 80,000 square feet); affordable housing contribution of $5.8 million; re-loaned to non-profit owner/developer (AHC, Inc). Applying for 2009 LIHTC. Existing land use plan and zoning would have allowed approx 250,000 sq ft of commercial/retail and 32 residential units; GLUP change, rezoning and bonus density allowed 514,000 sq ft of commercial/retail, 90,000 of residential (the 90 units at the Jordan); and 28 townhouses. 90 units
- This is comprehensive community redevelopment of approx 20 acres/456 garden style apartments that began in 2005; for-profit/locally based part owner w/UBS as partner; UBS wanted to get out. Planning began in late 2005, community process in 2006 and 2007; Site Plan approval in 2007, construction began in 2007 (by-right townhouses & mixed income apartments) 2008; lease up in 2009; additional construction to occur 2009-2012; includes 2 public streets and open space. Adoption of local ordinance for historic preservation of BV3; amendment to comprehensive transportation plan; rezoning; Site Plan for 766; by right – approx 200 townhouses. Phase 1 = BV1 - 234 mixed income; 100 affordable units & 134 market-rate units; units affordable for 50 years @ 60% of AMI; cost to County of $7 mil AHIF; Market rents: $1760-$1850 (1); $2300-$2500 (2); $3300-$3500 (3). Aff rents: $1092 (1); $1308 (2); $1508 (3) remainder of BV1 = market rate apts – 272 units & 68 twnhses. Phase 2 = 60 CANTU units @ cost of $2.5 mil for units serving households @ 60% to 80% of AMI. Phase 3 = BV3/140 units; cost $34.5 mil; 140 units preserved w/LIHTC, state & fed hist tax credits; some NMT on ownership component; County to recoup approx ½ of $34.5 mil.