Title:حفظ مسکن مقرون به صرفه در کریدور ترانزیت

۲۷-۰۴-۲۰۱۲ ارائه دهندگان: آنیتا موریسون و الکس آیمز این وب‌کست فقط برای مشاهده در دسترس است، برای اعتبارات AICP CM قابل استفاده نیست. در آماده سازی برای معرفی خدمات خودروی خیابانی در امتداد کلمبیا پایک، شهرستان آرلینگتون در حال تکمیل یک برنامه ریزی جدید برای جوامع چند خانواده موجود است. افزایش اجاره‌بها در حال حاضر ساکنان کم‌درآمد را قیمت‌گذاری می‌کند، و انتظار می‌رود که این فشارها با افزایش قیمت بنزین، تراکم بزرگراه‌ها و این که زندگی در جوامع ترانزیتی را بسیار جذاب می‌کند، تسریع شود. هدف این طرح حفظ یا جایگزینی تمام خانوارهای خدمات‌دهنده مسکن با درآمدی تا ۶۰ درصد از درآمد متوسط ​​منطقه (AMI) و نیمی از خانوارهای خدمات‌دهنده مسکن با ۸۰ درصد AMI است. تحلیل بازار و مالی به هدایت این طرح کمک می کند تا مفاد تراکم واحدهای جدید از امکان سنجی مالی پشتیبانی کند و احتمال توسعه را افزایش دهد. طرح اجرا شامل طیف گسترده ای از ابزارهای مسکن مقرون به صرفه است

قسمتي از متن فيلم: And only mode hello my name is Brittany kavinsky and I want to welcome everyone it is now 1 p.m. so we will begin our presentation shortly today on Friday April 27th we will have our presentation on preserving affordable housing in a transit corridor given by Alex Eames and

Anita Morrison for help during today’s webcast please feel free to type your questions in the chat box found in the webinar tool bar to the right of your screen or call one eight hundred 263 6317 for content questions please feel free to type those in the questions box

And we will be able to answer those at the end of the presentation during the question-and-answer session here’s a list of the sponsoring chapters divisions and universities I’d like to thank all the participating chapters divisions and universities for making these webcasts possible as well as I think our sponsoring chapter today the

Economic development division as you can see we have quite a few webcast coming up in the next few months to register for these upcoming webcast please visit www.cash and register for your webcast of choice we also have some distance education webcast available to help you get your ethics or law credits these

Webcasts are available to view at ww utah APA org slash webcast archive and then just follow the instructions on how to log your distance education cm credits you can also follow us on twitter at planning webcast or like us on Facebook planning webcast series to receive up-to-date information on the

Planning webcast series sponsored by chapters divisions and universities to log your credit for attending today’s webcast please go to ww plng org slash IAM select today’s date which is friday april 27 and then select today’s webcast which is preserving affordable housing and a transit corridor this webcast is

Available for one and a half cm credits we are also recording today’s webcast net will be available along with this PDF of the presentation at wwt APA org slash webcast archive and at this time I would like to introduce our moderator for today Shana Johnson who reduce our speakers for today thank you

On behalf of the economic development division the sponsor of today’s webinar I’d like to welcome all of our attendees I would encourage you all to learn more about the division by visiting us on the web our blog or interacting with us on Twitter and if you like what you hear

Today I hope that you’ll consider attending another one of our upcoming webinars we have one on July twentieth on town centres and the conditions that lead to their success or their non success in some cases and a webinar coming up in late October October 19th but somewhat related today’s topic it’s

A tale of three city pairs regional economic growth and rail transit investments and it compares three sets of two cities which at one time had similar economic profiles but whose economic conditions diverge significantly following the investment of rail transit in one of those two cities so with that I’d like to

Introduce our speakers today our first speaker will be Alex I’m he’s a commercial development plan earth at Arlington economic development in Arlington County Virginia at Arlington economic development Alex tracks local development activity and prepares the economic components of Arlington County sector plans since december of last year he’s been the acting assistant director

At the Arlington County Department of Environmental Services and prior to joining Arlington County he held positions at the Council of Development Finance agencies the international economic development council Council and the city of Dublin Ohio his the masters of City and regional planning from ohio state university and the bachelors in

Philosophy from the University of Washington our second speaker today will be in needham Morrison she’s the founding principle of partners for economic solutions and has more than 30 years of economic development consulting experience during her career she specialized in public-private partnerships real estate advisory services we development strategies and economic impact analysis

From large cities to small towns she applies to understanding of real estate economic fundamentals to questions of development redevelopment and smart growth she helps decision-makers in the community understand how economics and land use planning interact Anita has masters of public policy from the University of Michigan and affiliations

With the Urban Land Institute and international economic development council in addition to the APA and she’s been on several Uli Urban Land Institute advisory panels in little rock arkansas Paterson New Jersey albuquerque new mexico and salem oregon so with that I’m going to turn the presentation over to

Our first presenter Alex I’m thank you good afternoon this is alec time and the carlington economic development and i’m going to talk about columbia pike in context to kind of set the stage for Anita’s presentation a lot of you are joining the presentation from out of

Town so this will hopefully help you get a feel for the kind of place that it is in a kind of places as they will become I thought you might want some visuals who is speaking as well so I included a photo of myself sorry about that there I am I’m actually

Really being honest about my physical fitness and so this is probably more appropriate after six months of fatherhood about you guys we have over 600 people registered and I put the DC Maryland and Virginia folks first cheating New York and Florida out of the top spot by the zoom it’s an impressive

Collection and really shows the strength of the divisions also included some presentation insurance for myself we have a space shuttle fly by our office last week so I couldn’t resist sharing it these were some photos taken by a meteor media manager in our office here’s all I can County in the context

Of the washington area columbia pike is shown here in the red dotted line coming out from 395 in the pentagon all the way to the fairfax county line and you can see the metro corridors in arlington county by these shots circular dots rather than the Boston here and down

What we call the jefferson davis corridor here this is the columbia pike study area the outer blue line is where a lot of single-family homes are located and then the interior red lines are the form based code and neighborhoods plain areas the dark red line is where we plan

Perform bays code which really took shape about 2005 and the shaded red areas are the neighborhood spine areas that we’re planning for now so the areas that are in the dark red are really part of parts of the corridor that are commercial in nature and and have kind of a suburban commercial character

Whereas the shaded red areas are where a lot of multi-family residential exists so here you have a comparison between the existing built environment and the Columbia Pike form based code notes so again those are the dark red bind areas and what we anticipate as build out of

Those areas so as you can see under the existing all of the residential square footage in has been built since 2005 when the forum based code took effect and that it comes out to about a thousand units the remaining square footage is mostly the retail that’s there today in the form of

The auditorium is commercial bill that you can see we’re anticipating a lot more residential development on the order of 40 400 units and about another million square feet of commercial developments that it will all be new contained within the developments taking place in those areas but the neighborhood’s plan expecting some scale

Here on the previous slide we’re at 10 million square feet at the top this is 20 million it just reflects that the neighborhood’s plan as a larger area and has high rise buildings in it already of a residential character so through the neighborhoods plan we would anticipate

Adding about five to six thousand net new units so the plan that we’re talking about today this is Columbia Pike looking to the east you can see obviously in the background there’s the district of columbia washington monument unite its capital in the foreground here you see some of the town center

Development or form based code area plated for development that is currently in use for things like the boston market and things like the exxon station and mcdonalds off to the right hand side of the slide here in the dark red brick that’s one of the first projects that

Was built under form because the hall said and then beyond that in the wood frame you can see where the Penrose square in stand apart developments were being built just with this is just two years ago and believe is what this was taken in a couple

Aerial images of the pike again on the left-hand side we’re looking east and you can see the Pentagon there just beyond the Sheraton Hotel in the Air Force memorial and so columbia pike for arlington really connects the pentagon and pentagon city areas to the fairfax county line and obviously we care very

Much about what’s going on in between on the right hand side you’re looking to the west again you have the one of the town center or formation code areas in the foreground where nothing has been built under the code just yet and then the background you begin to see the

Transition into the land use and housing study areas where some of this older more affordable housing stock exists and then and the in the background of that picture is Fairfax County this is the construction of penrose square it’s ten roses is where those of you can see all

The exposed wood beams and just to the left of that is completed project called Sienna park this is actually an area where the commercial or form based code area of but the neighborhood slim thin area so you can see the contrast between what was an area of parking lots and

Actually local grocery store and then beyond that again this multi-family more tree covered area being the neighborhood plan here’s Penrose square from the ground level from the from the front front side we did replace the giant grocery store that was there with the new sixty thousand foot square foot

Grocery store was in the development and it tapers to the back into a townhouse form of the north side of the development and then in the front you can see the green space which is yet to be built out but that will be the Penrose square itself where we would

Anticipate some cultural programming public art and really a focal point for this part of the form based code area so as I said there are several other of new projects going on under the form a co-development the hall stage of the top right was first project adopted under

The form buddies code you can see there that the existing furnace was integrated with that project so the project itself actually sits back from the street and connects to what were some historic buildings and there’s some new restaurants and retailers in there now to the bottom right is Vienna Park which

Is the second project that went in under the forum based code and the 188 units with a mix of commercial space on the ground and mezzanine levels it actually has 15,000 square feet of office space mixed in and to the left hand side you can see the 5500 project which is on the

West end of columbia pike in another one of the commercial nodes and that’s that project i believe is nine or ten stories so it’s one of the taller ones we also have some upcoming projects this isn’t reasons the only one but one of them will take place on the Rosen football

Side which is currently where there’s a Chrysler and jeep dealership in this area here and i’ll be replaced by a mixed-use 300 units with again about 30,000 square feet of retail on the right-hand side you have our arms and mill which is an existing Arlington County property with the community

Center on it and we will replace the community center and add 122 units of committed affordable housing so we have some areas severance that are not on the tour because columbia five really still is a work in progress we have a lot of investment going into streets and

Sidewalks but as you can see we have a long way to go there’s just there’s kind of an uneven level of progress all over the pikas the development occurs as the county is able to invest more money in transportation to bring this all this area together but this is just a way of

Showing that it’s not all the new projects and you know it’s going to take a long time for for all of this to happen probably over the course of you know 30 years so it is really as a long-range planning effort and just wanted to give you some economic

Development context for the corridor columbia pike is a primarily residential report a very important one there’s a lot of people living there who work in our downtown however it doesn’t comprise a whole lot of our commercial tax base and this is just within columbia pike itself where you have ninety two percent

Of the value in residential there’s a person in the commercial and you can see why that was from the types of commercial uses that are that are currently present and that’s changing a little bit but since you know we don’t typically anticipate any new office buildings and new hotels going and just

Yet on the fight so what we add in commercial will generally be ground for retail as for the Arlington County commercial property tax base most of it resides in the Metro quarters the Robin ballston quarter and the Jefferson Davis quarter that comprise of nine percent of our commercial property taxes and then

All the other areas combined in arlington county or ten percent in columbia pike comes in about two percent another area called shirlington comes in about two percent and then there’s other other retail other office of their hotel mixed in throughout the county but you can see we’re heavily reliant from a

Commercially through property tax based on these metric quarters which are quite substantial areas if you’ve ever visited Arlington a lot of high-rise developments a lot of mixing abuses there about 5050 when it comes to the residential commercial mix and good blend of high-rise development tapering down to the neighborhoods I just wanted

To show you very quickly again where the robin boston and jefferson davis quarters are in relation to columbia pike it’s the watched an area metro system of course and this is Rollins right near the river here and then I’m not to to ballston at the western edge

Of the county he falls church is the last station Roxy County and then this was what we called the Jefferson Davis corridor and columbia pike would be somewhere in this area here so again this is just showing where a great deal the employment was within the

County cities us today and where it will exist in the future obviously Robin Boston inception David quarters or where the majority of employment resides but columbia pike holds its own and residential and also holds its own with two to twenty forty with these projections in the residential category

However i would find much more aggressively for commercial development again in the end amass natural corridors with columbia pike filling out to become a mid-rise an excuse corridor columbia pike does play a very important local and starter retail locations in arlington it says some of the favorite retail establishments in the county of

Places that people all around the county and all around the region know about they go to it also is becoming an option for different community facilities in the ground floor of some of these new buildings you seeing on the top right the arlington free clinic where we have health care services for lower-income

Residents in the ground floor of the halsted project and again we do have a wide variety of places these and places to go along columbia pike it is it is one of the most ethnically culturally diverse corridors in the county and insert been done probably in the nation 33 different languages spoken in

Arlington public schools and i would i would assume that many of the same ones are spoken somewhere along columbia pike so this was a a little graphic that I put together about the rhythm between the commercial and the residential along columbia pike and I compared it to Connecticut Avenue

In Washington DC this to see how the two decked up it was part of a conversation we were having a beginning the planning process as to whether we needed to add more retail in the residential areas along Columbia fights because we obviously already have commercial areas we’re going to continue adding ground

Floor retail in those commercial areas those projects get billed and then we have residential areas in between them that would not necessarily need the retail each one of these little blocks is 22 miles so you can see that just about anywhere you live on columbia pike you’re going to have walking access to

Retail and one of the priorities for my department was not to dilute the success of what’s going to occur what is occurring and in the commercial notes and getting good retail concentrations there were you know people know about it and have a sense of place this is some of the

Residential furnish between commercial notes that I was talking about and I put in an example of him that exists today along Columbia Pike called alcova row on the right hand side and then obviously we have lots of healthy examples across the river in the district of Connecticut Avenue u street northwest and Wisconsin

Avenue all having residential frontages between retail areas so possibly above all columbia pike is an affordable housing resource it has some of the most of the highest income diversity in Arlington County and may be anywhere in this in this region there’s architectural diversity in the housing

Areas and that’s really what led us to the study that we’re talking about today is that these areas are under pressure just like everywhere else in this region and so the study was initiated about how to preserve and protect the affordable housing resources that we have what can we do through development through

Incentives to kind of manage the change that’s washing over this corridor both both because of its attractive location and because of broader economic factors affecting the Washington area I wanted to direct your attention to our website columbia pike VA WS where you can find a lot of the same information and more if

You’re interested in more information about quality pike you can go there and with that I will turn it over to Anita when she’s ready thank you Alex this is anita morrison from park mr. here we go economic solutions and i wanted to start by area okay I wanted to start by just

Covering what I was going to talk about the study that Alex referred to the land use and housing study was actually the first element in a new neighborhoods plan for these areas between the commercial nodes so just to start with the goals associated with that plan the importance of influencing property

Owners how we used market and financial analysis to inform that process the lessons we learn from the analysis and then a review of some of the affordable housing tools that are available for helping to preserve affordable housing and transit corridors so starting off the neighborhoods neighborhoods plan had

A number of goals seven goals developed by the community at the outset and they’re here on your screen they include things like high quality of life stable neighborhoods the vibrant mixed-use commercial centers that as had shown you the improved housing stock pedestrian-friendly multimodal corridors and the rest specifically we were most

Focused on the issue of the housing goal and they turned that to be you improve the existing housing stock and expand housing options to achieve a housing mix that serves diverse households preserves affordability for current and future residents and supports the adapted housing goals and targets and the

Columbia Pike initiative that would be the earlier planning work that was done starting in 2002 so then the move forward and they took that housing goal and got much more specific with some fairly aggressive and ambitious goals or objectives the first was to retain or replace all of the sixty percent am I

Market affordable units and let me just step back and for those of you who are not immersed in affordable housing explain the jargon sixty percent of ami means households that have incomes less than sixty percent of the area the metropolitan area median income so for a family of

Four that’s about sixty to sixty three thousand dollars in the Washington area market affordable units means that these are private market units with no government subsidies attached to them but by virtue of the rents that they charge they are affordable to these households at sixty percent of a mi so

We often refer to these market affordable units as marks so within the Columbia Pike corridor we are looking through the plan to replace about 2900 marks at the sixty percent of a my level and that it more of the workforce level at eighty percent of a mi the goal is

There the objective is to retain or replace one half of the existing marks and that’s about 1600 units they also are seeking to retain and replace all committed affordable housing units that we call calves those are one with governments our google require and commit their units to be affordable for

Up to 30 years then we’re also looking to retain and create new affordable homeownership units largely condominiums within this corridor and then to provide opportunities for households below forty percent of ami through subsidies and all in or construction of new committed units steph specific to that income

Level one of the primary motivations has been some of the work that’s been done recently by the center for new neighborhood technology as well as the Urban Land Institute store Williger Center for Workforce housing and that’s looking at the combined cost of housing and transportation and looking for affordability for that combined cost

Said traditionally lower and less expensive housing on the far edges of the area had been the the backup resource for lower-income households that couldn’t afford clothes in housing it turns out that when you combine the costs of their housing and the transportation it’s actually more expensive in a higher burden than some

Compact developments that we see in closer in neighborhoods with housing might be more expensive but they have access to good quality transit at affordable prices so of course overall the goal is to help reduce the burden on the households budget and help them be more self-sustaining so with in

Arlington about twenty-seven percent of the region’s housing of the county’s housing is mark’s there are about fifty nine hundred committed affordable units but almost as many marks that are affordable at the sixty percent of ami level and then another eleven thousand units that are affordable that incomes

Between sixty and eighty percent of a mi but they were all under a growing pressure to increase rents as a result of the the growing demand the population increase within the washington area and then desire for more accessible urban kinds of housing and this is this corridor is no exception so overarching

As we looked at as we started this study and the plan the focus was on achieving the affordable housing goals and that means convincing property owners to participate virginia is a property rights state in fact most of the nation has similar kinds of requirements that before you that the property developer

Is in the property owners have to opt into the programs and so you have to provide them with incentives that will encourage participation and we use markets nancial analysis to help frame though the incentives that would respond to the financial needs of the developers and the property owners that would allow

Them to still make a profit while meeting the public goal of providing affordable housing it turns out that it also is very helpful in influencing the community input in the evaluation of alternative development patterns most residents don’t start off with a predisposition to increase density but once they understand the connection

Between the density and their ability to support the new retail space and to provide affordable housing then the conversation shifts and the discussion is is someone different by virtue of having this information provided so our market analysis has started with a detailed assessment of the current inventory we looked at conditions the

Rent trends and the market pressures we found of course of great divergence between the area median income that measure of affordability and the growth in rents the change in runs in in the corridor and that disturbing trend even more disturbing were the specific examples where we had well typically

Mid-rise developments that were emptied out of their tenants renovated and then released at rents that were forty or fifty percent higher than they had previously been asking and so that resulted in displacement of a number of tenants who then were not able to find other housing in the in the same area

And that trend seems likely to accelerate over the next decade particularly with the introduction of streetcar which will supplement what is already outstanding bus service so the financial analysis demonstrated that higher density development creates new value and that some of that value can be captured for affordable housing

In our role in doing the financial analysis was to quantify the value and compare that to the cost of providing the affordable housing what is the developer giving up in making a commitment to long-term affordability as opposed to building the market rate units so the process involved initially

Meeting with the property owners to understand their goals and expectations and plans Columbia Pike has a number of longtime families that on a great deal of the multifamily housing within the corridor some from dating back to the 50s and even earlier their goals typically are to continue to old own

Housing and to rent it out over the long term so that starts to influence some of the alternatives that were available to us so we built financial models and then confirmed the inputs with a round table of local developers to make sure that we were responsive and reflective of the

Local development economics and then the results from that analysis and the lessons we learned helped to shape the planning process so Dover colon partners led the plan and their designers and planners were influenced by the lessons we learned and on the direction we could give them about the need for additional

Density and some of the factors that influence the land use decisions within the corridor and then it also we also use this to against set the framework for the community as they discuss the their vision for the corridor so we use the financial analysis and applied it against nine prototypical sites these

Were sites chosen along the corridor to with different rent levels construction types and market types in order to represent the range of options of the range of properties available on the pike and Jovah Cole then develop three scenarios for each of the sites the first was primarily renovation of existing units

Possibly some small amounts of infill in the second scenario we had partial redevelopment of the property and in the third scenario we a complete redevelopment of the property and the golden was to compare what were the impacts or what would be different performance of the of each scenario

Financially so those this is just the before and after shots of Greenbriar apartments which is an aging garden apartment complex of affordable at sixty percent of ami and then opportunities for redevelopment as a higher quality in a higher density of development on the right so the lessons we learned included

Of course if I already mentioned the increasing demand trick is driving up rents at a rapid rate but we really learned that it was much more difficult to redevelop existing housing than to redevelop low density commercial uses so much of what’s happened already in the mixed juice commercial nodes was

Replacement of strip shopping centers or in the Rosenthal case a used car door car dealer when you’re looking at at aging commercial centers typically the density is lower they sort of run through their useful life there now recognizes obsolete space the rents are lower and so the cost of the land is an

Opportunity cost of development are much lower than coming in to take out an existing apartment building that maybe 20 30 units per the acre and it’s all fully leased and generating income and a good return to their owners so as we looked at the numbers essentially we

Found that at least on Columbia Pike that redevelopment is financially feasible only if it replaces each existing unit with three or four new units so that suggests a real step up in density as i mentioned much of what’s there is 24 28 32 units per acre and so

To triple that we’re getting into very high densities the other critical issue as we went through the financial analysis was just the economics of building height and building construction type so much of what we’re seeing now is low-rise wood frame construction that can go up to five

Stories in some cases six with a hybrid of development that has a cost in arlington of around 100 to 110 square foot when you move into the higher mid-rise development that’s all concrete the you can move up to about 10 stories but the costs are increasing by fifty to

Sixty percent and then when you move to high-rise construction those costs can go up eighty to ninety percent when you’re involved in steel construction so that has some real implications for the likely urban form that we’re going to see at least in the foreseeable future until rents are much higher than they

Currently are it’s unlikely that we will see high-rise development along the pike that’s been exacerbated by the issue of parking costs so the surface parking lot parking space tends to cost about five thousand dollars of space by the time you go above ground and the structure is 14,000 a stay

Ace and below-ground it can be twenty to thirty four thousand dollars a space so you see that the cost of the parking involved with the project has you know in some cases gone up fivefold and that will have a dramatic impact on the feasibility of your development so it

Was very important to us that we avoid studying minimum parking standards along the pike that would be in excess of what the market would demand and so we’re looking for real reduction in parking ratios and so as to bring down the cost of development and eliminate some of

Those the burdens associated with car traffic and parking in the area we clearly found that higher density development does reduce the cost of land per unit and that then gives us the ability to provide a cross subsidy for affordable units and some of our developer partners brought us examples

That showed that in fact we could achieve up to 95 units per acre with wood frame four-story construction with above-ground structured parking and that with one level of below ground parking we can get as high as 110 or even 120 units per acre so there were some options there that we’re taking

Advantage of in planning for Pike development so that we can achieve the replacement the needed replacement units so one of the key elements the of the plan as we look at affordable housing is the use of bonus density so essentially you going forward will be developing a form-based code which will allow much

Greater densities and currently exist on the pike under current zoning but in order to opt into using the form based code and achieving those higher densities we will be requiring any developer to to commit long-term affordable units at sixty percent of am I at this point the ratios who are

Talking about is that twenty percent of the net new units created above the current zoning would be required to be provided for 30 years or more at sixty percent of ami and if the developer were to choose to renovate existing apartments rather than to build all new then twenty-five percent of the number

Of net new units would have to be preserved within the existing apartments but I should call shun that these numbers and these ratios are very specific to columbia pike and where it stands in the market in terms of rents and development costs and land costs and would not necessarily be directly

Transferable to another location so in looking at the whole range of affordable housing cost housing tools of course the federal resources have been the leading funding source for affordable housing for many decades the workhorse in the industry is really the low-income housing tax credit but there are also

Historic tax credits and new markets tax credits that can help reduce the cost of development and thereby the required rent and then of course Housing Choice vouchers old section 8 vouchers are an important resource as well but on a local government side we see communities committing their community development

Block grant dollars and home dollars that they get from the federal government but also combining those with local funds so in Arlington the affordable housing initiatives fund AF is funded from CDBG from home from repayment of past loans primarily from the general fund from property taxes because there is a

Consensus within the community that affordable housing is an important priority for the county in other communities we’ve seen the use of recordation taxes or property taxes so percentage of those taxes generated when a property changes hands would be committed to a having production fund that would then be used for financing

Affordable housing developments the other important resource you always want to look for is whether there is available land so Alex pointed out the arlington mill project on Columbia Pike where the existing community center is being replaced through a joint development of both a new center and a housing tower that will include

Affordable housing units and because the county could put its land in and no cost to bad development it made it much more financially feasible and then there’s also land owned by faith-based institutions this is a First Baptist Church of Clarendon which is in the Rosslyn ballston corridor and they

Elected to make available there a large lot and tear down most of their existing facilities in exchange for must replacement with much smaller set of church facilities and then a major housing development that has a large share of affordable units within it so again the church made a commitment that

Their mission required reaching out to the poor and helping to support low-income families and help them stay in Arlington they made their land available at a reasonable price so in Arlington the county has no redevelopment and housing authority of its own it relies largely on affordable housing developers that the county is

Actually a partner in both the Arlington partnership for affordable housing and the Arlington Housing Corporation and their ability to buy existing housing insights is important as a resource to preserve existing units and develop new units for affordable housing transfer of development rights is something that probably started most

With preserving historic sites and or agricultural land where you take the right to develop new housing or new office space or whatever from the sending site and you transfer that right to build those units of that space to receiving site in another location I’m not affected by the historic

Preservation historic designation or you know an agricultural goal of preserving agricultural land in this case we we find that the receiving site will pay the sending site for those development rights based on an analysis of what the land price would be at the receiving frank but it also depends on the demand

And supply of TDRs of the rights that are being traded and so you have to be very careful that you have a sufficient number of receiving sites to generate enough demand for the supply of TDRs that’s created by your policy to allow TDRs for either preservation of historic properties or creation of affordable

Housing tax abatement tax exemptions can be a tool to you to reduce the landlords operating costs in exchange for providing committed affordable units excuse me at a minimum you want to be sure that you’re taxing your tax assessment policy which is often said the state level will assess the

Properties and we’ll assess affordable housing properties based on their real cash flow and not on hypothetical highest and best use because those higher property taxes the higher property value and then the resulting higher property taxes will strain the operating budget of the affordable housing development making it much more difficult to provide and

Maintain affordable housing in a number of cities including Denver where the urban land concerns is at work we’re seeing pooled investment funds which are a pool of investment dollars from government philanthropic organizations nonprofit organizations and lending institutions they put their money together and then make loans for housing

Development in this case the lenders are repaid first so they have the lowest risk the local government funds are repaid last and they and carry the highest risk but by pulling the dollars together you’ve reduced the risk to the private lenders and thereby increase their willingness to participate and

Expanded the number and the types of private lenders that will participate in funding of affordable housing so that’s been very effective on transit lines and in the Denver area and in San Francisco and other locations community land Trust’s are somewhat similar where you choir the land of indoor buildings and

They’re held in long-term ownership by nonprofits the that then allows home buyers to purchase the house but not the land they lease land at a very low rate and that brings down their blended cost of housing and makes home ownership more affordable for low-income households it then also preserves that affordability

For future owners when the current owner sells their property it the land and stays with a non-profit and is available at subsidize the next homeowner and can also be used for multifamily rental housing as well tax increment financing is very popular tool and economic development circles it commits incremental property tax revenues to

Fund the public infrastructure improvements that support new development in this case we’d be looking at mixed income housing the only issue is the scale of the new dollars that are created from the new development in the increase in property value and then the concern from the local jurisdiction standpoint of whether the new

Development is actually something that wouldn’t have occurred otherwise we typically have a but-for clause in tax increment financing that says except for the provision of tax increment financing the project would not move ahead and therefore the taxes would not be available to the local government to the extent that these properties would

Otherwise be developed with market rate housing we just have to respond to the government’s concern that you’re diverting future funds away from basic government functions like schools and Fire and Police to focus on affordable housing and said that that tensions a little harder than in places where

You’re talking about a new project that clearly would not have taken place otherwise without the advantage in the incentive of tax increment financing fee waivers are another technique it may not be an actual waiver of an impact see in fact a lot of local governments pay the

Impact see on behalf of the property of the Des fordable housing development because it’s not legal to exempt anyone from those fees but they’ll take housing funds and either grant them to the housing developer or pay the fees directly and then there are other offers tunities to reduce some of the local

Government service fees for water and sewer but at least Arlington County has taken the position that they prefer to see greater transparency in their subsidizing of affordable housing and would rather not reduce the fees for basic services but rather increase the funding to an affordable housing developer that will allow them to pay

Regular fees like every other property one of the most important tools i think is expedited approvals and that is because the development process and developers place a high value on a reduced time and reduced uncertainty in the development approval process that they need to know and have a good

Understanding of what will be approved and how long it will take and what they will need to do in exchange for the approvals and the form based code that was first applied in the mixed juice nodes and now will be expanded to the multifamily neighborhoods provides that

Kind of certainty that this is a whole different section session that you need to go through on form based code but essentially what it does is it moves away from zoning based on density and FA RS and moves it instead to focus on the building form so where did how close to

The street doesn’t building need to extend how does it relate to and function with the public space and then what height you would allow and so that’s been used very successfully on columbia pike and as part of why we’ve seen some of the new development in the mixed-use nodes because the process that

When that the community went through and planning the the corridor and adopting the form based code gave pre-approval essentially to the developer’s plans and that helped them move through the process more expeditiously typically a project that complies with form-based code can be approved administrative leader with a

Much lower level of scrutiny in much less time and uncertainty in the process so that’s really a key benefit for any development so essentially all of these affordable housing incentives then need to be tailored to the local conditions they need to reflect and respond to the property owners goals their resources

And their willingness to partner with government it depends on the rent some land in the development costs the availabilities sites and the available governmental and nonprofit resources that can be used to help support affordable housing so with with that I think we’ll open it up for questions Shana was going to collect questions

From you all the first question may actually be for Alex are there any historic districts along the area of columbia pike and if so how do they impact the overall plan ok I’ll take that one the answer is absolutely yes there are a number of historic housing

Resources along columbia pike we saw in one of my slides Buckingham village which is a very large complex with a lot of very important store characteristics so I might turn it over to Anita in just a moment but what I would say is that it’s complicated the land use planning

Process because by complicated I don’t mean that in a bad way but just it complicated the discussion because in a lot of these cases we were looking at how can we modify the existing housing inventory that’s there how can we change it entirely if something is something

New was desired on the site and so obviously this with that you need if we needed to be conscious of the historic resources and working closely with in story preservation planners and the community to understand what was out there and and what our options were on

From site to site and so it kind of led to so tricky planning on on a few the site yeah I think that’s that’s right the I mentioned the seven goals that the plan was being led by and some of those included creating better relationship between the buildings in the street and

Creating a more walkable community and in some cases that was may encounter to some of the historic properties at the edges of Columbia Pike itself and so there have been some compromises relative to redeveloping some frontage adjacent to these mixed juice nodes in order to achieve a higher density and

Development but there is old yeah there’s a lot of additional strain I think within the planning process because of the issues of long-term affordability and historic preservation and they’re trying to achieve the urban form that people were seeking so we have been looking at transfer transfer of development rights in order to help

Preserve some of those historic properties one of the hopes is that by virtue of their being smaller units and older units then that they might stay in the market affordable category little longer just because they’re not as big and modernist as new construction newly constructed apartments it’s actually

Still a work in progress at this point and I have to sort of related questions and so I’ll save them both at once Andrew asks Anita perhaps you covered this topic in your presentation but what efforts are being taken to combat the pressure to increase rent as it pertains

To the cat building height limit with in DC proper and Brian asked how do you ensure that affordable stays affordable in the future how our rents monitored to ensure our compliance so the I think that the long term goal is to convert marks to caffs so that you have a

Contractual obligation to maintain affordable rents and to specifically leads to people at sixty percent or lower sixty percent of ami or lower and so there is an annual reporting process on tenants and assuring that they meet those those income levels similar to what’s done with low income housing tax

Credit reporting each year within I don’t think that anyone has an answer on how do you constrain rent growth in private market units as demand increases you can increase supply to some extent but we really don’t have short of rent control which is not proved to be an

Ideal market solution we really don’t have tools that allow us to restrain rent growth except in the in cases where we either have a contract a subsidy contrast or public ownership of the land or nonprofit ownership of the prop the project and anything did you say the

Caps when it’s committed to it there’s a time limit is it a 30 year or um typically it’s it’s 30 years our antennas index seeking longer periods of affordable affordability now that we’ve gone through the first round of 30-year subsidies and found you notes you then have to do it all over

Again people are hoping to postpone that you know for 50 years or something but but typically it’s a 30-year kind of commitment okay the next question is from Lee the density bonuses are great incentives that can obviously be problematic if building cost per square foot are much higher with taller

Construction does this only work on larger size is there something of a sweet spot in terms of the height number of units in order to make this financially feasible on a small site well on the on a larger site that has the right dimensions to support an efficient garage in particular we can

Get with a five-story building or five doors Oboro concrete podium we can get relatively high densities but you’re right that there are limitations on your ability to use those on small properties and on properties that are sort of irregularly shaped so you we are in we’re having problems in some in some

Small properties in demonstrating that we can in fact replace three two one and in those cases what may happen is that the developers will just decide that the most effective the most economical approach for them is to renovate what they have maybe take out a few properties a few structures redevelop

The parking lot or something but but there are there are cases where we just are not able to achieve the full replacement that we really need at three three or four to one so in in that case you might use bonus density to help with the portion of the cost of

Providing affordable housing and then you turn to all these other tools to bring down the cost with direct investments and low income housing tax credits in the life Heidi asks when granting bonus density are there any requirements that bonus units be a mix of sizes with different numbers of

Bedrooms or might Arlington end up with all bonus units being the smallest in that particular development typically the requirement is that the development the affordable units have the same mix of number of bedrooms as the total project in fact Arlington though negotiates with the individual developers to get more 2-bedroom units

And rather than efficiencies and then will actually help to pay the cost to build three-bedroom units because they’re at such a premium and and are not very available within the inventory but generally there are requirements that either it’s the same mix or it’s at least the same square footage of the

Same percentage of the square footage of the project is so if it was twenty percent of the net new units and you might term that as twenty percent of the net nu square feet in order to get larger units Maya writes that she’s a graduating Duke University graduate

Student so congratulations Maya yes and that past year past year she’s been working with a local MP Oh on the same issue in North Carolina related to rail investments planned in the Triangle area she said both Anita and Alex have mentioned form-based codes as a mechanism for preserving affordable

Housing near transit what’s more moist codes initially just part of the planning process or was it put in place for a specific issue related to transit oriented development maybe Alex you want to chime in on this one sure I’ll start and just to provide a little bit more background about the

Form based code in Arlington when before the form based code we weren’t having any activity whatsoever along columbia pike so initially it was not intended as an affordable housing to it was intended as a development incentive in and of itself and so is back with the form is code developments in the commercial

Areas there is no affordable housing requirement on those projects and so really those projects were intended to jumpstart the area in whatever way possible it is also meant to be planned in tandem with transportation we had closely lake land use planning and transportation and every quarter in

Arlington so certainly here in order to build the transportation system that we wanted to have the land use plan that we wanted and link them up the forum based code was compatible with having the densities necessary to have full trains and full buses and have a functional

Community as far as getting people to work and giving them to shopping and doing the more they want to go so it really turned into more of an affordable housing tool for us and of course as this project as a way to continue what we started with the forum based code in

The commercial areas but change it a little bit in that guess we’re still looking for the similar kind of build out but this time you know we’re dealing with a very critical affordable housing resource already and just want them to be mindful of that and use some of the additional density to leverage

Affordability so this video yeah there’s nothing inherent in the form based code that makes it special to affordable housing it is very effective in in terms of expediting the approval and reducing the uncertainty so it’s it is an incentive for every kind of development but in our case it was a conscious

Choice that you could only achieve the higher density and you could only take advantage of the the expedited approvals and for base code by pop ting into providing affordable housing so that was that was the real impetus for it but I think besides just wanting to be an incentive to

Development it’s also a much higher quality of development I think when you’re done the nature of the relationships of the buildings to the public spaces are more acceptable or more desirable and more supportive of a walkable community and if you see if you get the opportunity to see some of the

Presentations that contrast form based code with traditional Euclidean zoning I think it’d be very impressed that you know what we thought we were going to get under Euclidean zoning we didn’t wasn’t what we really wanted you know that it didn’t create the public kind of public spaces that we were hoping for

And so form based code is much more prescriptive in that in that sense of saying this is the bill to mine and this is your minimum and maximum heights and you have to make some variation in the facades in order to keep it interesting but but otherwise then it’s left open to

The to the creativity of the architect and the developer Jonathan ask pertaining to the rush issue of transfer of development rights you mentioned the need for strong sending areas does the existing stock have unused density or will you need to rezone to add density to create value to the transfer in some

Cases there is unused density it’s generally not enough to make the difference and so it’s likely that there would be a zoning there would be additional density associated with those properties for the express purpose of transferring and selling and transferring the rights to another site

So it is it started off I think in the initial years where you would be density say of 10 units per acre and and the zoning would allow you to be a 24 and so there was a big difference between what existed and what could it be developed in a historic district now

In this case there’s not they’re pretty well build close to the maximum existing zoning and so it would be Oh an award of additional development rights specifically for the purpose of transferring them to another site paul asks has the county considered are used in enclosed inclusionary housing requirement I Eirik lying all new

Residential development above a size threshold to provide a percentage of affordable dwelling units in a project well that’s not it’s not legal in Virginia one of the issues is that Virginia is a Dillon rules state that says localities can do only what the state explicitly authorizes them to do

And the state has never authorized the localities to do inclusionary zoning so this take the bonus density has some of the same flavor of an inclusionary zoning but it has to be tied explicitly to the new value and the new development capacity created by the bonus density so

That you can’t just say everybody must build ten percent affordable units you have to increase their zoning when their zoning envelopes to allow them to build more units and then a portion of those can be required to be affordable to in order to participate or to take advantage of the bonus density ok

Richard asks was there any neighborhood opposition to this sixty percent am I housing goals and excites I have not heard opposition that is an unusual community in the sense that there is a lot of support and appreciation for the diversity that exists now for households that range from 20 to one hundred and

Twenty percent of ami and that was that was an explicit decision by the community as they entered into the planning process to try to preserve some of that population diversity so you know whether you get to an individual homeowner you know that may be opposed to having affordable housing near them I

Think that generally the community had accepted it there is some feeling within the community that too much of the market affordable units are concentrated on the western end of the pike and not as much on the eastern end where the units are typically more expensive and so there was some explicit goal that

They wanted to see the affordable units just first along the corridor but I didn’t hear any real direct opposition to nod thanks to the place that Columbia Pike starts from you know everybody who lives on the entire corridor knows that it’s an incredible resource for affordable housing and so when there has

Been planning projects associated with Pike its kind of baked into the cake that affordable housing will be part of the desired outcome so we really didn’t hear much opposition about that at all there were just a lot of curiosity questions about how it was going to be

Managed and you know what was being planned for as far as Heights and densities and was it going to be consistent with what’s already planned in between these residential areas and what we planned before so it was kind of you know since the community was okay was what was planned

In 2005 and that was actually had a lot of grassroots support this one you know it went through I think a lot easier because that project had paved the way and again everybody understands is the pike you know as quite a mix of incomes and housing price points and it probably

Helped that much of what was being proposed for new affordable housing would be in the context of mixed income house and so that it would be you know ten to twenty percent of the units where’s the rest would be market rate units which would actually be in some

Cases as step up in the a commenta socio-economic characteristics of a community just the addition of those new units John asks specifically the new newly built projects Penrose halsted Santa park on columbia pike what’s the difference between the rental rates for a two-bedroom apartment at market rate versus the assisted housing I think

Janiel you’ll be surprised too expensive our housing is here yeah and now Thanks right thanks to the rental rates kind of i don’t have it in front of me but if i was to make an estimate for a two-bedroom in one of those projects i would have to say that probably was 25

Hundreds of death sound right Anita probably these these are very high-end for columbia pike yeah they’re on the luxury end of the spectrum an affordable rent for a two-bedroom unit would probably be on the order of say 1,300 so there’s mote in most places as distinct from these luxury developments the

Disparity was about I want to say maybe five or five hundred dollars a month five to seven hundred dollars a month between market rate and affordable at sixty percent of May in my yeah a lot of the projects that were already sitting there that are much of racy

The differences weren’t nearly as much but with these new projects the rents are coming in not too far off of what rents has been in the Metro quarters they’ve been able to fill up the buildings okay we’ve had a couple more questions just about the plans from be a

Pike in general that relate to shade and tree cover and community facilities and you know with the there’s actually I don’t know if we mentioned it but a streetcar plan for columbia pike and a lot of transportation improvements as well as all of the redevelopment Alex

You want to provide a sense of how you know the county plans to preserve and enhance the natural resources in the area sure I think the overall point is that change was coming to columbia pike one way or another and we could have it the unmanaged and you know have it

Happen under existing zoning not really upgrade these transportation system you know just kind of do business as usual on community facilities but instead we really have a comprehensive package what we’re looking at it from all in all these different respects like you said you know there’s there’s the streetcar

That’s coming we’re doing street work improvements along the pike right now at a wide the sidewalks to put in new turn lane new median islands to make pedestrian cross crossings more safe new form based code projects would require tree coverage on on the street fronts and you know the new projects do have

Them the trees are young right now so they haven’t quite grown in yet but if it’s anything like development we’ve had other parts of the county that it will grow in and it will look pretty nice as far as the facilities and natural resources you know there are Latino

Community center is going to be a really nice building when it’s done obviously replacing the older community center and we’ve been able to get some community facilities in ground floor retail like the Arlington free clinic we do have a library along columbia pike and we attempted to relocate that a couple of

Years ago but so community liked it just where it was and so that will day and as far as the park’s piece you know there’s a lot of great stream corridors in south arlington and those intersect with quality defects you see a lot of bike riders and walkers using the

Joggers using those and then we’re going to we’ve been kind of trying to do the park’s piece like the Penrose square where you’re looking at more urban park space rather than traditional suburban park development so plazas little places for markets and places interact and that kind of stuff already goes on in

Columbia pike but more often than not you know they may use a parking lot for all right so now we’re going to have some some nice bass major spaces to do that we already do so yeah it’s all coming together itself changing and people you know have been patient and

We’ll have to continue to be patient because it’s just it’s going to be a long process and there were our requirements under the forum based code that the private developments have to provide some private open space within their developments as well next question from Lenore in the 1960s I toured reston

Virginia and Columbia Maryland as quotes state-of-the-art plant communities how have these cities fared over the years relative to their affordable housing value and how does their experience fit into the current dense housing along the transit corridor planning efforts assuming in columbia pike and across the nation we need a you may have some

Perspective on that question I think you know both resting in Columbia have flourished they are now in the stages of refitting to try to create even more walkability and in some cases more density so in downtown Columbia’s is being redesigned with a move away from the parking lots

And into more structured parking and a greater mix of residential and commercial space and rest honest and the same thing with their town center I don’t honestly know that the the specifics of affordable housing in reston in and in columbia and the colombiano explicitly provided for a mix of multifamily and single-family

Development in order to have a range of rental opportunities available to future residents in expect something that some of those were more committed affordable units that I expect have probably been extended to multiple renewals or their contracts that I can’t really answer the question from direct experience okay

Gordon asks form based codes do not necessarily include residential density limitations or density limitations introduced in order to facilitate the transfer of development right know that there are no density limitations within form based cody’s absolutely right it doesn’t relate to densities it’s not defined as densities but and we haven’t

Gotten to the details of how to make the transferable development rights work within the context of form based code but I expected will yeah I probably will be expressed in terms of of a number units and then a set an average assumed square footage per unit as part of the

The creation of rights that are available to be transferred to other sites Daniel asks in an era of declining incomes and increased housing costs is their rent control I think you dress this earlier and he does say that our state legislature doesn’t doesn’t allow us to do things like this I don’t know

If you want to elaborate a little more well I think it’s the long term experience with rent control has has been problematic because of the failure of landlords to continue to maintain the properties in good condition over them their long life span when constrained by

Rent control so it was not really it was thrown out and considered as one of the tools we’ve looked at for the plan but it really wasn’t seriously considered because it would have required state legislative approval and that was unlikely but i think it’s it’s probably not sure the first choice as an

Economist that would not be the approach i would take okay and even you and Alex may have a an answer to this next question what types of commercial businesses are you seeing interested in being successful with in typical mixed-use development and I think Anita maybe you can speak a little bit more

Broadly Arlington experiences mixed-use and location and economic conditions is quite different than doing mixed-use and you know Fairfax County are some more very much more suburban second tier suburban jurisdictions in the national capital region so i’m guessing Wes maybe your question had some stomach some stem from those different conditions and

Other to other parts of the country we’re doing mixed uses in quite a different context yeah I can start on that one as I was talking about during the presentation you know the majority of our office and hotel activity exists and the Metro Court or so this corridor we really are looking for

Community serving retail and ground for uses and would only really expect to see some of that mezzanine level kind of you know 10 to 15 person forearm level office activity and we you know we did some of that in the Santa Park development there a couple of other

Sites along as I quarter that it could be amenable to to office development or door had some interest in actually hotel development particularly once the transportation system is upgraded but right now the other pipe is kind of going through a succession it started as this corridor with the auto oriented

Retail retail with the apartments multifamily apartments in between now we’re seeing the mixed-use development with the residential over retail and I would expect as that continues to happen get our first office building in our first hotel within the next you know five or ten years but right now kind of

Establishing itself as a market is kind of in a in a growth progression certainly elsewhere within Arlington you have very successful nuke juice developments that include a shopping mall in a hotel and major office space as well as residential space I think with mixed-use development essentially there’s nothing magic about the fact

That it’s mixed use your ability to be a successful business within a mixed-use development relates back to the same criteria you would use as an office tenant looking at any site so they or a retail tenants looking at any other site you get some advantages from having the 24-hour environment of a mixed-use

Development and for having some built-in market from the office tenants or the residents who then shop in the stores or eating the restaurants but but you still have to depend on the wider market and so it it’s the nature of your location and the nature of the market

Around you and where your competition is as to what kinds of businesses will be most successful within a mixed-income devel an excuse development and the easy answer on the retail is that it probably favors restaurants and food more heavily than other types of retail but that’s that’s probably gross overstatement

Relative to the wide diversity of mixed-use developments and what’s been successful within them but but we do see quite a few lifestyle centers with entertainment and restaurants and retail and housing developed collectively that was actually i believe the last question that’s come in today so I just I’m half

Of the economic development division like to thank both Anita and Alex for spending their early afternoon here on Friday with us and of course all of our attendees and Brittany would you like to close this out sure um well thank you again Anita in Alex for the presentation

And also Shana for hosting our session today and for the attendees who are still with us I’m just going to go over how to log your CM credits for attending today’s webcast so if you just want to stay here for a moment all switch over to my screen in Willa go through that

Alright well first off to log your seeum credits for attending today’s webcast please go to ww planning org slash cm and select today’s date which is Friday April 27 and then select today’s webcast which is preserving affordable housing in a transit corridor this webcast is available for why and a half cm credits

Also we are recording today’s sessions so you will be able to find a recording of this webcast along the PDF of the presentation at wwu ta PA org slash webcast archive and this does conclude today’s session I want to thank everyone again for attending

ID: mg4An2vBGE8
Time: 1343154808
Date: 2012-07-24 23:03:28
Duration: 01:27:17

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