establishment of a housing conservation district · 2017. 12. 21. · poverty rates by census...
TRANSCRIPT
Establishment of aHousing Conservation District
County Board HearingDecember 16, 2017
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• The Housing Conservation District (HCD) would be a new General Land Use Plan (GLUP) special district designed to encourage continued housing affordability in traditionally market-rate affordable neighborhoods
• Consistent with adopted County policies • Special development provisions would apply in this area• Would be implemented in phases
• This first phase would establish the HCD through:• Adoption of a Housing Conservation District Policy Framework to guide
its future development • A GLUP amendment identifying its goals, objectives, and mapped
boundaries • An AHMP amendment to reference the HCD as an implemented policy• A Zoning Ordinance amendment requiring site plan approval for new
townhouse development in the HCD
Summary
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• In response to housing affordability needs, the County Board adopted the Affordable Housing Master Plan (AHMP) in 2015
• The AHMP is an element of the Comprehensive Plan
• AHMP Objective 1.1: Produce and preserve a sufficient supply of affordable rental housing to meet current and future needs.
• 1.1.1: Encourage the construction and preservation of affordable rental housing through land use/zoning policy, financial and technical assistance.
• 1.1.3: Make every reasonable effort to prevent the loss of market-rate affordable rental housing.
• 1.1.4: Encourage and incentivize the distribution of affordable housing throughout the County.
Background
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2,7800
2,0004,0006,0008,000
10,00012,00014,00016,00018,00020,000
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
Affo
rdab
le H
ousi
ng U
nits
Affordable Housing Supply 2000-2016 - Countywide
MARKs up to 60% AMI
MARKs from 60% to 80%
Committed Affordable
Background: MARKs Report
• April 2017: MARKs Report presented to County Board• Supply of MARKs is declining
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PURPOSE: Encourage continued housing affordability in market-rate affordable neighborhoods.
CONSIDERATIONS:• Historic characteristics• Rents impacted by age, amenities and location• Zoning non-conforming conditions• Limited unused development potential• Affordable housing usually requires subsidy• Neighborhood contexts• Townhouse development
Challenge: How to incentivize affordable housing while minimizing impacts to established, lower- and medium-density neighborhoods?
Developing the HCD
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Housing Conservation DistrictPolicy Framework
12 defined areas, based on GLUP, zoning, and other criteria.
Allow for context-appropriate renovation, addition, infill, and redevelopment projects in exchange for affordable housing.
Two phases, with first designed to establish the district and respond to immediate redevelopment pressures.
RECOMMENDATIONHCD POLICY FRAMEWORK ANALYSIS Where?
How?
When?
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Respond to Zoning Ordinance nonconformities• Parking, setbacks, and lot coverage
Allow for context-appropriate development alternatives • Renovation,• Addition,• Infill, • Partial-Conservation/Partial-Redevelopment, and • Full Redevelopment
The scale of proposed changes would impact:• The review process (administrative review/use permit)• Affordable housing requirements
HCD Policy FrameworkGeneral Concepts
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Where is the HCD Proposed?
Criteria:• Planned on the GLUP for Low-Medium and Medium Residential development; and• Zoned RA14-26, RA8-18, or RA6-15 (known as the Multiple-family Dwelling
Districts); and• With two or more MARK buildings/complexes (or a single large complex).
Additional Considerations:• Limit properties not included in MARKs Report• Include nearby Committed Affordable housing (CAFs)• Exclude site plan-regulated properties• Follow lot lines, roadways, natural barriers, zoning, and GLUP district boundaries• Include any market-rate buildings with rents from 80-85% AMI• Incorporate Lee Highway properties
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Where is the HCD Proposed?WESTOVER EXAMPLE
Low-Medium GLUPMultiple MARKs
Proposed Boundary
RA14-26 Zoning
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Proposed Components of the HCD
Proposed Housing Conservation District
Sector and Area Plan Boundaries
Established Planning Corridors
JEFFERSON DAVIS CORRIDOR
LEGEND
WESTOVER
NORTH HIGHLANDS
SHIRLINGTON
PENROSE
ARLINGTON RIDGE –LONG BRANCH CREEK
WAVERLY HILLS
LEEWAY OVERLEE
JOHN M. LANGSTON -GLEBEWOOD
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Boundary Refinements Since RTA
• Minor adjustments to the boundaries of five of the twelve proposed HCD areas
• Exclude two additional site plan-regulated properties near Spout Run-Lyon Village
• There are areas of existing townhouse development along the edges of the proposed HCD
• These properties are unlikely to be redeveloped in the foreseeable future
• Impacts on land use and building form have already occurred
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Boundary Refinements Since RTA
Existing townhouse development proposed to be removed from the HCD boundary.
Boundary proposed in November 18, 2017 RTA (combination of red and black lines).
JOHN M. LANGSTON-GLEBEWOOD
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Boundary Refinements Since RTA
Existing townhouse development proposed to be removed from the HCD boundary.
Boundary proposed in November 18, 2017 RTA (combination of red and black lines).
SPOUT RUN-LYON VILLAGE and NORTH HIGHLANDS WEST
Existing site plan development proposed to be removed from the HCD boundary.
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Boundary Refinements Since RTA
Existing townhouse development proposed to be removed from the HCD boundary.
Boundary proposed in November 18, 2017 RTA (combination of red and black lines).
WESTOVER
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Boundary Refinements Since RTA
Boundary proposed in November 18, 2017 RTA (combination of red and black lines).
PENROSE
Existing area of townhouse development proposed to be removed from the HCD boundary.
The HCD boundary would now exclude a 10-unit MARK in an area of townhouse development.
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HCD Goals
• Implement the Affordable Housing Master Plan via the General Land Use Plan
• Encourage the retention and renovation of existing rental affordable housing units
• Provide opportunities for the creation of new affordable units (either rental or ownership) when redevelopment occurs
• Maintain the character of established multiple-family areas, considering historic buildings, tree canopies, mix of affordability, and mix of rental vs. ownership housing
• Signal that a variety of tools are available to achieve the above, including removing zoning barriers to reinvestment
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HCD Objectives
• Preserve market-rate affordable housing up to 80% of AMI
• Provide committed affordable (CAF) rental housing up to 60% and 80% of AMI
• Provide ownership housing between 80% and 120% AMI
• Preserve buildings listed on the Historic Resources Inventory (HRI) or National Register
• Incorporate sustainable building practices
• Encourage renovation and infill development while accommodating redevelopment
• Ensure projects are compatible to their surroundings
• Ensure any new density can be supported by existing infrastructure, including the transit network
• Encourage creation of underrepresented housing forms
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When Would the HCD BeImplemented?
Phase I
• Adopt HCD Policy Framework• Adopt GLUP amendment• Adopt AHMP amendment• Adopt Zoning Ordinance amendment for townhouse development
Phase II
• Formulate an HCD Plan• Pursue Tier 1, 2 and 3 development incentives through zoning and financial
tools
NOW
2018
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PHASE I
Phase I
• Adopt HCD Policy Framework• Adopt GLUP amendment• Adopt AHMP amendment• Adopt Zoning Ordinance amendment for townhouse development
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Adopt HCD Policy Framework
Establish high-level concepts for the district
• Range of development alternatives
Describes the rationale for:
• The goals, objectives, and boundaries proposed in the GLUP amendment
• The proposed Zoning Ordinance amendment for townhouse development
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Adopt GLUP Amendment
• Add GLUP Note #28
• Describe and map the HCD in the GLUP Booklet
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Adopt AHMP Amendment
• Indicate that the HCD will implement policy statement 1.1.3 (“Make every reasonable effort to prevent the loss of market-rate affordable rental housing.”)
• Add the following text to page 19 of the AHMP:
“In furtherance of this policy the County has established a Housing Conservation District in the General Land Use Plan to encourage the retention and renovation of existing rental affordable housing units, and to provide opportunities for the creation of new affordable units when redevelopment occurs.”
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Adopt Zoning Ordinance Amendment
• Reclassify townhouse development as a special exception use requiring site plan approval within those RA14-26, RA8-18, and RA6-15 zones that are within the boundaries of the HCD
• Existing GLUP and Zoning Ordinance provisions for townhouse development:
*Special exception use within the boundaries of the Fort Myer Heights North Special District owing to impacts on historic buildings, tree canopies, and affordable housing
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Adopt Zoning Ordinance Amendment
PROVISIONS FOR EXISTING TOWNHOMES• May continue to obtain building permits for interior and exterior repairs,
alterations, additions and expansions that comply with zoning district standards (i.e. lot coverage, setbacks, and parking) without site plan approval
EFFECTIVE DATE• Proposed to be effective as of the RTA (November 18, 2017 County Board
Regular Meeting)
COUNTY BOARD DIRECTION AT THE RTA• Should the proposed amendment be adopted, the County Board directed
the County Manager to return with an additional Zoning Ordinance amendment in conjunction with Phase II of HCD implementation to either continue, repeal, or modify the reclassification of townhouse development in the HCD
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• Phase II will consider alternative review processes for townhouse development within the HCD
• Can include an update to Administrative Regulation 4.1 to clarify submittal requirements/review procedures for townhouse development projects
• County already applies fewer site plan conditions for townhouse development • Different scale and type of construction than the mixed-use buildings
typically approved in the Metro corridors• Some negotiated contributions are omitted (e.g., public art fund)• Transportation Demand Management elements may be adjusted• Green building standards adjusted (i.e. Green Home Choice vs.
LEED certification)
Site Plan Considerations for Townhouse Development
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Phase I Summary
Phase I
• Adopt HCD Policy Framework• Adopt GLUP amendment
• Goals• Objectives• Boundaries
• Adopt AHMP amendment• Adopt Zoning Ordinance amendment for townhouse development
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2017April County Board Work Session
June/July Check-Ins with LRPC, Housing Commission, andHALRB
September 20 Leckey Forum DiscussionOctober Updates with LRPC/ZOCO, Housing Commission,
and HALRBNovember 22 Presentation to NAIOPNovember 27 County Board RTA
December 6 Presentation to Arlington Chamber of CommercePlanning Commission public hearing
December 7 Housing Commission public hearingDecember 16 County Board public hearing
Phase I Public Engagement
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Phase II Public Engagement Strategy
Jan - Feb - Mar Apr - May - Jun Jul - Aug - Sep Oct - Nov - DecInform Analyze Draft/Final Recommendations
Early Outreach
@ feedback @ feedback
FocusGroup
Focus Group
RTA Board Action
Pre RTAConsultation
s
• Owners• Tenants• Civic Assoc. Presidents
Updates and briefings with County Commissions
2018
Focus Group
• Planning Commission• Housing Commission• Historical Affairs &
Landmark Review Board• Economic Development
Commission• Owner/Developer
Organization• Tenant Organization• Civic Federation• Lee Highway Alliance• Alliance for Housing
Solutions
Informational Open House
HCD Advisory Group to Staff, representing:
Open House –Updates & Ideas
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Commission Recommendations
• Historical Affairs and Landmark Review Board voted unanimously to recommend the County Board adopt the Phase I HCD implementation actions.
• Housing Commission voted 7-4 to recommend the County Board adopt the Phase I HCD implementation actions; will send a letter recommending that Phase II be conducted expeditiously in 2018 and that it actively pursue development incentives.
• Planning Commission voted 9-0-1 to recommend the County Board adopt the Phase I HCD implementation actions, supplemented by the following additional recommendations:
1. Recommend that Phase 2 of the HCD process examine public review processes other than site plan for townhouse development in HCD.
2. Recommend that Phase 2 of the HCD process examine removing by-right townhouse development from all RA zoning districts and replacing it with some type of public review process.
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Recommendation
Recommend the County Board adopt:
A. The Resolution to adopt the Housing Conservation District Policy Framework;
B. The Resolution to amend the General Land Use Plan;
C. The Resolution to amend the Affordable Housing Master Plan; and
D. The Ordinance to amend, reenact and recodify Articles 6, 12, and 16 of the Arlington County Zoning Ordinance.