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8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
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AFFORDABLE HOUSING
FOR
LOWN MODERATE
INCOME FAMLIE
S
IN
RESTON
Reston Interfai th
Housi ng Corporati o
n
Background
Paper
J anuary
984
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
2/21
AFFORDABLE
HOUSING
FOR LOWNDMODERATE INCOME
FAMLIE
S
IN RESTON
RESTON
INTERFAITH HOUSINGCORPORATIO
N
BACKGROUNDPAPER
RESTON
PLANNED
NEW
TOWN
Reston
as
a
pl anned
residenti al
communi ty
owes
much
of
i ts
character
to i ts
creator,
R E Simon. To thi nk that
j ust
a
l i ttl e more
than
twenty
years
ago
where
Reston stands
were
j ust
a
handful
of homes and the
Bowmn
di sti l l ery.
Fortunatel y
fi rst
and
foremost
i n
Simon s mnd was that the
devel opment
of Reston
not be
characteri zed
by
randomsuburban
spraw
but,
rather, be a
pl anned
NewTown.
Seven
goals
have
gui ded
Reston s
devel opment
since
i ts
begi nni ngs.
The
second
of these
goals
states: I t
shoul d
be
possi bl e
for
anyone
to remin i n a
si ngl e
nei ghborhood throughout
hi s l i fe,
uprooti ng
bei ng
nei ther i nevi tabl e
nor
always
desi rabl e
By
provi di ng
the ful l est
range
of
housing styl es
and
pri ces
--
from
high-ri se
effi ci enci es
to
si x
-bedroom
townhouses and detached
houses,
housi ng
needs can be
met
at
a
vari ety
of
i ncome
l evel s
and at
di fferent
stages
of
faml y
l i fe Thi s kind of mx
permts
resi dents
to remin rooted i n
the
communi ty
--
i f
they
so choose
as thei r
parti cul ar housi ng
needs
change.
As a
by
-product
thi s
al so
resul ts
i n
the
heterogenei ty
that
spel l s
a
l i vel y
and vari ed
communi ty.
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
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-2-
Cedar
R dge,
Reston s
fi rst
rental
devel opment
for
l ow
i ncome
faml i es
was
not
completed
unti l
1970
. The
process l eadi ng
to
Cedar
R dge
had,
i n fact,
begun
much
earl i er
. The
Reston
Times
reported
on the
pl an
three
years
earl i er
i n a front
page
arti cl e on
August
16,
1967
. The
headl i ne
read,
Reston
Resi dents
Have
Formed a
Uni f i ed
Front
i n
Defense
of the Lower Income
Housi ng
Pl ans . Thi s
l ag
time between the
proposal
of l owand moderate
i ncome
housi ng development,
the
fundi ng
and the
constructi on
woul d
prove
to be
typi cal
i n
Reston.
A so, the
goal
of
ful l
range
of
housi ng styl es
and
pri ces
conti nued
through
the
years
to
have
a
l arge
amount
of
support
fromthe Reston
communi ty
and the
Reston
Communi ty
Associati on
(RCA).
By
earl y
1970,
concern about the l ack of affordabl e
housi ng
for
l ow and moderate i ncome
faml i es
wshi ng
to l i ve and
work
n
the new
town
of
Reston had brought together representati ves
of
seven Reston
rel i gi ous organi zati ons
The
group,
Reston Inter-
fai th
Housi ng Corporati on,
i s
nonprofi t corporati on
establ i shed
to
i ncrease
the
housi ng opportuni ti es
for l owand moderate
i ncome
persons
Uti l i zi ng
federal
funds, Reston
I nterfai th
sponsored
Laurel
Gade
Apartments
i n
j oi nt
venture wth
pri vate devel oper.
th
the
compl eti on
of
Laurel Gade
i n
1974, 200
more l ow
and
moderate i ncome
faml i es were
abl e to fi nd affordabl e
housi ng
i n
Reston
The
number of
assi sted
faml y
uni ts
compl eted
i n Reston
at
the end of 1974 was
688
uni ts.
A though
Reston
experi enced
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
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-3-
steady
economc
and
residenti al
growh,
no addi ti onal
uni ts have
been
bui l t for
faml i es at
the
l ower
end of
Reston s
i ncome
scale
since
1980.
Ownership
of I sl and
Wal k s
102
cooperati ve
uni ts
was
turned
over
to the residents
that
year.
ASSISTED
FAMLY 1
UNTS
INRESTON
mef
assi sted
famly
uni ts
avai l abl e at the
438
end of 1973,
the
end
of
Reston s fi rst decade
of
occupancy
.
Cedar
Rdge
1970)
-
198
units
Stonegate
1973)
-
240 uni ts
Number
of
assi sted
famly
uni ts
that became
avai l
-
368
abl e
duri ng
Reston s
second decade of
occupancy,
1974
through
1983.
aueade
1974)
200
units
The
Green 1975)
50 uni ts
Shadowood
1975)
16
uni ts
I sl and
Wal k
Coop
1980)
102
uni ts
806
Total number of assisted
famly
uni ts avai l abl e
i n
Reston,
representi ng
approximatel y
5.9
of
Reston s
13,550
housi ng
uni ts
Toward the end of 1980
i t became
apparent
to Reston
I nterfai th
that a
sl owdown in
the
producti on
of
assi sted
famly
uni ts
was
occurri ng
i n
Reston.
Thi s was
a resul t
of
general
communi ty wari ness fol l owng
the
growth
between
1970
-1975
.
From
thei r
experi ences
wth
Laurel Gade,
Reston Interf ai th
recogni zed
1/
mssi on
of
any
di scussion i n
thi s
paper
of
el erl y
households
does
not
imply
that
housi ng
for
elderl y
l owand
moderate
i ncome
househol ds
i s
not needed
i n
Reston.
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
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-4-
that
typi cal l y
a number of
years
el apses
fromthe time of a non-
profi t group' s
fi rst
i nvol vement
and the
occupancy
of
any
assisted
uni ts.
What concerned
Reston Interfai th was
the
possi bi l i ty
that
l ow and
moderate-i ncome
housi ng
constructi on in Reston
woul d
gri nd
to
a
stop.
In
that case, future
vi l l ages
woul d
not
contai n
a
ful l
range
of
housing,
and low and
moderate
-i ncome faml i es
woul d
remain
concentrated
al ong
Gade
Dri ve. As the
detrimental
effect
of concentrati on
of low and
moderate-i ncome
housi ng
had
been
demonstrated
in
other communi ti es,
ston
I nterfai th
feared
that
thi s woul d
not be
good
for
the new town
of
Reston.
Meanwhi l e,
commerci al ,
l i ght
i ndustri al ,
and busi ness
growh
i n Reston
conti nued to create a
ful l
range
of new
j obs
.
FAMLY
(AND
ELDERLY)
ASSISTEDUNTS
13? VILLAGES
Hunt ers thSout
h
Dogwood Wods
Lake
Anne
Point
Lakes
Tal l
Oaks
The
(Fel lowship (Fel l owship
eda
Green
ouse
224
House
24
Rdge
19
8
50
Laurel
Shadowood
sandal k
Gade
6
p
1 2
200
Stonegate
-
240
Reston I nterfai th
appl i ed
for
Communi ty
Devel opment
B ock Grant
(CDBG
funding
in
1981.
The
appl i cati on
read:
Funds
wl l be
used to
determne the
feasi bi l i ty
of
bui l di ng
cluster,
townhouse and/or
cooperati ve
l owand
moderate
housi ng
in
the
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
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-5-
Phase I I I
secti on of
north
Reston.
Funding
wl l cover
admni strati ve
costs associ ated
wth
pl anni ng
and
devel opi ng
communi ty
support
Subsequentl y
15,000
of
Year 7 s CDBG funds
were
approved
by
the
Fai rfax
County
Board
of
Supervi sors
and the
Department
of
Housi ng
and
Urban
Devel opment
(BUD
for
that
purpose
.
Reston Land
Corporati on s
housi ng
pol i cy
begi ns
wth
the
second
of the
ori gi nal
goal s
set
i n
pl anni ng
the
devel opment
of Reston, a ful l
vari ety
of
housi ng
and
i ncome l evel s woul d
be
avai l abl e
i n
the
newtown. Furthermore,
Al
Hagel i s,
a
Reston
Land
pl anner,
i n
l etter to
Reston I nterf ai th
i n
1981,
poi nted
out
that Reston
has
always
been
open
to
the
devel opment
of l owand
moderate
i ncome
housi ng
Mr
.
Hagel i s
al so wote
of Reston Land
Corporati on s
commtment to
work
for the
achievement
of
a ful l
range
of
housi ng
Reston
Land
has been
qui te
successful
i n
attracti ng
devel opers
of townhouses
that sel l at
pri ces
bel ow
the
county
medi an.
According
to
the Fai rfax
County
Of i ce
of
Research
and
Stati sti cs
(ORS),
the
l atest, 1981,
median
famly
i ncome
fi gure
for
the
Upper
Potomac
Pl anni ng
Dstri ct,
whi ch i ncl udes Reston,
i s
41,500
compared
to
county
median
faml y
i ncome of
41,600.
The current Reston
Land
Corporati on
Popul ati on
Market
Profi l e
gi ves
41,600
as the median househol d
i ncome
i n
Reston
The
medi an
housi ng
val ues
for
Upper
Potomac
and the
County
as
whole
are
shown
bel ow
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
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-6-
MEDAN HOUSING
VALUE
OF
OWNED
UNTS
1982
AND
1983
Upper
Potomac 1982 1983 Fai rfax
County
1982
9
Si ngl e Famly
$127,500 125, 900 11450$115,200
Townhouse
81,900
81, 200
87,100 87,300
Condomnium 42,800
44, 800
59,200
59,90
Al l
99,000
98, 800 104,100
103, 60
EMPLOYMENT IN RESTON
Simon envi si oned
an
economcal l y
vi abl e new
town
which
i ncl uded busi ness, commerci al ,
l i ght
i ndustri al
and
governmental
as
wel l
as
resi denti al
devel opment
.
Si nce
empl oyment opportuni t i es
and
housi ng
were
pl anned
for Reston,
Simon' s
fourth
goal
was
feasi bl e,
Peopl e
shoul d
be
abl e
to
l i ve
and
work
i n
the
same
communi ty
.
Accordi ng
to Reston Land
Corporati on' s
market
profi l es
almost 40%of
Reston' s
j obs
are
hel d
by
Restoni ans
Themarket
profi l es
al so stress
that the
number of
young
faml i es i n Reston
has
been
one of the
maj or
attract i ve forces
i n
drawng
busi ness
to Reston.
Resi dents i n
the
25-44
age
bracket
represent
the
heart
of an
act i ve l abor
force
Si gni fi cantl y, between
1970
and
1980
thi s 25-44
age
group
i ncreased at an annual rate of
56%
i n
Reston
compared
to
6%
of the
County
as
whole.
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
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-7-
Besi des
l ocal busi nesses
such as retai l and
grocery
stores and
restaurants
and l ocal
government i ncl uding
school s,
Reston i s home to si x
maj or
categori es
of
employers
: governmental
agenci es
;
professi onal
techni cal servi ce
f i rm;
nati onal trade
and
educti on
associati ons;
corporate
admni strati ve
headquarters
or
operati ons
centers
;
speci al i sts
of feri ng
personal
servi ces
; and
companies
engaged
i n el ectroni c
product
desi gn, assembl y
or
manu-
facturi ng.
Thi s
l ast
category,
more
commonl y
cal l ed
hi gh technol ogy
compani es, currentl y
i s
the
source of the
greatest
amount of
empl oyment
growh. Empl oyment growh
has
been
so
rapid
i n Reston
these l ast
few
years,
according
to the Fai rfax
County
Of i ce of
Economc
Devel opment,
that
j obs
nowoutnumber
households
.
Reston
at
present
has
approximatel y
13,550
households
and 14,000
jobs.
Competi ti on
for the
desi rabl e
hi
-tech
market
i s keen
i n
Fai rfax
County.
Reston has
emerged
as one
of the
most successf ul
areas i n
attracti ng
hi
-tech
f irm.
-tech
f irm
general l y
have
aestheti cal l y pl easing
bui l di ngs,
are
envi ronment l l y
sound, and
prefer campus
-type
setti ngs.
Reston s
hi
-tech f i rm
empl oym ny
techni ci ans
and sem
-ski l l ed
empl oyees
earni ng
bel ow
20,000
i n
addi ti onal
to
thei r
professi onal
staf f
of
engi neers,
managers,
etc
accordi ng
to a
Reston
Interf ai th
employer
survey
conducted
i n
1982. The Reston
Land
Empl oyment
Prof i l e states that hi -tech
f i rm have
al l
been
drawn
to Reston not
onl y by
the
qual i ty
of
the
physi cal
envi ronment,
but
al so
by
the
qual i ty
and
avai l abi l i ty
of the
l abor
force.
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
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-8-
A recent arti cl e
i n The
Washington
Post
outl i ned the
di ffi cul ti es faced
by
l ower
pai d
employees
of hi
-tech firm i n
Reston
when
tryi ng
to
fi nd
affordabl e
housi ng
i n Reston.
I n
parti cul ar,
many
of
Reston' s
newhi
-tech fi rm
are
tryi ng
to fi l l
cl eri cal
j obs
paying
$12,000
to
$16,000
.
To
quote
from
thi s
arti cl e,
For
Reston,
a
pl anned
town
based
on
the
concept
of
provi di ng
an
envi ronment where
peopl e
could
l i ve and
work
wthout
l eavi ng
the
communi ty,
the
growh
of
hightechnology
i ndustri es
i n western
Fai rfax
County
has created a
gap
between who works i n
Reston
and
who
can afford
to
l i ve there.
I f
housi ng
i s
ti ght
now
for
employees
at the
l ower end
of
Reston' s
i ncome scal e,
consi der
that Reston' s 1000 acre
Busi ness
Center
i s
onl y
about one-hal f
devel oped
RENTAL
HOUSINGSUPPL
Y
Rental
vacancy
rates are
extremel y
l ow
for
pri vate,
unassi sted rental
apartments
i n
Reston. A
survey
done
by
the
Wel iborn
Real ty
Company September
14,
1983,
reveal ed a rental
vacancy
rate of l ess
than
1/3
of
1%
for
these
apartments
Tradi ti onal l y
Restons
806
assi sted
famly
uni ts
have had
substanti al
wai ti ng
l i sts. Thi s
si tuati on has been
exacerbated
by
three
factors:
(1)
Unl i ke
other
older communi ti es i n
Fai rfax
County,
Reston
contai ns
no
ol der
rental
apartments,
those
often
referred
to
as
tri ckl e-down
housi ng;
2
currentl y,
accordi ng
to the
Fai rfax
County
Ofi ce
of
Research
and
Stati sti cs,
condomnium
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
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-9-
conversi on
has removed
approximatel y
430
rental
uni ts
fromthe
housi ng
market
in
Reston
;
j /
and
3
no
new
new
rental
housi ng
complexes
have
been
bui l t
by
pri vate
enterpri se
i n
Reston
duri ng
the l ast
few
years
Rents in the fal l of 1983 for an unassi sted
two
bedroom
apartments
in
Reston,
general l y
not
i ncl udi ng el ectri ci ty, ranged
from
426
to
430.
At that same time
in
an assi sted two
bedroom
apartment
at
Cedar
Rdge,
Laurel Gade,
and
Stonegate,
rents
ranged from
319to 412.
Wth
the
excepti on
of
Stonegate,
these
rents i ncl uded al l uti l i ti es.
I nvestors
have found rental
housi ng
unattracti ve in
term
of
return on thei r i nvestment
compared
to
other real estate
ventures
Hgh
interests
rates combined
wth
high
constructi on
costs
resul t in
rents that
are
unmarketabl e
.
Any
rental
housi ng
bui l t since 1977
in
Fai rfax
County
has invol ved
some
form
of
subsi dy
such
as
federal subsidi es,
tax-exempt
fi nancing
and/or
federal
mortgage
i nsurance
according
to a
League
of
Women
Voters
Fai rfax Area
Housi ng update
rel eased i n
March,
1983. Reston' s
devel opers
are no
excepti on.
/
Unl ess
conventi onal
mortgage
I f condomniumconversi on uni ts return to the
rental
market,
they
usual l y do so at
a
hi gher
rent.
A though
there are
no
fi gures
for Reston, in 1980 about
33
.5
of Fai rfax
County's
total
condomnumstock was rented
according
to
the
Housi ng
Needs
Study
RERC, March 1983.
3
Constructi on
of
rental
housi ng
complex
fi nanced
wth
conven-
ti onal
fi nancing
i s schedul ed to commence in
Reston
in l ate
1984.
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
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-10
i nterest rates
drop
l ower than
today' s
i nterest
rates,
apartment
complexes
bui l t
by pri vate enterpri se
wth
conventi onal
fi nanci ng
wl l
have
rents
too
hi gh
for l ow
and moderate i ncome
faml i es.
I f l ow
and
moderate i ncome
faml i es have to
pay
more
than 30%of thei r
i ncome
for rent and uti l i ti es,
they
are
cl assi fi ed
as excessi ve rent
payers
by
the
Department
of
Housi ng
and Urban
Devel opment
.
I n Reston,
though,
even l ow and moderate i ncome
faml i es
who want to
pay
more than 30%of thei r i ncome for rent
are
not
l i kel y
to
fi nd any
vacanci es
i n
pri vate,
unassi sted
housi ng
.
To make matters worse,
accordi ng
to Real Estate
Research
Corporati on s
Housi ng
Needs
Study,
whi ch was authori zed
by
the
Fai rfax
County
Board of
Supervi sors,
Upper
Potomac
al ready
has
the thi rd
highest
number of excessi ve
rent
payers among
Fai rfax
County
pl anni ng
di stri cts
. Furthermore
very
few
of
the
County s
excessi ve rent
payers
have i ncomes
over
20,000
.
FARFAX
COUNTY' S
EXCESSIVE RENT PAYERS
(RERC
23
Marri ed
22
wdowe
d
32
Dvorced
or
separated
S 23
Have
never
been
marri ed
The
squeeze
conti nues even
though
addi ti onal households
have been abl e
to
move
up
i nto
the
for-sal e market because
of
4/
Between 1970 and 1980,
accordi ng
to
Census
fi gures,
the num
ber of households
wth one
parent
and chi l dren i ncreased
by
132%
i n Fai rfax
County
.
Thi s
social
phenomenon
i n
i tsel f
creates a
greater
demand
for
more
affordabl e
rental
housi ng.
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
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somewhat l ower i nterest
rates.
Rental
apartments
freed are
quickly
snapped
up
by
faml i es
on the
wai ti ng
l i sts:
faml i es
who have l ost thei r
apartments
as
a
resul t
of
condomniumconver-
si ons, new
one
-parent
faml i es, or
new faml i es attracted
by
Reston s
empl oyment opportuni ti es.
PROECTED HOUSI NG NEEDS
The Fai rfax
County
Comprehensi ve
Master)
Pl an i denti f i es
the
areas
i n
each
pl anni ng
di stri ct
that
are
pl anned
for
mul ti famly
housi ng
.
In the
Upper
Potomac
pl anni ng
di stri ct, vari ous
undeveloped
secti ons of
Reston and Herndon contai n the
pri mary
l ocati on
that are
pl anned
for new
mul ti famly housi ng
.
The
potenti al
for
mul ti famly
housi ng
el sewhere in
Upper
Potomac i s
l ow
because
the
Comprehensive
Plan cal l s
for
l ow
densi ti es
In
the
Fai rfax
County
Housi ng
Needs
Study
Real Estate
Research
Corporati on
RERC)
l ooked
at three di fferent
ways
of
proj ecti ng
i ncome di stributions
by pl anni ng
di stri cts
for
the
present
decade, 1980-1990. Those al ternati ves, which
were
based
on
Counci l of Governments
COG
cooperati ve
forecasts,
were:
1
Current
I ncome
Profi l e: The 1980
percentage
i ncome
di stributi ons
i n each
pl anni ng
di stri ct
were assumed
to be
maintained
as
the
populati on
grows
;
2
Extrapol ati on
of Past Trends: The rate of
change
i n
the number of
households
i n
each i ncome
group
duri ng
the
1970 s was
determned
by usi ng
Census i ncome di stri -
buti on
data.
Thi s
rate of
change
was
then used
to
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proj ect
the
di stri buti on
of househol ds
by
i ncome
groups
for each
pl anni ng
di stri ct; and
3
Share of
Regi onal
Lower
I ncome
Employees: Projecti ons
i n thi s al ternati ve were based on the number of lower
wage j obs
in Fai rfax
County
i n
1980.
At that time
i t
was
determned
that
the
number
of househol ds i n
Fai rfax
County
bel ow the
regi onal
median i ncome was
equal
to 79
of the total
number
of
county
j obs
bel owthe
regional
median
wage. In
other
words
there were
1
.27
Fai rfax
County j obs
bel ow the
regi onal
median
wage
l evel for
every
househol d
in
the
county
bel ow the
regi onal
median
income
Thi s
percentage
was
then
used
to
proj ect
the
number
of
househol ds bel owthe
regi onal
median i ncome
need ng
housi ng
i n each
pl anning
di stri ct
i n
1985
and
1990
based
upon anti ci pated
j ob
growh
i n the
County
In
proj ecti ng
future
housi ng
needs for the househol ds
not
provided
for
by
the
pri vate
market RERC
assumed that
assi sted
newconstructi on woul d be bui l t for the
upper
end
of that
group
In
addi ti on RERC consi dered
that assi sted new
constructi on should
be
emphasi zed
i n the
rapi dl y
growng pl anni ng
di stri cts l i ke
Upper
Potomac
.
Some formof rent
supplements
woul d
be
necessary
for
the
poorer
households
Housi ng
needs
for
househol ds
not
provided
for
by
the
pri vate
market were
proj ected
for
each
pl anni ng
di stri ct
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
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for the
present
decade, 1980
-1990. I n
eachof
the three
proj ected
al ternati ves
of i ncome
di stri buti ons,
one
of the
pl anning
di stri cts
wth
the
greatest
need
was
Upper
Potomac
.
The
projected
needs were:
NEWUNTS
REQURED
FOR HGHEST I NCOME
HOUSEHOLDNOT
SERVED B Y
THE PRVATE
MARKET
INUPPER
POTOMA
C
1980-85 1980-1990
Current
I ncome
Pr of i l e
1179
3061
Extrapol ati on
of
Past
Tr end s
81
2265
Share
of
Regi onal Lower
I ncome
Employees
5 6015568
IN
ADDTION
RENT
SUPPLEMENTS
NEEDFOR
EXCESSIVE
RENT
PAYERS
IN UPPER POTOMAC
1980
-85 1980 990
Current I ncome Profi le
3 733 3153
Extrapol ati on
of Past
Tr end s
3612
5035
Share
of
Regi onal
Lower
I ncome
Employees
7 252
2097
Upper
Potomac households wth i ncomes between
20,000
and
24,999
in 1980 dol l ars are i denti f i ed
by
the fi rst
and second
proj ecti ons
as
most
needing
assi sted
new
constructi on
housi ng.
Usi ng
the
thi rd
proj ecti on,
households
wth
i ncomes
bel ow
20,000
i n 1980 dol l ars would
most
need the
new
constructi on
assi sted
housi ng.
The 1980
Wshington
Metropl i tan
Stati sti cal
Area
(WMSA)
medi an
faml y
i ncome was
27,887.
The
Department
of
Housing
and
Urban
Devel opment
(HUD
has determned that the 1983
WMSA
median
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
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-
faml y
i ncome
for a
faml y
of
four i s
35,800
The
i ncome l imts
for
HUD
program
are
currentl y capped
at
26,000
for
faml y
of
four.
POSSIBLE
SOLUTIONS
Two
opti ons
for
provi di ng
affordabl e
housi ng
i n Fai rfax
County
have
proved
unworkabl e so far i n
Reston
. One
opti on
i s
accessory housi ng
a
separate
l i vi ng
uni t wthin
a
si ngl e faml y
home
where
ei ther the
owner
or
the
renter
i s
elderl y
or
handi capped
.
In
fact,
at thi s
wi ti ng
no owner i n Fai rfax
County
has
appl i ed
for
such
a
zoni ng
vari ance
.
The second,
a free
county
servi ce,
i s
operati on
Match:
persons
who
have
space
i n thei r homes to share are
put
i n touch
wth i ndi vi dual s
needi ng
housi ng Unfortunately
Reston
i s one of
the l owest
placement
areas,
Operati on
match
does
not
pl ace
more
than two
persons
i n
any
househol d
Another deterrent i s the
necessi ty
of
personal
i ntervi ew at the
operati on
Match
offi ce
i n the Route One Corri dor
Unti l
very recentl y
no federal
program
for
new
construc-
ti on of l owandmoderate i ncome
faml y housi ng
was
bei ng
funded
by
Congress.
Constructi on for l imted number of newuni ts has
nowbeen
authori zed
by
the
Department
of
Housi ng
and Urban
Devel opment
HUD.
There are at
present
774 certi fi cates avai l abl e for
el i gi bl e
faml i es i n
Fai rfax
County,
Fai rfax
C ty,
and Fal l s
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
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Church
under the Federal
Secti on
Eight
Rental
Assi stance
program
El i gi bl e
Fai rfax
County
faml i es are
free to
l ocate
thei r
apartment
anywhere
i n the
county
from
landl ords
wl l i ng
to
accept
the
cert i f i cates.
Maximum
rent for
two
bedroom
apartment
i ncl udi ng
uti l i ti es i s
455.
The
di fference between the
rent
and
30 of
the
el i gi bl e
tenant' s
i ncome
i s
pai d
for
by
HUD
through
the l ocal
Department
of
Housing
and
Communi ty Devel opment
di rectl y
to
the
l andl ord
.
However, fewer than 40
of the
el i gi bl e
faml i es
wth
certi fi cates
use
them
i n
Reston
housi ng
that
i s
not
al ready
consi -
dered
to be
assi sted
.
State
resources
are
l imted,
as the
V rgini a
Housi ng
Devel opment
Authori ty
(VHDA)
recei ves
no
fundi ng
fromthe Common-
weal th
of
Vi rgi ni a.
I t
has recei ved
appropri ati ons
from
the
Federal
government
under assisted
faml y housi ng
program
no
l onger
bei ng
funded
.
VHDA
does not fund
cooperati ve
housi ng
.
Currentl y
i n
Fai rfax
County,
the
VHDA,
through
funds deri ved
from
i ts
power
to
i ssue
tax-exempt
bonds, conti nues to
be i nvol ved i n
provi di ng
bel ow
market
rate
fi nancing
for fi rst
time home
buyers.
The
Fai rfax
County
Redevel opment
and
Housing Authori ty
(RHA)
has recei ved
fundi ng
from
both
the federal
government
and
the VHDA. I n
addi ti on, the RHA,
wth
the
approval
of
the
Board of
Supervi sors,
can use i ts own
tax-exempt powers
to
provi de
bel ow
market rate
fi nanci ng
for the constructi on
of l owand
moderate
i ncome
faml y
housi ng
.
Proceeds
fromthe
tax-exempt
bonds are
l oaned
to
qual i fi ed
devel opers
.
The
developer
real i zes
savi ngs
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
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because of hi s l ower i nterest l oan
fromthe
RHA.
Thi s
savings
i s
passed
on
i n
the
form
of
l ower
rents to l ower i ncome faml i es who
under Federal
l aw
must
compri se
at
l east
20%of
the
residents of
a
development
f i nanced
through tax
-exempt
bonds. Faml i es
el i gi bl e
for
the l ower rents
must
be
earni ng
no
more
than
80%
of
the
median
faml y
i ncome
for the
Washington
area.
Thi s
i s
currentl y
an
i ncome
of
28,640
or less. The faml i es
i n
the moderate
i ncome
uni ts can
earn
up
to 95%of the Fai rfax
County
Median I ncome,
around 42,000.
No
cash
subsi dy
or costs
to
the
county
are
i nvol ved
wth
thi s
type
of
f i nancing.
Fai rfax
County
coul d
through
i ts
proffer
(vol untary
offer to
provi de) system
acqui re
l and,
uni ts,
or
cash
duri ng
the
rezoni ng process.
Sewer
and water
tap
fees, the
pro
-rata
cost of
si te
improvements
and
vari ous
permts
coul d
be
subsi di zed
by
the
County both
to
reduce
the
pri ce
of the
uni ts
and to
help
ensure
that the
devel oper
wl l
not i ncur
f i nanci al l oss on
the
proffered
uni ts. A
proffer
was made
by
Reston
Land
Corporati on
and
accepted
by
the
Fai rfax
County
Board of
Supervi sors
on
October 31, 1983 in
rezoni ng
case
l 83
C
-039
i n
north Reston. Reston
Land
Corporation
proffers
to hol d the
parcel desi gnated
for 260
mul ti famly
and/or
si ngl e faml y
attached
uni ts for a
peri od
of
two
2
years
and
wl l
seek a
devel oper
for a
market
rental
housi ng program
to
i ncl ude
up
to 20%subsi di zed uni ts
(dependi ng
on the subsidi zed
program
avai l abl e at
the time of
development).
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
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Reston I nterfai th
pl ans
to
request
seed
money
through
the
Communi ty
Devel opment
Block Grant
process
to
acqui re
an
opti on
on
land in North Point
Vi l l age
and to cover
front
-end costs such as
archi tectural and
engineeri ng
costs,
tap
fees, etc.
CDBG
funds
cannot be
di rectl y
used
for
constructi on
costs.
Appl i cati on
for
CDBG
funds are revi ewed
by
the RHA and ci ti zens
proj ect
sel ecti on
commttee. Fi nal
determnati on of the di stri buti on of
these
federal
al l ocati ons
i s made
by
the
Fai rfax
County
Board
of
Supervi sors
and must
be
approved
by
HUD
The Fai rfax
County
Department
of
Housing
and
Communi ty Devel opment
HOD
wl l
be
taki ng appl i cati ons
in
J anuary,
1984.
Other
possibi l i ti es
for
reducing housi ng
costs
in
Reston
would
mean
the i nvolvement
of
Reston Land
Corporati on.
In order
to
encourage
the
devel opment
of ful l
range
of
housi ng
in i ts
fi nal
vi l l age,
Reston Land could
provi de
free
or
reduced cost
l and,
provide
seed
money,
and/or
provi de
second
mortgage
for
the
devel opment
.
These
possibi l i ti es
could
be
used in
combinati on
wth each other and/or
wth
tax
-exempt fi nancing
Except
i f
deal i ng
wth
the
V rgini a
Housing
Devel opment
Authori ty
VHDA),
any
affordabl e
faml y housing
developed
would
ei ther
be
mul ti -famly
rental or
cooperati vely owned
housi ng
.
Cooperati ves
have
many
of
the
advantages
of
home
ownership
.
In
the event
of
the
resal e
of a share the
return on
the
i nvestment
i s
l imted
so
as to
keep
the
uni ts affordabl e
to low
and moderate
i ncome faml ies
Cooperati ves
do
requi re
more resi dent i nvolvement
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
19/21
than rental
devel opments
as wel l
as
a down
payment
of about
700
to
1, 000
.
Concerned about these
very
i ssues, a
group
of
Restoni ans
from
al l walks of l i f e
have
vol unteered to serve on Reston I nterfai th
Housi ng Advi sory
Commttee
The fi rst
meeti ng
was hel d
September
27,
1983.
These advi sors
recogni ze
the
need for more affordabl e
faml y
housi ng
i n
North Poi nt, Reston s
f i fth
and
f i nal
vi l l age,
and
i n
the
Town
Center
. The commttee
hopes
that
through
the
j oi nt
efforts
of
Reston
I nterf ai th,
the
Centervi l l e
Dstri ct
Supervi sor,
Ms.
Penni no, the
Redevel opment
and
Housi ng
Aughori ty,
and
the
Reston
Land
Corporati on,
the
gap
between those
who work
i n
Reston
and those
who can afford
to
l i ve there wl l not
grow l arger
.
The
commttee, as wel l as Reston I nterf ai th
Housi ng Corporati on,
i s
commtted to the
goal
that
any
such
housi ng
be wel l
desi gned,
wel l constructed,
and
wel l
managed
so
as
to
be
credi t
to
both
the resi dents and the Reston
communi ty.
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
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-
SELECTED SOURCES
Fai rfax County
Department
of
Housi ng
and
Communi ty Devel opment,
Three Year
Housi ng
Assi stance
Pl an
May
2 1983.
Fai rfax
County Redevel opment
and
Housi ng Authori ty,
Annual
Report
J ul y
1981 to J une 20 1982.
League
of Women Voters Fai rfax
Area,
Affordabl e
Housi ng
for
Lo
w
and Moderate-I ncome
Peopl e
i n the
Fai rfax
Area
March, 1983
.
Letters
to the Edi tor,
Reston Resi dents
Have
Formed A
Uni f i ed
Front I n Defense of
the
Lower
I ncome
Housi ng
Pl an,
The
Reston Times
Aug.
8 1967.
Real
Estate Research Corporati on, Fai rfax
County Housi ng
Need
Study
March,
1983
.
NewTown Publ i cati ons, Pl ace Cal l ed Reston
1983
.
Reston
Communi ty
Associati on,
Housi ng
Posi ti on
Paper
.
Reston Interfai th
Housi ng Corporati on, Survey
of
Reston
Employer
s
1982.
Reston Land
Corporati on, Housi ng
Pol i cy August
2 1983.
Reston
Land
Corporati on Market Profi l es, Major Employers
and
Popul ati on
Swal l ow
Wendy, Housi ng
Costs
Hurt
Hgh-Tech
Fi rm
LowPai d
Empl oyees,
The
Washi ngton
Post
August
13 1983.
ASSISTANCE
Counci l of Governments,
US.
Department
of
Housi ng
and Urban
Devel opment, Fai rfax County Department
of
Housi ng
and Communi ty
Devel opment,
Fai rfax
County
Economc
Devel opment
Authori ty,
Fai rfax
County
Offi ce
of
Research
and
Stati sti cs,
and Reston
Land
Corporati on
8/11/2019 Affordable Housing for Low and Moderate Income Families in Reston--1984--Reston Interfaith
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20
RESTON
INTERFAITH HOUSING
CORPOR TION
BOARDOF
DRECTORS
obe
r ndur
Executi ve Drector
:
nne
ai l ey
onsance
etti nger
Frank
de la
Fe
Susan
Deandrade
Housi ng
Consul tant:
Baba Fr eeman
ue
Lyons
Robert
F
Hanlon
J anet Howell
Rev.
Dougl as
Ibach
Wl l i am
L
. Jackson
Terry
Mtchel l
Lee Rau
Franna Ruddel l
Sondra
Smth
Deena
Sortl and
J eanne
Snyder
Nancy
Taylor
RESTON
INTERFAITHHOUSINGDVISORYCOMMTTEE
Pa
rthur
Ex Ofi ci o Members
:
J oanne Brownsword
onsance
etti nger
Betty
ut l er
ckeon
Baba
Freeman
Davi d
H l l
Staff Consul tant
:
Karl
Ingrebri tson
ue
Lyons
J ames
Jones
Fred
Lowry
Harold
Ml l er
J oan Smth
J oe
Stowers