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

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Affo

rdab

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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.