City of Alexandria Affordable
Housing
Presentation to Montgomery County
2/27/2014
Location and Demographics
City Demographics
Population (2012)
Land Area (Sq. Miles)
146,294
15.4
Owner Occupied Units
29,103
Renter Occupied Units
34,635
Presentation to Montgomery County
2/27/2014
Development Constructed
Alexandria Cumulative Development Activity
2000-2011
20
16
Other
Non-Residential
Office + Retail
14
12
Housing
10
Office+retail
8
6
4
Presentation to Montgomery County
2011
2010
2009
2008
2006
2005
2004
2003
2002
2001
2007
Residential
2000
Millions of square feet
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2/27/2014
Development Planned
FY
Area
Development
1999
Potomac Yard
3.8 million
2001
Upper Potomac West
0.4 million
2003
Arlandria
1.7 million
2003
Eisenhower East
8.9 million
2005
Mount Vernon Avenue
0.2 million
2006
Hunting Creek
0.2 million
2008
Braddock Metro and Braddock East
3.6 million
2009
Landmark/Van Dorn
12.1 million
2010
Potomac Yard North
7.5 million
2012
Waterfront
0.8 million
2012
Beauregard
12.0 million
Total
51.4 million
Presentation to Montgomery County
2/27/2014
Why a Housing Master Plan?
Presentation to Montgomery County
2/27/2014
Importance of Affordable
Housing
Alexandrias ability to offer a spectrum of affordable
housing options is both
critical to the Citys future economic growth, and
central to the Citys vision of itself as a diverse and caring
community.
The loss of affordable housing over the last decade is a
clear and present threat to the Citys economic and
racial/ethnic diversity.
From the Introduction to the Affordable Housing Initiatives Work Group
Interim Recommendations.
Presentation to Montgomery County
2/27/2014
Incomes and Housing Costs
From 2000 to 2014:
HUD median income for Washington, DC
metropolitan area increased by 30%, from $82,800
to $107,000
Average rent for market rate two bedroom unit in
Alexandria increased by 70%, from $1,034 to
$1,753
Average assessed value of residential property
increased by 156%, from $191,341 to $490,442:
Single family: 160%, from $260,907 to $677,375
Condominiums: 171%, from $106,875 to
$287,495
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Presentation to Montgomery County
2/27/2014
Market Affordable Rental Units, 2000 to 2012
20000
19000
18000
17000
16000
15000
14000
13000
12000
11000
10000
9000
8000
7000
6000
5000
4000
3000
2000
1000
0
18218
14341
13791
12219
11809
11984
10127
10374
10357
10474
9178
9812
9841
9598
7889
8992
8123
8868
7844
8880
6416
7703
7006
5810
3984
2000
2001
4543
3317
2002
3041
2003
Aff 50%
1135
973
2172
2004
2005
2006
883
2007
Aff 51% to 60%
2313
2008
1895
2009
2929
2010
1873
2011
5672
5218
454
2012
Total up to 60%AMI
Threatened Assisted Rental Housing
Over 1,300 in assisted non-Resolution 830 units will face potential
loss by 2025
Presentation to Montgomery County
2/27/2014
Out of Reach 2013
The National Low Income Housing Coalition
Virginia is the ninth most expensive state with regard to the
hourly wage required to rent a 2 bedroom apartment.
Presentation to Montgomery County
2/27/2014
Assisted Rental Housing
Assisted Housing Type
Resolution 830 (public housing and
replacement units)
Number
of Units
1,150
Non Resolution 830
Project-Based Sec. 8
LIHTC and/or Tax Exempt Bonds
950
1,378
Set-aside rental units
Local assistance (incl. federal
CDBG/HOME) only
TOTAL
Housing Choice Vouchers
79
159
3,716
1,906
Presentation to Montgomery County
10
2/27/2014
Need for Additional Publicly Assisted Units
Currently 3,716 Publicly Assisted Rental Units
2010 demand was approximately 14,000
Market Rate Affordable Housing is continuing to decline
ARHA Voucher Wait list has 7,895 households and the Public
Housing Wait list has 7,796 households
11
Presentation to Montgomery County
2/27/2014
Alexandria Housing Master Plan
Presentation to Montgomery County
2/27/2014
Overarching Theme Housing for All
Persons of all incomes
Persons of all ages
Persons of all abilities
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Presentation to Montgomery County
2/27/2014
Guiding Principles
Principle 1: Variety of housing options at all incomes
Principle 2: Housing choice for all ages and abilities
Principle 3: Active partnerships
Principle 4: Key priorities for distribution and preservation
Access to transportation and services
Strategic preservation or location opportunities
Geographic distribution
Principle 5: Social and cultural diversity through mixed
income communities
Principle 6: Healthy and growing economy requires affordable
housing
14
Presentation to Montgomery County
2/27/2014
Housing Master Plan Goals
Goal 1: Preserve long-term affordability and physical
condition of assisted and market affordable rental housing
Goal 2: Provide or secure affordable and workforce rental
housing through strategic development and redevelopment
Goal 3: Provide affordable home purchase opportunities
Goal 4: Enable homeowners to remain in their homes
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Presentation to Montgomery County
2/27/2014
Housing Master Plan Goals
Goal 5: Provide safe, quality housing choices for
households of all ages and abilities
Goal 6: Enhance public awareness of the benefits
of affordable Housing
Goal 7: Enhance public awareness of the benefits
of healthy, well-designed, and energy efficient
housing.
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Presentation to Montgomery County
2/27/2014
Limitations Imposed by Virginias Dillon Rule
Dillon Rule (1868): local governing bodies only have
powers explicitly granted them by the Virginia General
Assembly, powers that are fairly and necessarily implied
from a specific grant of authority, and powers that are
essential and indispensable to the purposes of
government.
The City of Alexandria is regulated by Code of Virginia
15.2-2304 under which covered localities may by
amendment to the zoning ordinancesprovide for an
affordable housing dwelling unit programby providing
for optional increases in density in order to reduce land
costs for such moderately priced housing.
Therefore, the City may require the development of
affordable housing only in exchange for density increases.
17
Presentation to Montgomery County
2/27/2014
Voluntary Contribution Formula
Development Category
2005
Rates
2014 Rates
Non-Residential
$1.50
$1.85
For-Sale
$2.00
$2.47
Rental
$1.50
$2.47
$4.00
$4.94
Tier 1 Residential
Tier 2 Residential
18
Presentation to Montgomery County
2/27/2014
Bonus Density: Section 7-700
Allows City approval of up to 20% increase in
allowed density
may exceed 20% where allowed by Small Area Plan (NEW)
Requires dedicated affordable units in
exchange for bonus
1/3 of bonus units (or equivalent) (NEW REQUIREMENT)
equivalency can be established with a different number of
units if the size (square footage or number of bedrooms) of
the units provided achieves an equivalent contribution (NEW)
Allows affordable units off-site (NEW)
equivalent to on-site contribution value
Allows cash in-lieu of on site units (NEW)
equivalent to on-site contribution value
Presentation to Montgomery County
19
2/27/2014
Zoning Tools
Tool
Zoning Tools
Implementation
Schedule
Type
1-3
4-6
Years Years
Accessory Dwelling Unit Policy
Phase 1 (New CDD Zones)
Phase 2 (Full Program)
Additional Density in Exchange
for Affordable Housing*
Parking Requirements for
Substantial Rehabilitation*
Parking Requirements for
Affordable Housing
Transfer of Development Rights
Voluntary Developer
Contribution Policy Update*
E, M
E, M
N
E, M
Required Action
Further Study, Local Policy
Development
Community Outreach,
Research and Analysis,
Local Policy
Local Policy Development,
Local Ordinance
Amendment
Local Ordinance
Amendment
Local Policy Development
Further Study, Legislative
Action, Local Ordinance
Local Program
Modification
E-Existing; M-Modified; N-New; *Included in Plan Adoption
Presentation to Montgomery County
20
2/27/2014
Additional Density for Affordable
Housing
Developer Contribution Work Group Recommendation
when additional density is provided through rezoning,
developer contributions should take into account that
affordable housing is one of the Citys highest priorities.
When an application for a rezoning is proposed that
increases the permitted density or otherwise adds
value to the parcel being rezoned, the City should
consider whether, among the variety of public benefits
that may be under consideration, there should be a
significant cash or in-kind contribution to affordable
housing in excess of what would normally be provided
with a Development Special Use Permit.
21
Presentation to Montgomery County
2/27/2014
Program Tools
Tool
Programmatic Tools
Implementation
Schedule
Type
1-3
4-6
Years
Years
Required Action
Community Land Trust
Development Fee Relief
Fair Housing Testing and
Education
Home Purchase Assistance Loan
Program Enhancements
Home Rehabilitation Loan
Program Enhancements
Homelessness
Prevention/Assistance
Housing Choice in New
Construction and Rehabilitation
Housing Development Loans
(Rental and Ownership)
Further Study; Policy
Development
Further Study; Policy
Development
E, M
Local Program Modification
E, M
Local Program Modification
Partnerships, Further Study,
Policy Development
Landlord Tenant Relations
Public Land for Affordable Housing
Partnerships, Further Study,
Policy Development
E-Existing; M-Modified; N-New
Presentation to Montgomery County
22
2/27/2014
Program Tools (cont.)
Tool
Programmatic Tools
Mixed-Income Affordable Assisted
Living
Predevelopment Funds*
Implementation
Schedule
Type
1-3
4-6
Years
Years
E, M
Rent Relief Program for Seniors and
Disabled
Rental Housing Assistance
(Set Aside, Res. 830, HCV, etc.)
Resource Center for Affordable
Housing
Special District to Enable Access to
Historic Tax Credits
Required Action
Partnerships, Affordable
Assisted Living Work Group
Formation, Advocacy and
Outreach
Local Policy Development
Research, Data Collection,
Website update
Partnerships, Study and
Analysis, Advocacy and
Outreach
E-Existing; M-Modified; N-New; *Included in Plan Adoption
Presentation to Montgomery County
23
2/27/2014
Financial Tools
Tool
Implementation
Schedule
Type
1-3
4-6
Years Years
Required Action
Financial Tools
General Fund Direct Allocation Support
Annual Lump Sum Appropriation
E,M
Dedicated Real Estate Tax
E,M
Tax Increment Funding
E,M
Local Policy Development
Local Policy Development
Local Policy Development
General Fund Foregone Revenue (Tax Relief)
Homeowner Tax Relief Seniors/Disabled
Tax Abatement for Substantial Rehab
Loan Consortium
Loan Guarantees
E,M
Local Policy Development
Partnerships, Education
Process, Local Program
Development
Local Policy Development
E-Existing; M-Modified; N-New
Presentation to Montgomery County
24
2/27/2014
Housing Master Plan Target
The City has established a target of
providing, preserving, or assisting
2,000 units from FY 2014 through FY
2025 through the implementation of
the goals, strategies, and tools
contained in this Housing Master Plan.
25
Presentation to Montgomery County
2/27/2014
Innovative Approaches
Presentation to Montgomery County
2/27/2014
Housing for All
Focus on rental housing, but homeownership when possible
Units secured by:
Working with nonprofits, private developers and ARHA to
create/preserve affordable housing partnerships!
Pledges from developers pursuant to bonus density and/or
rezoning
Citys role: Loans, technical assistance and land
In exchange, City gets ROFR and long term affordability
Priorities: Low/mod income (deep subsidies); accessibility,
green building/energy efficiency; TOD; mixed-income
neighborhoods
Presentation to Montgomery County
27
2/27/2014
Beauregard Small Area
Planning Process
City updates its
Comprehensive/Master Plan via
Small Area Plans
New ownership triggers
redevelopment
Economic analysis prior to
planning: City to capture
redeveloped value as community
benefits the bucket
Beauregard bucket included
transit system/ellipse, a new fire
station, open space and
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AFFORDABLE HOUSING!
Presentation to Montgomery County
2/27/2014
Beauregard Small Area
Committed Affordable Units
Household Area Median Income
Groups
40%
50% 55% 60%
75%
> 75%
Distribution Analysis
A. Small Area Plan Distribution
B. Tenant Survey Results (All
Participants)
C. Tenant Survey Results
(Households <75% AMI)
D. AHAC/Staff Recommended
Distribution
12%
20% 30% 30%
8%
0%
38%
11%
5%
5%
13%
28%
52%
16%
7%
7%
18%
NA
51%
16%
7%
8%
18%
0%
800 committed affordable units, with half at 40% AMI
Funding: Developer contributions, City $ and TIF like financing (future RE tax
revenue due to increased value)
Presentation to Montgomery County
29
2/27/2014
Development Approval Process
Bonus Density
20 percent density increase and/or 25 height increase
At least 1/3 set of units aside for 60% AMI for 40 years
Creative approaches to get units the market does not provide (e.g. 3 BRs)
Lower parking ratio for affordable housing helps induce developers
Rental and homeownership units
30
Presentation to Montgomery County
2/27/2014
The Station at Potomac Yard
Mixed Use: Municipal, Retail and
Affordable Housing
Public/Private/Non Profit
Partnership
Developer Land +$
Non profit brings access to
public and private leverage,
including LIHTCs, as well as
commitment to long term
affordability
64 workforce and
affordable units
Easily replicated - White
Flint ?
Presentation to Montgomery County
31
2/27/2014
Jackson Crossing
Public Land/ PPP
City-AHC Partnership
City parcel completes land assemblage
$2.5 M City loan leveraged 10:1
TOD: BRT, future PY metro station
Challenge: Right sized parking/paid parking
32
Presentation to Montgomery County
2/27/2014
Beasley Square
Faith Based Development
Shiloh Baptist
Church/Harambee CDC
99 year ground lease from
church
City: $ for predevelopment
and construction, as well as
technical assistance
Adaptive reuse/new
construction results in 8
senior affordable apartments
New NAACP initiative
targeting faith community:
130+ acres in City belongs to
305 churches
Presentation to Montgomery County
33
2/27/2014
James Bland/Old Town Commons
Public Housing Redevelopment
ARHA partnership with EYA
Mixed income: apartments, condos and townhomes
Creative design makes different types of tenure seamless
Resolution 830 requires 1:1 replacement of ARHA units
Jan 2014 RFP 7 other sites for redevelopment (546 units)
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Presentation to Montgomery County
2/27/2014
Acquisition and Rehabilitation
Garden Apartments
Preserves community diversity and income mix while
retaining character and context of neighborhood
Extends propertys useful life and creates opportunity
for long term affordability (40 years)
Increases the # of family sized units
Accessibility
Energy improvements/efficiencies lower operating costs
Subordinate loans from City HOF (developer contributions
and other City financial resources)
35
Presentation to Montgomery County
2/27/2014
Acquisition and Rehabilitation
ParcView Apartments
141 Units/120 affordable
Financing included:
$7.9 M 4% LIHTC
$11.9 M Tax exempt bonds (VHDA)
$3.5 M SPARC loan (VHDA)
$1.06 M Deferred developer fee
$9.0 M City of Alexandria loan
$33.5 M Total
City per unit investment = $74K
Presentation to Montgomery County
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2/27/2014
Proposed New Tools to
Enhance Affordable Housing
Community land trusts
Transfer of development rights
Accessory units
City right of first refusal to acquire existing MF properties
Special multiple-resource historic districts (tax credits)
New funding sources and financing options: loan
consortium, City loan guarantees
Presentation to Montgomery County
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2/27/2014
Questions?
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Presentation to Montgomery County
2/27/2014
