Your SlideShare is downloading. ×
John Payne BWH DC 2011
Upcoming SlideShare
Loading in...5
×

Thanks for flagging this SlideShare!

Oops! An error has occurred.

×

Introducing the official SlideShare app

Stunning, full-screen experience for iPhone and Android

Text the download link to your phone

Standard text messaging rates apply

John Payne BWH DC 2011

546
views

Published on

Published in: Business, Real Estate

0 Comments
0 Likes
Statistics
Notes
  • Be the first to comment

  • Be the first to like this

No Downloads
Views
Total Views
546
On Slideshare
0
From Embeds
0
Number of Embeds
0
Actions
Shares
0
Downloads
1
Comments
0
Likes
0
Embeds 0
No embeds

Report content
Flagged as inappropriate Flag as inappropriate
Flag as inappropriate

Select your reason for flagging this presentation as inappropriate.

Cancel
No notes for slide

Transcript

  • 1. Bring Workers Home Workforce Housing Tysons Corner Fairfax County, Virginia John Payne AIA
  • 2.  
  • 3. Comprehensive Plan
    • Expectation of metrics to be proffered to achieve rezoning.
    • Zoning requirements related to bonus density for Affordable Dwelling Unit Ordinance (ADU)
    • County wide workforce housing program in high density transit centers
    • 12% workforce units Up to 20% density bonus
    • Incomes range three tiers 80% 100% 120% AMI
  • 4. Tysons Comprehensive Plan
    • Expectation of 20% Affordable / Workforce Housing in Tysons.
    • Workforce housing is targeted to various income tiers between 50% and 120% of Area Median Income (AMI) For Fairfax County $106,700.
    • Affordable Dwelling Units Requirements
    • (4 Stories wood frame construction) can be included as part of 20% expectation.
    • ADU’s target < 70% for sale 1/3 <50% 2/3 65% for rental
  • 5. Workforce Housing Details
    • Development within ¼ mile of a Metro station is not subject to a maximum FAR; must meet 20% WDU policy
    • 20% bonus density allowed for sites more than ¼ mile from Metro station
    Image sources: Torti Gallas, Goody Clancy, Loree Grand
  • 6. ¼ Mile Station Area
    • Workforce Housing Provision
      • 20% of total units should be affordable workforce housing.
    • Non-residential contribution
      • Contribution of $3.00 per square foot or annual contribution of 25 cents per non-residential square foot excluding ground floor retail
    • Bonus Provision
      • No bonus units because of unlimited FAR allowed in this area.
  • 7.  
  • 8. Beyond ¼ Mile Station Area
    • Workforce Housing Provision
      • 20% workforce housing units excluding bonus units.
      • Approximately 16% of total units inclusive of bonus units
    • Non-residential contribution
      • Contribution of $3.00 per square foot or annual contribution of 25 cents per non-residential square foot excluding ground floor retail
    • Bonus Provision
      • 20% bonus provided
      • Bonus can be either units or commercial square footage.
  • 9. Target Income Tiers
    • Income Tiers
      • 101-120% of AMI 5% of total units
      • 81-100% of AMI 5% of total units
      • 71-80% of AMI 5% of total units
      • 61-70% of AMI 3% of total units
      • < 50-60% of AMI 2% of total units
  • 10. Solving the issues
    • Land can be provided in lieu of units and units can be provided collectively or by others elsewhere in Tysons.
    • Cash contributions in lieu of units is not desired.
    • Preference that workforce units be provided on site.
    • Flexibility provided for projects that meet other housing needs. Examples: special needs and lower incomes
    • Creative strategies encouraged.
  • 11. Linkage Contribution
    • Non-residential contribution toward creating affordable housing opportunities in Tysons
      • $3.00 upfront or $0.25 annually per non-residential square foot
      • Ground floor retail excluded from contribution
      • Board recommendation to consider county-wide policy
    Image source: Georgelas Group
  • 12. ULI Terwilliger Center Workforce Housing Summit
    • Panel discussion addressed benefits to employers and strategies for providing workforce housing
    • Panelist Tom Bozzuto developed a prototype pro forma:
      • “ The cost imposed… is exceeded by the value created in the extraordinary density allowance.”
    Image source: Sharon Bulova
  • 13. Workforce Housing
    • Reduction in traffic demand
    • Live, work, play, quality living environment
    • Economic sustainability