John Payne BWH DC 2011

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John Payne BWH DC 2011

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

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