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John Payne BWH DC 2011
 
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    John Payne BWH DC 2011 John Payne BWH DC 2011 Presentation Transcript

    • Bring Workers Home Workforce Housing Tysons Corner Fairfax County, Virginia John Payne AIA
    •  
    • 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
    • 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
    • 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
    • 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.
    •  
    • 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.
    • 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
    • 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.
    • 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
    • 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
    • Workforce Housing
      • Reduction in traffic demand
      • Live, work, play, quality living environment
      • Economic sustainability