Arlington County has released a draft Consolidated Plan for review. The Consolidated Plan is required by the U.S. Department of Housing and Urban Development (HUD), and provides the strategic framework for Arlington’s housing, homeless, community and economic development activities supported through federal Community Development Block Grant, HOME Investment Partnerships, and Community Services Block Grant funds. The Consolidated Plan covers the five year period of Arlington’s Fiscal Years 2016-2020. Arlington County is the direct recipient of federal CDBG and HOME funds, and partners with the City of Falls Church as a subrecipient agency through a cooperation agreement. Citizen participation is key to the development of the Consolidated Plan, please provide any comments you have in writing to Joel Franklin.
A consultant who uses his special skills to help develop supportive and mixed-income affordable housing communities, Chapman Todd’s ultimate goal is to end homelessness. By partnering with non-profit and for profit companies throughout the development process and helping them identify available resources that will provide capital, operating and services funding for supportive housing projects, Todd is doing his best to see homelessness ended in our region.
“I am particularly focused on ensuring that projects have sufficient and sustainable social services in place to provide the support necessary for all residents, especially for those that are exiting homelessness,” said Todd. “Additionally, I also specialize in helping community and government leaders by educating them on successful permanent housing models for people we are currently homeless.”
Todd successfully put these skills to work last year when construction began on the John and Jill Ker Conway Residences on North Capitol Street in NE Washington DC. The 124 unit apartment building is being developed by partners Community Solutions and McCormack Baron Salazar and designed by Sorg Architects with the ardent support of Todd, who has been Lead Consultant on the project since it was first considered several years ago. When the building is complete, the property will include 60 units specifically targeted for formerly homeless veterans, 47 units for individual households making 60% of the area median income or less and 17 units for residents referred by the District’s Department of Behavioral Health.
“Conway Residences is the result of strong partnerships between local and federal government leaders, philanthropy, services provides, faith community, neighbors and a number of other stakeholders committed to finding innovative ways to creating affordable housing, especially for people at low-income levels,” commended Todd. “I couldn’t be prouder to be part of this phenomenal team.”
Being a HAND member has certainly supported Todd in his consultancy work in a multitude of ways. Over the years, HAND has offered a number of trainings that have allowed him to gain information and knowledge of financing opportunities available in the metropolitan area. Additionally, now that the industry has an enhanced awareness of the challenges existing to create homes for individuals and families with very low-income levels, particularly those who are exiting homelessness, HAND has provided a needed forum for interested members to share experiences – and solutions – on how to meet this need head-on.
HAND is pleased to spotlight Chapman Todd, who certainly contributes to our organization’s COLLABORATION, INNOVATION and TRANSFORMATION within the metropolitan area!
HAND Members, take advantage of your member benefits by participating in our Annual Nonprofit Salary & Benefits Survey. Upon completion of this survey, the data and information provided will ensure HAND nonprofit members are competitive and offering their employees fair and lucrative salaries for their respective roles. Only members who complete the survey and are current on their FY2015 membership dues will be given the results. Information identifying the individual/organization responding to the survey will be kept anonymous. If you have any questions, please contact Julie Kieffer at jkieffer@handhousing.org or 202-384-3764. Survey results are due Friday, May 8, 2015. For your convenience, we are providing a PDF version of the survey you can use to collect information before completing the survey online. Click here to begin the survey.
As a result of strong demand and relatively high wages, the Washington DC region is one of the most expensive areas in the country. Recent arrivals have driven up rents dramatically in the District of Columbia over the past decade, as the increase in the number of renter households has far outpaced overall population growth. A report by GOVERNING magazine reports that only the city of Portland is gentrifying faster than DC. Rents in some of the region’s suburban neighborhoods rival those in the District’s in-demand neighborhoods. According to the Census Bureau’s American Community Survey, in 2013, the median rent in Arlington County was over $1,800 and the median rent in Fairfax County was not far behind at $1,764.
The Washington DC region has become increasingly unaffordable to many of the workers who serve the community. There can be repercussions for persistent high housing costs and a lack of a sufficient supply of affordable housing. Recent reports have demonstrated that more young workers are deciding to pick up and move from high cost cities to places with more affordable housing. Insufficient housing that is affordable to the workforce puts at risk the sustainability of the economy as the region has increasing difficulty attracting and retaining workers.
One key reason rental affordability remains a challenge in the region is that we are not building enough overall housing. Indeed, recent research and commentary have suggested that limited housing development has propped up housing costs in high cost cities. A plethora of reasons—including high land costs, local zoning and land use regulations, NIMBYism, and insufficient federal and state resources—contribute to the difficulty of producing enough affordable rental housing in places like the Washington DC region.
The region’s growing population and shortage of available land in desirable locations means that it is difficult to build housing that is priced at levels affordable to low- and moderate-income households. As federal subsidies for affordable rental housing continue to fall short of the need, the role of local governments in the development and preservation of affordable housing has become increasingly important. High cost regions—like the Washington DC metro area—need to be particularly innovative and strategic to find ways to evolved considerably.
Are there lessons to be learned from other high-cost markets around the country? Below are seven approaches that have been adopted by some high-cost jurisdictions to increase the supply of affordable housing. Some of the policies described below also have been implemented by some jurisdictions in the Washington DC region, but there may additional guidance from other cities and counties about how to design programs to make them more effective.
1. Tie affordability requirements to increased density
To accommodate the demand for housing in the growing Washington DC region, it is becoming increasingly important to allow for the construction of more housing, in taller, denser developments. Many of the regions suburbs—including much of Arlington, Bethesda, and Tysons Corner—already have already become more “urban” than “suburban” and this trend will continue over the coming decades. In many places around the region, height and other zoning restrictions could be relaxed to expand housing supply, and these development incentives should be linked to the provision of affordable housing. “Inclusionary upzoning,” which links affordability requirements to increased density, is a policy used in jurisdictions across the Washington DC region, including Arlington and Fairfax counties, and other high cost markets have adopted policies that aggressively push for the development of affordable housing as market of re-zonings, including New York, Los Angeles, and San Francisco.
2. Make use of public land for affordable housing
Reducing the land costs of a residential project can be a valuable way to foster housing affordability for lower-income residents in high cost areas. Across the country and in the Washington, DC region, local jurisdictions are taking a broad view of public land development opportunities, exploring the potential for affordable housing on not just vacant publicly held sites but also under-utilized parking lots, sites where no-longer-needed public facilities are located, and—increasingly—as part of the development of new public facilities such as community centers, libraries, fire stations, and police stations.
3. Establish commercial linkage fees to fund affordable housing development
Commercial linkage fees are a form of impact fee assessed on new commercial developments or major employers based on the need for housing generated by new and expanding businesses. Revenues generated by the fee can be used to help fund the development of affordable housing opportunities within the locality. A variety of methods can be used to determine appropriate linkage fees; many jurisdictions have adopted as Jobs-Housing Nexus Analysis approach.
Seattle is debating the suitability and specific design features of a commercial linkage fee policy, which advocates claim could produce five to 10 times the amount of affordable housing the city gets under its current incentive program. In Boulder, Colo., city leaders are considering a commercial linkage fee—on top of their existing capital facilities impact fee—to mitigate the upward pressure on home prices and rents resulting from strong job growth. It is estimated that the fee could bring in between two and three million dollars a year for affordable housing in the city of Boulder.
4. Require mixed-income developments near transit
In many cases, investments in transit and other infrastructure catalyze increases in the values of properties that are well-located near the new amenities. While this growth can be positive for the overall neighborhood, it can also threaten the continued availability and opportunities for the construction of new affordable housing, especially for families with very low incomes.
Chicago recently amended its affordable housing ordinance to provide incentives to developers that build more than half of a project’s required affordable housing units in transit-served locations. The new incentives would result in a greater number of mixed-income properties near transit and would benefit lower-income households, who are more likely than higher-income households to use transit.
5. Revise and/or streamline the development review and re-zoning process
A recent report by the Urban Land Institute and Enterprise Community Partners offers a set of recommendations for how to make the development review process more efficient to make it easier and less costly to produce below market rate housing. Some of the key recommendations related to the development review process include coordinating steps in the review process, creating clarity in the public engagement process, and making explicit the incentives associated with affordable housing provision.
In Los Angeles, the Planning Department is rewriting the city’s 70-year old zoning code to better reflect the community’s needs and the market realities developers face. The goal is to create clearer standards and more focused community plans that will help expand the supply of affordable housing in the city
6. Review and revise parking requirements
Minimum parking standards can make it more difficult to build affordable housing by increasing the overall cost of the development and by reducing the amount of housing that can be built on site. To help ensure that parking requirements do not impeded new affordable housing construction, local jurisdictions can revise parking standards for all new development or reduce or waive standards for certain types of housing (i.e. affordable or housing for older adults, or units located near public transit) on a discretionary basis. Short of making changes to parking requirements, jurisdictions could consider studying the current parking policies and local parking demand to better understand residents’ parking needs, particularly in developments located near transit.
The city of San Diego conducted a parking study in 2011 that analyzed local parking needs, reviewed best practices from other places around the country and made recommendations for how to modify the city’s parking requirements. Key considerations from the report include differentiating parking requirements based on building type and with consideration of access to transit and walkability of the neighborhoods.
7. Experiment with new building types
As housing needs grow and change, there are opportunities to encourage experimentation around building types. Many high-cost jurisdictions have adopted accessory dwelling unit (ADU) ordinances, which outline the requirements for creating small housing units set aside either within or attached to a single-family home or located on the same lot.
Portland, Oregon is just one example of an ADU ordinance that has successfully create smaller, less expensive housing units throughout the city. Other jurisdictions have explored zoning changes that would allow for the construction of so-called “tiny houses,” which have gained popularity in recent years.
In San Francisco, one way that has been suggested to spur affordable housing development is to provide developers with an opportunity to experiment with different housing models, including co-housing and other shared housing models. While not allowed under typical zoning regulations, the experimental projects can offer some evidence about the viability of new housing models to expand affordable housing options.
Watch the Video Response:
Next month: Federal Spending and the Effects of Sequestration on the Regional Housing Market
Trust is the foundation of great reputation and of successful business and professional relationships. Unfortunately, it’s in short supply these days. Scandals and broken promises from our politicians, CEOs, celebrities and religious institutions have created a climate of cynicism. Effective communications can help to build trust between our organizations and the audiences that matter most. But it requires that we look hard at how we share information and promote our businesses and causes. Liz Wainger of the Wainger Group’s piece in The Huffington Post poses the questions we should all be asking ourselves, whether we are communications professionals or in another leadership role.
EarthCraft Virginia partnered with Housing Virginia and the Virginia Tech Center for Housing Research on a first-of-its-kind study that demonstrates the impact of energy efficient incentives in the construction of affordable rental housing. The new report, The Impact of Energy Efficient Design and Construction on LIHTC Housing in Virginia, was released by Housing Virginia last week. It shows that the average EarthCraft Multifamily apartment reduces monthly energy consumption by 464 kilowatt hours saving $54/month on electricity, which amounts to annual savings of $648 and 5,568 kilowatt hours.The study is one of the first in the nation to evaluate unit-level electricity consumption in apartments built to exceed efficiency standards. Beginning in 2007, Virginia Housing Development Authority (VHDA) implemented a set of incentives in the Low-Income Housing Tax Credit (LIHTC) program that encouraged developers and builders to use a recognized third party standard, including EarthCraft Virginia’s EarthCrHousing Study Quoteaft Multifamily program. This successful partnership resulted in over 196 developments representing more than 13,500 certified apartments in Virginia. With savings reported in this study at over $600 a year on average, these EarthCraft multifamily dwellings have the potential to save residents almost $9 million in 2015 alone.
“When VHDA made changes to its tax credit program several years ago to encourage green building construction techniques, it created a very positive effect on affordable housing developments in Virginia,” said VHDA Executive Director Susan Dewey. “One of the best results from these changes is that utility bills have been significantly lowered for tenants, thereby improving their quality of life. I am pleased that this study confirms that we are on the right track.”Virginia was one of the first states to provide these types of incentives in the LIHTC program and has been recognized as a leader by Global Green USA’s annual national performance ranking for green building practices in LIHTC programs scoring an “A-” and leading the Southeast in 2013’s analysis. The effectiveness of energy efficiency and green building achieved by the affordable housing industry demonstrates that high performance housing is within reach for the entire industry.
Bob Adams, the Executive Director of Housing Virginia, noted, “This research definitively proves the value to residents of well-designed and administered standards for highly energy efficient construction. The impact on affordability for lower income families is substantial. Living in one of these apartments means a 10% increase in affordability for a household at 30% of area median income.”
The year-long study conducted by Housing Virginia and the Virginia Tech Center for Housing Research also finds that apartments designed, built and certified with the EarthCraft Multifamily green building program, which includes third party testing and inspection, outperform standard new housing by more than 40% with respect to energy consumption and provide benefits to residents including increased comfort and improved indoor air quality. Developers benefit from third party oversight to ensure field construction meets design specifications, resulting in a building with improved durability and increased occupancy rates.
“From a lenders’, investors’ or property owners’ perspective, investing in durable materials and energy efficiency is great business, whether the utilities are being paid by the resident or the property,” said Bob Newman, President and CEO of Virginia Community Development Corporation. “The reassurance of knowing that a third party is testing and certifying the effectiveness of the energy improvements is a great benefit to the builders, owners and financers that are taking advantage of these cutting edge technologies, materials and equipment.”
The reduced energy consumption reported in this study also translates to environmental savings; according to U.S. Department of Energy, buildings consume 41% of U.S. energy and 73% of U.S. electricity. This study documents an average monthly savings Housing Study Energy Graphicof 464 kWh per unit, which expanded to account for the 13,536 multifamily dwelling units certified to date, converts to 75 gigawatt hours saved annually. The environmental impact of these potential savings is equivalent to installing 14 wind turbines or providing energy needs for 4,742 homes (according to EPA Equivalencies Calculator).
“This study demonstrates the value of green building implementation through public-private partnerships to achieve monthly utility savings for residents, maximize equity investments, and support sustainable communities,” said K.C. Bleile, Executive Director at EarthCraft Virginia. “Given these results, we can all feel confident about implementing sustainable solutions and the future of housing.”
AARP’s Livable Communities is offering Certified-Aging-in-Place Specialist (CAPS) trainings. The multi-session program teaches the technical, business management and customer service skills essential to competing in the fast-growing segment of the residential remodeling industry: home modifications for aging-in-place.
Three, one-day courses are scheduled for March 3 through March 5, 2015, from 8 a.m. to 5 p.m. at AARP headquarters. You may take one, two or all three classes but you need to start with CAPS I.
Registration is required for each course.
March 3: Marketing and Communications Strategies for Aging and Accessibility (CAPS I)
March 4: Design/Build Solutions for Aging and Accessibility (CAPS II)
March 5: Business Management for Building Professionals (Required course to complete the certification)
To Register: Contact Jean Mathis, Maryland-National Capital Building Industry Association, at (301) 445-5411 or jmathis@mncbia.org.
ArtPlace America is accepting applications from place-based non-governmental organizations (NGOs) with a primary mission of community planning and development for its Community Development Investments program. ArtPlace will select one NGO with a programmatic focus on a metropolitan community in Virginia that is interested in sustainably incorporating arts and cultural strategies into the organization’s work.
This one-time grant program will provide up to $3 million in funding per organization. The selected organization will also work with national creative placemaking experts, a Financial Capital Consortium, a Federal Grants Advisory Team, and a Community Documentation and Research Team.
The Call for Applications is open to place-based NGOs that:
have a defined geographical area of focus (neighborhood, town, city, region, etc)
are working to achieve a variety of social, economic, and physical outcomes in that geographical area
regularly partner and work across sectors to achieve these community outcomes
have long-term vision and presence in a community
do not have a significant history of working with the arts and cultural sector
For more information on the program and how to apply visit www.artplaceamerica.org/CDI. Applications are due by 5pm ET, March 12, 2015.
In Washington, DC, region, one of the most prosperous in the world, far too many hardworking people are spending so much on housing that they have a hard time paying for the other basics of life.
In the fall of 2013, Housing CAN retained strategic communications consulting firm, Wainger Group, to help CAN develop clear and compelling messaging that articulates its mission both internally and externally to the business community, real estate community, and government agencies and elected officials, and partners. As part of the process to develop a messaging platform, Housing CAN: Conducted interviews with practitioners, donors and influencers in the area of housing affordability in the District of Columbia; Reviewed media/coverage on housing issues; and Conducted a message development workshop with partners and network members. From this process, a messaging platform was developed. The platform consists of a core message and three supporting messages.
Core Message: Housing that is affordable is essential to our region’s future.
Supporting Messages · Housing that is affordable is critical to economic growth, a thriving business community and a high quality of life.
· Housing that is affordable is essential to a regional economy that can compete effectively for talent in the workforce and in a marketplace that can attract new business and industries.
· Housing that is affordable is essential to economically and culturally diverse communities.
Don’t miss the Marcus & Millichap/IPA Commercial Real Estate Forum: Washington, D.C. on Thursday, February 26 at the Kellogg Conference Center. This thought leadership forum will bring together more than 350 CRE investors, owners, developers, financiers, and other industry principals and deal makers across all asset types. REGISTER ONLINE today using this link for a special $50 discount! Notable speakers include:
Jim Dinegar, President & CEO, Greater Washington Board of Trade
Vicki Davis, President, Urban Atlantic Development
Stan Wall,Director, Office of Real Estate and Station Planning
Anthony Greenberg, Principal, The JBG Companies
William Hard, EVP, LCOR
Aaron Georgelas, Partner, The Georgelas Group
Michael Gill, SVP, Akridge
This is a high-level conference where you can:
Meet over 30 top owners and investors and discuss the trends affecting commercial real estate throughout the entire D.C. metro area.
Learn from top local developers and owners about what is drawing in new tenants and what neighborhoods are showing the most promise for 2015 and beyond.
Payments: Orders placed on the event registration page are not confirmed until payment is received. A confirmation email will be sent to the email address listed in your registration. If you paid by credit card, a receipt will be sent to the email address listed in your registration. If you mail a check, all payments must be received within seven days of completing your registration form. Checks should be remitted to: HAND, PO Box 48386, Washington, DC 20002
Guest List & Dietary Preference: If your registration includes a luncheon table or multiple guests, please submit guest names and menu choices by May 1, 2020. Submit guest names here.
Omni Shoreham Hotel Room Block: For attendees looking to secure overnight accommodations on May 25th, HAND has secured a rate starting at $189 for conference attendees. There are a limited amount of rooms available, so visit this link todayto reserve your room. May 10th is the last day to secure a room at the discounted rate.
Cancellations & Changes: If you wish to cancel or change your registration for the Annual Meeting & Housing Expo, please send a request in writing to annualmeeting@handhousing.org. All cancellation requests made prior to April 27th will receive a 50% refund. For cancellation requests made after April 27th, no refund will be provided.
Door Prizes: Are you interested in donating a door prize to this year’s Annual Meeting? Email annualmeeting@handhousing.org to coordinate with our team.