John Payne BWH DC 2011

Bring Workers Home

Workforce HousingTysons Corner

Fairfax County, VirginiaJohn 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

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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 Provisiono 20% of total units should be affordable workforce housing.

• Non-residential contributiono Contribution of $3.00 per square foot or annual contribution of 25

cents per non-residential square foot excluding ground floor retail

• Bonus Provisiono No bonus units because of unlimited FAR allowed in this area.

Beyond ¼ Mile Station Area• Workforce Housing Provisiono 20% workforce housing units excluding bonus units.o Approximately 16% of total units inclusive of bonus units

• Non-residential contributiono Contribution of $3.00 per square foot or annual contribution of 25

cents per non-residential square foot excluding ground floor retail

• Bonus Provisiono 20% bonus providedo 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.

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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

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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