Providence District Council Jim Edmondson Member, E&G Group, LLC President, AHOME

Questions to address regarding affordable housing… What is it? What is the need in Fairfax? How does it get built/financed? What does it look like? What does the County need to do about it?

What is affordable housing? Public HousingPrivate “market-rate” affordableSubsidized rental housing (Section 8 or vouchers)Low-Income Housing Tax Credits (LIHTCs)Workforce housingVariations Special needs such as group homes Homeless shelters Domestic violence victims Others:

What is the need in Fairfax? Changing pattern of job growth Lower median income Changing housing preferences Other CRA at GMU is reliable source Need more apartments and rental Need ToD Implication Tens of thousands of units over the next 20 years Large portion need rents of less than $1,250 - $1,500 per month CRA

What is the need in Fairfax? Changing pattern of job growth Lower median income Changing housing preferences Other CRA at GMU is reliable source Need more apartments and rental Need ToD Implication Tens of thousands of units over the next 20 years Large portion need rents of less than $1,250 - $1,500 per month CRA

How does affordable housing get financed and built? Can’t expect market forces to do it See example on next slide Let’s look at a capital structure for real apartment projectLIHTCs and tax exempt bondsMust have “gap” financing, or soft loans from CountyADUs?

A real affordable housing project made possible by DC HPTF 116 Units, all LIHTC eligible (household incomes of $40,000 to $65.000) 20 special needs apartments with rental subsidies from DCHA 2 service providers – N Street Village and LAYC Land owned by H Street CDC sold to development entity HSDC as managing member (project helped by R.E. Tax Exemption) E&G as primary developer th Street NE Land $ 3,000, % Construction incld contingency $18,858, % Design $950,0003.2% Financing (assuming bonds and 4% LIHTCs) $2,213,0957.3% Other soft costs $1,554,0005.2% Developer Fees $2,500,0008.3% Reserves $1,069,9053.5% TOTAL DEVELOPMENT COSTS $30,145,870 $259,878 TOT /Unit Tax Credit Equity $ 9,813, % Perm Debt $10,500, % Deferred Fee $800,0002.6% DHCD $7,500, % NOI $615,6762.0% Seller Note $1,000,0003.3% TOTAL SOURCE OF FUNDS $30,228,819 Surplus $82,950

How does affordable housing get financed and built? Can’t exceed market forces to do it See example on next slide Let’s look at a capital structure for real apartment projectLIHTCs and tax exempt bondsMust have “gap” financing, or soft loans from CountyADUs?

What does affordable housing look like? Fairfax County 284 Units Built in 1950 “Market rate affordable” – old garden apartments Seven Corners

What does affordable housing look like? Washington, DC 549 Units Built in 1962 LIHTC – middle aged garden apartments Ft Chaplin Park

What does affordable housing look like? Washington, DC ~300 Units Elevators & ToD Minnesota Ave Metro

What does affordable housing look like? Washington, DC To be built starting next month th Street (Rendering)

What does the County need to do about it? Economic development strategyLet’s look at County’s workforce housing tableHousing blueprint/Homelessness prevention

Place making/Redevelopment Transportation Affordable Housing Workforce Development Development Process Improvements Demographic Changes (Respond to Aging Population, Social Equity, Millennials) Innovation Support & Small Business Support Healthy Communities (Support policies to create a healthier population/community) Communication (Encourage more community engagement & participation) Diversify the Economy

What does the County need to do about it? Economic development strategyLet’s look at County’s workforce housing tableHousing blueprint/Homelessness prevention

Fairfax Workforce Housing Table Income Tiers for Affordable Housing Up to 120% of AMI2% of total units Up to 100% of AMI3% of total units Up to 80% of AMI5% of total units Up to 70% of AMI3% of total units Up to 60% of AMI2% of total units

What does the County need to do about it? Make it part of economic development strategyProvide meaningful funding to get units built Tweak the ADU ordinanceDefine the term, and set and meet goals Use revenue bonds generously