1. Alexandria’s Challenge: Enhancing Housing Opportunity for All to Support Economic Growth That Benefits All
2019 VML Conference
Helen McIlvaine, Housing Director
October 7, 2019

2. HOUSING CHALLENGE 27% 73% 87% 15,187 households
Growing gap in income vs housing costs
Rent
Residential assessment
Most low to moderate income Alexandrians (w/incomes up to $75,000) spend too much on housing
Income
INCOME VS HOUSING TRENDS
27%
Loss of ~16,000 market-affordable units ( )
73%
Spend => 30% of income on housing (at the expense of healthcare, education, daycare, and savings)
87%
15,187 households
60% AMI
50% AMI
Source: American Community Survey 5-Year Estimates

3. Citizen Academy Spring 2017
10/22/2019
2013 HOUSING MASTER PLAN
HOUSING AFFORDABILITY
Economy
Equity
Sustainability
Development
Health and Safety
Transportation
Housing for All
Housing options at all incomes, life stages, and abilities
Energy efficient
Healthy and safe
Accessible
Citywide distribution of affordable units to foster social and cultural diversity and mixed- income communities
Emphasis on opportunities in higher-density areas with access to transit, jobs and amenities
HOUSING MASTER PLAN GOAL: Create new affordability in 2,000 units by 2025
Office of Housing

4. HOUSING MASTER PLAN PROGRESS
January 2014-June 2019
2,000 UNITS WITH NEW AFFORDABILITY

5. HOW AFFORDABLE RENTAL HOUSING HAPPENS
Citizen Academy Spring 2017
10/22/2019
HOW AFFORDABLE RENTAL HOUSING HAPPENS
TODAY’S CHALLENGE!
$40k
$80-$95k+
VIABLE PROJECT
2013
2019
FEDERAL TAX CREDITS, HOME & CDBG, FEDERAL AND STATE GRANTS
COMMERCIAL DEBT
CITY INVESTMENT NEEDED TO CONSTRUCT ONE NEW AFFORDABLE UNIT
DEVELOPER INVESTMENT
GAP FUNDING
THE REASONS WHY…
HOUSING TRUST FUND, MEALS TAX & OTHER DEDICATED TAX REVENUE
STEEP INCREASES IN COST OF CONSTRUCTION
COST OF PROVIDING DEEPER LEVELS OF AFFORDABILITY (40-50% AMI)
Office of Housing

6. THE BLOOM AHDC/CARPENTER’S SHELTER
Citizen Academy Spring 2017
10/22/2019
THE BLOOM AHDC/CARPENTER’S SHELTER
97 apartments, including 10 permanent supportive units and new state-of-art shelter
Affordable for 40 years at 40%- 60% AMI
Partnership between two local nonprofits to redevelop TOD existing shelter site
Shelter relocated to vacant Macy’s store at Landmark Mall
Bonus density, right-sized parking, City financial support ($8.8 M loan plus $350K grant for rental assistance subsidy), LIHTC
May 2020 completion date
FINANCIAL PROFILE:
$22.6M Tax Credit (LIHTC) Equity
$10.3M Private Debt
$1.5M Developer Investment (fee)
$1.6M Fed/State Housing Trust Fund
$8.8M City Gap Loan ($91K/unit)
City Housing Trust Fund
Federal HOME and Match
General obligation bonds
Dedicated tax revenue
Meal tax revenue
$44.8 M TOTAL ($462K/UNIT)
Office of Housing

7. COLLABORATION—Integrating housing opportunity into planning
Citizen Academy Spring 2017
10/22/2019
COLLABORATION—Integrating housing opportunity into planning
2012 BEAUREGARD:
commitment to preserve 800 affordable units with 50% serving very-low income households; relocation coordinator hired; placement into Southern Towers affordable units and referrals to other housing resources and city services.
2019 GREEN BUILDING POLICY
2020 ARLANDRIA - DEL RAY (MOUNT VERNON AVENUE)
2017 NORTH POTOMAC YARD: permit bonus densities of 30%; allow for potential ARHA replacement units; integrate universal design and incorporate visitability features, when feasible; permit micro-units; encourage colocation of affordable housing, including senior or assisted living, with future civic, municipal, and other uses where possible.
2015 OAKVILLE TRIANGLE: 65 units (mostly studios) affordable at 60% AMI approved for Triangle site to accommodate likely future workers; other projects in Route 1 area will follow the Housing Master Plan and contribution formula.
2019 LANDMARK MALL
2017 OLD TOWN NORTH: permit bonus densities of 30%; prioritize one-for-one on-site replacement of Resolution 830 units within the plan area; encourage artist housing; incorporate universal design, including visitability features.
2018 SOUTH PATRICK STREET: preserve housing opportunity and affordability along Route 1 South through redevelopment and additional density; ensure eligible tenants have the right to return and receive support and assistance to mitigate impacts of temporary relocation
2015 EISENHOWER WEST:
a range of affordable housing options throughout Plan area; co-locate housing with a municipal facility; permit bonus densities of 30% or more particularly where taller heights are allowed.
ONGOING EISENHOWER EAST
Office of Housing

8. CULTURALLY COMPETENT ENGAGEMENT AND DIALOGUE WITH THE COMMUNITY
ROUTE 1 SOUTH PLANNING
ROUTE 1 SOUTH IMPLEMENTATION
BEAUREGARD
ARLANDRIA
CULTURALLY COMPETENT ENGAGEMENT AND DIALOGUE WITH THE COMMUNITY
Housing Trust Fund Report
Market Affordable Report
Set-Aside Report
Housing Resource Guide
Fair Housing Report
Home-ownership Report

9. NON-FINANCIAL TOOLS Bonus density and height (20% to 30%)
Residential Multifamily Zone (density to incent preservation of deeply affordable housing)
Right-sizing parking
Co-location, including schools-housing
FY 2021 Work Plan:
Update to housing contributions procedures
Accessory dwelling units
Inclusionary zoning assessment/policy (may require GA authorization)
Co-housing and group housing
Rezoning to increase housing options in areas where appropriate
Mixed income/affordable assisted living
Enhanced tenant relocation assistance and anti-displacement protections

10. FINANCIAL TOOLS New resources for housing preservation and production:
Funding from business, healthcare and philanthropy sectors (Greater Washington Partnership, Kaiser, Enterprise Billion Dollar Challenge)
JBG-SMITH/Washington Housing Initiative
New local resources (meals tax rate increase, Amazon +$1M, etc. totaling $8M/year
New state housing resources
Governor’s Executive Order #25 – enhance housing affordability to support economic development opportunity
VHDA REACH $15M/year for housing for HQ2/VTIC

11. ALEXANDRIA’S EMERGING HOUSING CHALLENGES
Regional housing capacity (DMV area housing production is lower than before the recession and more is needed to attract economic development)
Ensure that economic development brings equitable benefits to community, including those impacted
Preservation, improvement and expansion of housing resources in neighborhoods most impacted by future economic development
Expiration/preservation of committed affordable units
Growing need for deeper affordability
Affordable assisted living
City’s aging condominium stock (source of housing affordability for many buyers) needs reinvestment

12. Innovation and Partnerships—Alexandria’s housing opportunities
VHDA Amazon REACH funds to accelerate and prioritize affordable housing preservation and production in NoVA
Route 1 South Plan implementation
ARHA redevelopment and sustainability
Leveraging City investment with new funding sources
Converting commercial space for affordable housing
Co-location, including schools and public facilities
VHDA and nonprofit housing partners
Redevelopment of church properties
COG regional housing initiative and local targets
Collaboration with Arlington on joint housing solutions (managing inclusive growth)
Increasing local dedicated housing funds
Retaining federal support of housing
Housing Summit (Jan 2020) – Housing Master Plan check in/introduction of new housing initiatives (including planning and land use tools)