The Panel, chaired by Hunter Mill District Fairfax County Redevelopment and Housing Authority (FCRHA) Commissioner Lee Rau, was tasked by the Board with developing a policy to encourage the development of affordable/workforce housing in the county's high-rise, high-density areas.  The Panel began its work in December 2005; on February 6, 2006, the Board adopted a general policy and guiding principles for the development of specific policy recommendations regarding affordable/workforce housing in high-rise projects.  The Panel expanded its charter to include high-density areas of the county, and presented recommendations to the Board’s Housing Committee at its October 16, 2006 meeting.   In response to issues raised by the Board and staff, the Panel continued to meet with staff and with the Planning Commission to refine its recommendations.  The Planning Commission voted to endorse the Panel’s revised recommendations on April 19, 2007. 

The Panel’s key recommendations are the following:  

Production expectation and applicability:  At least twelve (12) percent of units produced in high-rise/high-density developments should be affordable/workforce housing, with the policy to apply in Fairfax County’s defined “Development Centers”, as identified in the Comprehensive Plan.

Incomes to be served:  Incomes to be served by the policy should be from 80 to 120 percent of the Area Median Income (AMI). The Panel is planning to recommend three tiers of 80, 100, and 120 percent AMI for sales units and rental units in concrete/steel construction, and tiers of 80 and 100 percent AMI in rental units in wood construction. 

Implementation:  The policy should be implemented through both the Comprehensive Plan and, for administrative purposes, the Zoning Ordinance.  The Board was also requested to adopt an interim policy to provide for the administration of proffered workforce units in advance of the adoption of the recommended amendments to the Comprehensive Plan and the Zoning Ordinance. 

Density bonus:  A “one for one” affordable/workforce to market rate bonus unit ratio, with a maximum bonus of up to 20 percent; bonuses may be able to be realized as non-residential uses in mixed use developments if the minimum 12 percent affordable/workforce expectation is met or exceeded. 

Housing as a permitted use in Commercial, Industrial and Mixed-use districts:  The Panel recommended initiating a process to allow, under certain circumstances, housing as a permitted use in Commercial, Industrial and mixed-use districts, potentially as a Special Exception use or a prototype by-right model. 

In its discussion, the Board expressed concerns related to the income levels to be served.  As a next step, the Department of Planning and Zoning will review the policy proposals of the High-rise Affordability Panel and bring back recommendations to the Board prior to possible authorization of amendments to the Comprehensive Plan and Zoning Ordinance.

Click here to read the full recommendations of the High-rise Affordability Panel.