The County Board will consider changes to the income limits and the affordability term for affordable homeownership units through a proposed Zoning Ordinance amendment to the Neighborhoods Form Based Code (N-FBC).
These proposed amendments to the Arlington County Zoning Ordinance Article 11.2 “CPN-FBC” Columbia Pike Neighborhoods Form Based Code District (Appendix B) would increase the Area Median Income (AMI) limit for affordable homeownership units from 60% of AMI to new limits equally tiered up to 80% and 100% of AMI. The proposed amendments would also extend the affordability term for such units.
Webinar: Neighborhoods Form Based Code AMI Change
View the recording of the webinar, held Sept. 15, 2020.
Karen Serfis, Virginia Program Manager, Latino Economic Development Center
Taylor Blunt, Arlington County Firefighter
Neighborhoods Form Based Code
The N-FBC was adopted by the County Board in 2013 as an implementation tool to realize the vision set forth in the 2012 Columbia Pike Neighborhoods Area Plan. The N-FBC represents an optional zoning district tool that provides incentives and guidance for future redevelopment of multi-family residential areas surrounding commercial centers along Columbia Pike. As envisioned, the N-FBC promotes high quality redevelopment of properties with goals of attaining a mixed-income community and the preservation of affordable housing. From time to time, staff will initiate amendments to the N-FBC in response to new County Board policy or community concerns, or to provide more clarity, with input from advisory boards and commissions. This work facilitates the redevelopment of Columbia Pike in accordance with the community’s overarching vision for revitalization of the corridor.
The community engagement process began with a Form Based Code Advisory Working Group meeting in February 2020, followed by a Zoning Committee of the Planning Commission meeting in early March. Since those meetings, staff has refined the recommendation to limit the income levels of the required affordable ownership units to tiers of up to 80% of AMI and 100% of AMI (as opposed to the previous recommendation that included an up-to-120%-of-AMI tier), as indicated in the Request to Advertise County Board staff report. Note that some of the past meeting materials also include information on an amendment to require a cash contribution to the Affordable Housing Investment Fund (AHIF) in the limited instances the N-FBC project includes commercial uses. This amendment was approved by the County Board at the July 21 recessed meeting (scroll to item #59).
Staff continues to conduct public outreach and will consider constituent feedback as part of the Community Engagement process. It is anticipated this item will be considered at the October Housing Commission and Planning Commission meetings, prior to the October County Board meeting.
February 26, 2020 NAIOP presentation (includes the previous recommendation of up to 120% AMI)
March 3, 2020 ZOCO memo (includes the previous recommendation of up to 120% AMI)
March 7, 2020 Pikes Presidents Group presentation (includes the previous recommendation of up to 120% AMI)
June 16, 2020 Request to Advertise County Board staff report and presentation (scroll to Item #30)
July 9, 2020 Housing Commission presentation