Crystal City Post Office site - Arlingtonva
Staff Report Housing Commission November 29, 2012 Proposal Name/Sponsor: 1720 S. Eads (“Crystal City Post Office site”), Site Plan #424, Kettler Location: The proposed site plan is for the former Crystal City Post Office site, located two blocks from the metro at the northwest intersection of S. Eads Street and S. 18th Street. Background: The proposed site plan is for a 203-unit, 11-story building with 3 ½ levels of underground parking and 181 parking spaces. The applicant is requesting a rezoning to “C-OCrystal City,” as envisioned by the Crystal City Sector Plan. Affordable Housing: The affordable housing contribution for 1720 S. Eads consists of two components that are outlined within the Zoning Ordinance and the Crystal City Sector Plan: 1. Project’s base density of 3.24 FAR; and 2. Project’s approximately 88,000 additional square feet of density based on the proposed rezoning to C-O Crystal City. Affordable Housing Ordinance: For the 3.24 FAR base density, the developer agrees to comply with Subsection 36.H.6.of the Zoning Ordinance, “Affordable Dwelling Units for Increased Density Within General Land Use Plan.” The developer has the option to provide one of the four options below in advance of receiving the Certificate of Occupancy for the project. •
On-site units at 5% GFA between 1.0 FAR and 3.24 FAR (5,532 GFA or approximately 6 units)
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Off-site nearby units at 7.5% GFA between 1.0 FAR and 3.24 FAR (8,298 GFA or approximately 9 units)
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Off-site units at 10% GFA between 1.0 FAR and 3.24 FAR (11,064 GFA or approximately 11 units)
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Cash contribution of $460,233
Crystal City Sector Plan: For residential projects, one of the goals of the Crystal City Sector Plan is that 20% of the gross floor area above the standard site plan base density be provided as on-site units affordable up to 60% of the area median income (AMI) for a term of 30 years. The developer has agreed to provide approximately 17,800 square feet of affordable GFA, which equates to meeting the 20% goal of the plan. The table on the following page shows the unit mix for the proposed 16 on-site affordable units and compares the affordable rent to the anticipated market rent of those units.
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Unit Type 1 BR / 1 BA 2 BR / 2 BA 2 BR / 2 BA Total
Unit Count 2 5 9 16
Anticipated Market Rent $1,890 $2,474 $2,746
60% AMI Net Rent (2012) $1,100 $1,300 $1,300
**2 of the affordable units will be fully Type A accessible: one 1-bedroom and one 2-bedroom unit. Affordable Housing Goals: This proposal meets the following of the County Board-adopted Affordable Housing Goals and Targets: •
Goal 1, Target 1A: 2 of the 14 units will be fully Type A accessible and able to serve persons with physical disabilities.
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Goal 4, Target 4B: The project will track electric, gas, and water utilities using a Countysponsored utility tracking software.
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Goal 5, Target 5B: The project would expand the County’s CAF supply with 16 new units.
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Goal 7, Target 7B: 14 of the 16 affordable units (88%) would be 2-bedroom family-sized apartments.
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Goal 8, Target 8A: The project brings 16 CAFs to Neighborhood Service Area H (target is to locate 60% of the new committed affordable units in Neighborhood Services Areas D, E, and H). Furthermore, this would add on-site affordable housing in Crystal City Sector Plan area, where there is currently a small percentage.
Community Process/County Board: There have been three Site Plan Review Committee (SPRC) meetings for the proposed project. The site plan proposal will be heard by the Board at its December 8th or 11th meeting. It will be considered by the Planning Commission on November 28th. Staff Recommendation: The applicant’s affordable housing program is consistent with County policy for site plan projects and the Crystal City Sector Plan. Staff negotiated with the applicant to obtain the full 20% of the additional density above the base as on-site affordable housing in this first residential site plan of the Crystal City Sector Plan area.
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1720 S. EADS STREET CRYSTAL CITY POST OFFICE SITE Located at Northwest intersection of S. Eads & S. 18th Street, 2 blocks from CC metro station
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On-site units at 5% GFA between 1.0 FAR and 3.24 FAR (5,532 GFA or approximately 6 units)
•
Off-site nearby units at 7.5% GFA between 1.0 FAR and 3.24 FAR (8,298 GFA or approximately 9 units)
•
Off-site units at 10% GFA between 1.0 FAR and 3.24 FAR (11,064 GFA or approximately 11 units)
•
Cash contribution of $460,233
Crystal City Sector Plan: For residential projects, one of the goals of the Crystal City Sector Plan is that 20% of the gross floor area above the standard site plan base density be provided as on-site units affordable up to 60% of the area median income (AMI) for a term of 30 years. The developer has agreed to provide approximately 17,800 square feet of affordable GFA, which equates to meeting the 20% goal of the plan. The table on the following page shows the unit mix for the proposed 16 on-site affordable units and compares the affordable rent to the anticipated market rent of those units.
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Unit Type 1 BR / 1 BA 2 BR / 2 BA 2 BR / 2 BA Total
Unit Count 2 5 9 16
Anticipated Market Rent $1,890 $2,474 $2,746
60% AMI Net Rent (2012) $1,100 $1,300 $1,300
**2 of the affordable units will be fully Type A accessible: one 1-bedroom and one 2-bedroom unit. Affordable Housing Goals: This proposal meets the following of the County Board-adopted Affordable Housing Goals and Targets: •
Goal 1, Target 1A: 2 of the 14 units will be fully Type A accessible and able to serve persons with physical disabilities.
•
Goal 4, Target 4B: The project will track electric, gas, and water utilities using a Countysponsored utility tracking software.
•
Goal 5, Target 5B: The project would expand the County’s CAF supply with 16 new units.
•
Goal 7, Target 7B: 14 of the 16 affordable units (88%) would be 2-bedroom family-sized apartments.
•
Goal 8, Target 8A: The project brings 16 CAFs to Neighborhood Service Area H (target is to locate 60% of the new committed affordable units in Neighborhood Services Areas D, E, and H). Furthermore, this would add on-site affordable housing in Crystal City Sector Plan area, where there is currently a small percentage.
Community Process/County Board: There have been three Site Plan Review Committee (SPRC) meetings for the proposed project. The site plan proposal will be heard by the Board at its December 8th or 11th meeting. It will be considered by the Planning Commission on November 28th. Staff Recommendation: The applicant’s affordable housing program is consistent with County policy for site plan projects and the Crystal City Sector Plan. Staff negotiated with the applicant to obtain the full 20% of the additional density above the base as on-site affordable housing in this first residential site plan of the Crystal City Sector Plan area.
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1720 S. EADS STREET CRYSTAL CITY POST OFFICE SITE Located at Northwest intersection of S. Eads & S. 18th Street, 2 blocks from CC metro station
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