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Topic
Description:
The
applicant wishes to amend the previously existing Proffer
Section III related to below market priced housing for
Willow Creek.
Revisions
Summary:
On May 10,
2007, the Board of Supervisors held a public hearing on this
item. It was postponed for 30 days at the applicant’s
request to allow for Proffer Statement refinements, which
were submitted on May 24, 2007.
Highlights
of proffer refinements include:
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Formation of the non-profit committee prior to final
site or subdivision plan;
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Applicant shall serve as chairman of the committee;
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Clarification in the event that an insufficient number
of persons become qualifying as purchasers, the
applicant shall pay the County $76,613 for each
workforce housing unit not sold. The County may use
those funds ($55,000, plus $21,613 per unsold workforce
unit) to assist in the provision of workforce housing by
making grants thereof to Fauquier Housing Corporation,
or to assist in the purchases of such homes by others;
and the
- Latter
workforce housing contribution amounts are not subject
to the CPI escalator clause with in the Proffer
Statement.
Project
Information:
The proposed
proffers indicate 15 units onsite are dedicated for
workforce housing. This housing is reserved for Fauquier
County sheriff’s deputies, public school teachers, and any
other Fauquier County or School Division employees who have
been employed for not less than three years. If any of
these units onsite cannot be filled with a qualified
homeowner, the developer has proffered $76,613 ($55,000 plus
$21,613), to the County as a “soft-second” mortgage. An
appointed non-profit committee would select qualified
purchasers, and those funds would be used to acquire a home
anywhere within the county, subject to the same resale
restrictions outlined in the proffers.
Project
Background:
The
applicant submitted a request to amend the proffers in order
to allow for the approved workforce units procedure to be
clarified. It specifies that individuals must qualify
(financially) for the program, units must be owner occupied
principal residences, and the units shall be dispersed
within the development and not be distinguishable from
market-rate housing.
This
rezoning (formerly known as Green Springs) was originally
approved in October 13, 2005. Its approval was for the
rezoning of approximately 165 acres from Residential (R-1)
conditional to Residential R-1 and R-2 with proffers to
allow for a residential subdivision. The approval included,
via proffers, fifteen (15) workforce housing units. For
individual family’s to qualify under the approved proffers,
they must have a cumulative income not exceeding 80% of the
region’s median income for a family of four, that income
totals ±$58,000. Staff notes that the, per unit, the
applicant’s proffer for the market rate units for this
project is $14,740 and start at building unit thirty-two
(32). The current Board of Supervisors Proffer Policy is
now $28,503 per single family detached unit and starts with
the first building lot.
The
applicant is confident all 15 workforce units will be
provided within Willow Creek. Several substantive changes
have occurred. First, the 80% of median income criteria has
been dropped. School Board and County employees, who have
worked 3 years or more for this jurisdiction, are still the
targeted population. Second, if any workforce housing unit
cannot be completed on site, the applicant has proffered
$76,613 as the “soft-second” which now can be used
countywide through the specified non-profit committee. The
uncontrolled variable is still the selling price for the
Willow Creek homes. Excluding the lot costs, home prices in
the adjoining Green Meadows subdivision started in the
±$350,000 range. Plus, the applicant has remained firm in
their position that the workforce housing units would be
indistinguishable from the market rate units in terms of
architecture, size and location in the project
neighborhoods.
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Planning Commission Recommendation:
On April 26,
2007, the Planning Commission held a public hearing on this
item and voted unanimously to recommend denial.
The Planning
Commission recommended denial because of their concern that
the proffered workforce units will not actually be built,
and the overall project was not upgraded to meet the Board
of Supervisors Proffer Policy. The applicant indicated that
it could not offer anything beyond a cash contribution of
$55,000 plus $21,613 for the soft-second should any
workforce unit not be provided on site.
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Summary and Recommendations:
Staff asks
the Board of Supervisors to consider approval of the revised
Proffer Amendment. This project presents a unique
opportunity to establish an effective start-up model for
integrating affordable workforce housing within our growing
Service Districts. These districts are intended to provide
the full inventory of housing types and opportunities for
our existing and future resident population.
The
applicant has worked diligently with staff to address
referral agency and public hearing comments. In particular,
the proffer language has been refined regarding the
dedication of funds for any workforce units not constructed
on site and in regard to the creation of the non-profit
committee. It is essential that a viable committee is
formed and properly empowered to screen candidates,
effectively deal with the creative “soft second” mortgage,
and outline re-sale ramifications. This workforce
initiative will be part of a more coordinated and
established comprehensive affordable housing program,
Countywide, in the future. It is imperative that this
program and its committee commence as soon as possible so
that details regarding the soft-second mortgage, selection
criteria and screening and qualification of potential
applicants can be determined.
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