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R-13-51 RESOLUTION NO. R-13-51 A RESOLUTION APPROVING AND ADOPTING AMENDMENTS TO THE CITY OF FAIRFAX COMPREHENSIVE PLAN WHEREAS, §15.2-2223 of the Code of Virginia requires the City Council to adopt a comprehensive plan for the physical development of the territory within the jurisdiction of the City of Fairfax; and WHEREAS, the City Council adopted the existing City of Fairfax Comprehensive Plan on April 10, 2012 and it was determined that some of its contents warranted updating; and WHEREAS, the Planning Commission reviewed information regarding existing conditions and present and probable future requirements of the territory and the inhabitants of the City of Fairfax; and WHEREAS, the Planning Commission held a public hearing, and on October 28, 2013, approved the amendments to the comprehensive plan with the purpose of guiding and accomplishing a coordinated, adjusted and harmonious development of the City of Fairfax, and recommended the approval and adoption to City Council; and WHEREAS, in accordance with §15.2-2226 of the Code of Virginia, the City Council held a public hearing on November 12, 2013 for the purpose of receiving public comment relative to the amendments to the comprehensive plan; and NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Fairfax hereby approves the amendments to the City of Fairfax Comprehensive Plan as described in the attachment to this resolution. ADOPTED this 12th day of November, 2013. G' — Mayor ATTEST: City Clerk The vote on the motion to approve was recorded as follows: VOTE: Councilman DeMarco Aye Councilman Drummond Aye Councilman Greenfield Aye Councilman Meyer Aye Councilmember Schmidt Aye Councilman Stombres Aye Comprehensive Plan Amendment Text as Approved by City Council 11/12/13 The text below includes Comprehensive Plan text as amended by City Council on November 12, 2013. 1) Additional text at the end of Housing Affordability section (pgs. 57-58): Housing Affordability The City of Fairfax is in a unique position in the metropolitan area in regard to housing affordability. The relative affordability of housing can be assessed by comparing areas to regional averages, and this can be accomplished by examining Census or real estate industry statistics. Figures HOU-3 and HOU-4 both show the value of Fairfax homes as they relate to the value of homes in other Northern Virginia jurisdictions. However, since these data come from sources other than the City itself, the numbers differ slightly from the City-generated figures discussed in the paragraphs above. Figure HOU-3 illustrates the range value of owner-occupied housing units from the 2007 American Community Survey for jurisdictions in Northern Virginia. Approximately 11 percent of the City's housing was valued below $300,000 according to the Census, compared to 9 percent for the surrounding county. For the same year, the median family income in the City was $111,555, which was more than adequate to afford the majority of the City's owner-occupied housing. Figure HOU-4 examines data from the real estate industry on the prices of housing sales for detached, attached, and condominium units. Generally, the inner jurisdictions commanded higher average prices for all types of units, while outer jurisdictions offered more affordable housing. Fairfax, in the middle both geographically and economically, offers housing that is considered relatively affordable by regional standards. In 2010, the average detached housing unit sold in Fairfax was $489,000—a figure that is 7 percent lower than the regional average for all of Northern Virginia. Townhouses in Fairfax tend to average higher sale prices than regionwide norms due to the larger mix of newer townhouses offered in the City as compared to many other jurisdictions. For example, in 2010, the average sale price of an attached house (townhouses and duplexes) in the City was $454,000—a full 39 percent more than the regional average of$327,000. Conversely, Fairfax condominiums tend to have lower sale prices than the regional averages, with the City's $173,000 average sale price being 67 percent of the regional average of$258,000. For quite some time, analyses of the City's housing stock relative to regional income have indicated that the most deficient component of the City's housing stock is"moveup"housing 1 —housing that would be appropriate for current City homeowners as they reach their peak earning years. While the need for such housing has partially been satisfied by recently built developments such as Farrcroft, Pickett's Reserve and others, the need for move-up housing is still a priority for the City and an aim to providing a more balanced set of housing options. In addition, changing market forces have exacerbated a need at the other end of the housing spectrum—for housing that is affordable to those earning less than the region's median income. Much of the City's stock of for-sale housing that was once considered affordable has become less affordable in recent years. This is a result of City properties following a regional trend of price escalation that has significantly outpaced wage growth. Additionally, almost all new housing construction within the past three decades has added stock to the upper housing price ranges, altering the balance of housing units at various price points. While changes to the City's housing composition in recent decades has been largely limited to for-sale housing, that is changing as new rental apartment complexes are built, and existing rental complexes (which currently contain a high share of the City's affordable housing stock) are upgraded or redeveloped. A significant decline in the proportion of economical housing options would have a negative effect on Fairfax's residents and quality of life. As a result, the provision and maintenance of affordable housing is a priority for the City. 2) Text Revisions to Strategy HOU-1.3 (p. 64): HOU-1.3 Monitor the adequacy of subsidized housing units in the City and seek access to additional affordable housing opportunities. One privately-owned, HUD Section 236-financed apartment complex, West Wood Oaks, is located in the City. The City should continue to monitor the status of these existing subsidized housing units as well as other affordable housing programs and opportunities now available to City residents by contract with the Fairfax County Redevelopment and Housing Authority. As part of this contract, City staff should continue to ensure that the City derives full benefit of these existing funding sources. 2 3) New Strategy HOU-1.4 (to follow existing Strategy 1.3): HOU-1.4 Encourage the provision of affordable housing units in the development approval process for new residential construction. When the City considers land use actions for significant new residential development, provisions shall be made for affordable housing, with a priority on the provision of affordable housing units. These units should, to the maximum extent possible, include appropriate floor plans for a variety of household types, including families, seniors, and individuals living alone. The provision of new dedicated affordable units contained within the proposed development shall be an important consideration in evaluating the merits of the greater proposal. 4) New Strategy HOU-1.5: HOU-1.5 Articulate a Housing Affordability Strategy. Recognizing that every person has the right to decent, safe, and sanitary housing,the City recognizes the need for community-wide housing affordability. This issue needs to be comprehensively examined to determine what the City can best, and most effectively, do in order to increase housing opportunities for residents of all income levels. Given the size and nature of the City, it is in its best interest to provide for flexibility in the options it has to preserve and increase affordable housing options. In addition to prioritizing affordable units in new construction as described in Strategy HOU-1.4, the City may consider the applicability of other options to promote housing affordability, including the provision of affordable units for new for-sale developments, the establishment of a housing trust fund, a plan for the preservation of existing affordable housing units, and other options that could promote housing affordability for a large range of residents. 5) Revise Numbering for Existing Strategies 1.4 and 1.5 to Accommodate New Strategies Listed Above HOU-1.6 Seek and publicize opportunities for the City's renters to become homeowners. The City should work with regional consortia and federal, state and local governments and private organizations to identify and make available technical and funding assistance for homeownership. 3 HOU-1.7 Encourage the implementation of universal design components into new construction in order to avoid the need for costly retrofitting to be undertaken by elderly and disabled residents. Industry studies have shown that residences that have been built with universal design elements initially included are much less costly to adapt for disabled occupants than are housing units not incorporating universal design. The provision of universal design components in initial construction of a residence should greatly reduce retrofitting costs allowing homes to remain habitable for aging residents or residents who may become disabled. 4 Clean Text of Amendments for Enhanced Readability To aid in readability, a draft version of straight text, without underlines or strikethroughs, is provided following below: 1) Additional text at the end of Housing Affordability section (pgs. 57-58): The City of Fairfax is in a unique position in the metropolitan area in regard to housing affordability. The relative affordability of housing can be assessed by comparing areas to regional averages, and this can be accomplished by examining Census or real estate industry statistics. Figures HOU-3 and HOU-4 both show the value of Fairfax homes as they relate to the value of homes in other Northern Virginia jurisdictions. However, since these data come from sources other than the City itself the numbers differ slightly from the City-generated figures discussed in the paragraphs above. Figure HOU-3 illustrates the range value of owner-occupied housing units from the 2007 American Community Survey for jurisdictions in Northern Virginia. Approximately 11 percent of the City's housing was valued below $300,000 according to the Census, compared to 9 percent for the surrounding county. For the same year, the median family income in the City was $111,555, which was more than adequate to afford the majority of the City's owner- occupied housing. Figure HOU-4 examines data from the real estate industry on the prices of housing sales for detached, attached, and condominium units. Generally, the inner jurisdictions commanded higher average prices for all types of units, while outer jurisdictions offered more affordable housing. Fairfax, in the middle both geographically and economically, offers housing that is considered relatively affordable by regional standards. In 2010, the average detached housing unit sold in Fairfax was $489,000—a figure that is 7 percent lower than the regional average for all of Northern Virginia. Townhouses in Fairfax tend to average higher sale prices than regionwide norms due to the larger mix of newer townhouses offered in the City as compared to many other jurisdictions. For example, in 2010, the average sale price of an attached house (townhouses and duplexes) in the City was $454,000—a full 39 percent more than the regional average of$327,000. Conversely, Fairfax condominiums tend to have lower sale prices than the regional averages, with the City's $173,000 average sale price being 67 percent of the regional average of$258,000. For quite some time, analyses of the City's housing stock relative to regional income have indicated that the most deficient component of the City's housing stock is "moveup" housing —housing that would be appropriate for current City homeowners as they reach their peak earning years. While the need for such housing has partially been satisfied by recently built 5 developments such as Farrcroft, Pickett's Reserve and others, the need for move-up housing is still a priority for the City and an aim to providing a more balanced set of housing options. In addition, changing market forces have exacerbated a need at the other end of the housing spectrum—for housing that is affordable to those earning less than the region's median income. Much of the City's stock offor-sale housing that was once considered affordable has become less affordable in recent years. This is a result of City properties following a regional trend of price escalation that has significantly outpaced wage growth. Additionally, almost all new housing construction within the past three decades has added stock to the upper housing price ranges, altering the balance of housing units at various price points. While changes to the City's housing composition in recent decades has been largely limited to for-sale housing, that is changing as new rental apartment complexes are built, and existing rental complexes (which currently contain a high share of the City's affordable housing stock) are upgraded or redeveloped. A significant decline in the proportion of economical housing options would have a negative effect on Fairfax's residents and quality of life. As a result, the provision and maintenance of affordable housing is a priority for the City. 2) Text Revisions to Strategy HOU-1.3 (p. 64): HOU-1.3 Monitor the adequacy of subsidized housing units in the City and seek access to additional affordable housing opportunities. One privately-owned, HUD Section 236-financed apartment complex, West Wood Oaks, is located in the City. The City should continue to monitor the status of these existing subsidized housing units as well as other affordable housing programs and opportunities now available to City residents by contract with the Fairfax County Redevelopment and Housing Authority. As part of this contract, City staff should continue to ensure that the City derives full benefit of these existing funding sources. 3) New Strategy HOU-1.4 (to follow existing Strategy 1.3): HOU-1.4 Encourage the provision of affordable housing units in the development approval process for new residential construction. When the City considers land use actions for significant new residential development, provisions shall be made for affordable housing, with a priority on the provision of affordable housing units. These units should, to the maximum extent possible, include 6 appropriate floor plans for a variety of household types, including families, seniors, and individuals living alone. The provision of new dedicated affordable units contained within the proposed development shall be an important consideration in evaluating the merits of the greater proposal. 4) New Strategy HOU-1.5: HOU-1.5 Articulate a Housing Affordability Strategy. Recognizing that every person has the right to decent, safe, and sanitary housing, the City recognizes the need for community-wide housing affordability. This issue needs to be comprehensively examined to determine what the City can best, and most effectively, do in order to increase housing opportunities for residents of all income levels. Given the size and nature of the City, it is in its best interest to provide for flexibility in the options it has to preserve and increase affordable housing options. In addition to prioritizing affordable units in new construction as described in Strategy HOU-1.4, the City may consider the applicability of other options to promote housing affordability, including the provision of affordable units for new for-sale developments, the establishment of a housing trust fund, a plan for the preservation of existing affordable housing units, and other options that could promote housing affordability for a large range of residents. 5) Revise Numbering for Existing Strategies 1.4 and 1.5 to Accommodate New Strategies Listed Above HOU-1.6 Seek and publicize opportunities for the City's renters to become homeowners. The City should work with regional consortia and federal, state and local governments and private organizations to identify and make available technical and funding assistance for homeownership. HOU-1.7 Encourage the implementation of universal design components into new construction in order to avoid the need for costly retrofitting to be undertaken by elderly and disabled residents. Industry studies have shown that residences that have been built with universal design elements initially included are much less costly to adapt for disabled occupants than are housing units not incorporating universal design. The provision of universal design components in initial construction of a residence should greatly reduce retrofitting costs 7 allowing homes to remain habitable for aging residents or residents who may become disabled. 8