Happy Friday! Here are the latest stories about the Tysons area that the Tysons Reporter team has been reading:
Answer to Affordable Housing? — “A unique zoning designation permitted a new duplex to spring up in the heart of the City of Falls Church, but the development may not be a one-off if proposed legislation to upzone all single-family lots to accommodate multifamily structures passes down in Richmond.” [Falls Church News-Press]
Art Center Proposed For McLean Park — “‘MPA envisions an all-inclusive art center which provides a creative respite for the community that is integrated into, yet distinct from, Clemyjontri Park,’ county officials said.” [Inside NoVa]
Falls Church Library Project Moves Forward — “By a split 4-3 vote, the Falls Church City Council gave a “first reading” preliminary approval to a $10.9 million project to renovate and expand the Mary Riley Styles Public Library… The vote on final approval for the plan is scheduled for Feb. 10.” [Falls Church News-Press]
Woman Struck in Falls Church — “A woman was struck by a vehicle while crossing the street at the corner of Little Falls Road and West Broad Street in the City of Falls Church Tuesday afternoon, the City reported.” [Falls Church News-Press]
— Tysons, Virginia (@TysonsVA) January 29, 2020
Fun Fact: The miniature fighter jet sculpture pictured above in Falls Church was made with 14,000 copper coins, according to Atlas Obscura.
Happy Friday! Here are the latest stories about the Tysons area that the Tysons Reporter team has been reading:
New Middle School Principal Teacher — “Amy Miller, who has served as principal of Saratoga Elementary since 2015, has been named the new principal of Kilmer Middle School, effective February 3.” [Fairfax County Public Schools]
Coronavirus Prompts FCPS Exchange Program Changes — “Exchange students who traveled to Fairfax County from China where the coronavirus outbreak is happening will not be attending classes at Longfellow Middle School, according to the school district.” [Patch]
Focus on Affordability in Tysons — “Developers are building thousands of residential units in Tysons as they look to create a vibrant area that remains busy after the workday ends, but some are concerned that the young people they are targeting can’t afford the apartments being built.” [Bisnow]
Why You Should Visit Vienna — Richmond Magazine took a cue from Billy Joel’s “Vienna” song and listed reasons why people should check out the suburbs outside Tysons. [Richmond Magazine]
The two candidates vying for the Providence District seat on the Fairfax County Board of Supervisors faced off last night at the Providence District Community Center.
The League of Women Voters, who hosted the debate, encouraged attendees to submit questions for Democratic Dalia Palchik and Republican Eric Jones, and the candidates didn’t hesitate to disagree when it came to the hot-button issues of the evening.
They compared thoughts on the importance of census data, budgets, sanctuary counties, immigration, renewable energy, panhandling and firearm regulation throughout the evening. Here are some highlights from the debate:
Affordable Housing and a Rising Cost of Living
When it comes to the panhandling in Fairfax County, Jones said people struggling financially in the area should move elsewhere in the country where the cost of living is lower, like Ohio.
“It’s very expensive to live here. there are other places where it’s not so expensive to live,” Jones said. “To some degree, it is simply a choice [on where to live.]”
Palchik took another approach. “I support that we took a step back and said, ‘No, we are not going to criminalize panhandling,'” she said, adding that the county should work to ensure there is enough affordable housing and job security.
On the topic of affordable housing, Palchik said she is looking into coordinating with faith-based organizations to expand affordable housing options, especially for seniors.
Dalia said she wants to focus on fighting for fair wages for county employees, while Jones said he would rethinking policies for zoning and regulation to help small businesses.
Immigration and the Census
Immigration and the U.S. Census were popular topics during the debate.
Palchik said she was pleased when the citizenship question was removed from the census, saying that it encourages more participation. Without responses accurately representing the population of the district, the county would lose out on tax revenue that benefits the community, she said.
“We still have families who fear coming to school to sending their kids to preschool or going to a food pantry, because they are afraid we are collaborating and sharing their information with police,” she said.
Meanwhile, Jones said he believes undocumented immigrants are a danger to the community. “I am especially against sanctuary countries,” he said. “These are especially harmful to our legal immigrants.”
During his time with the U.S. State Department, Jones said he conducted interviews for the immigration process and granted thousands of people citizenship or permanent resident status.
“I believe we should cooperate completely with federal authorities,” he said.
One of the largest issues the candidates clashed on was the implementation of renewable energy. Palchik seemed to be in full support while Jones said the cost would outweigh the benefits.
“I think the so-called New Green Deal is unrealistic,” Jones said, referring to the Green New Deal. “You cannot run the Metro system on wind power, solar power and batteries.”
Instead, he told the audience that he believes in natural gas and nuclear power.
Palchik shifted the conversation, noting her endorsement by the Sierra Club and other environmental groups around the area. Palchik pointed to her time on the Fairfax County School Board, where she launched a joint environmental taskforce with the school board, students and Board of Supervisors.
She said that, if elected, she will be spending time in Richmond working to eliminate solar energy roadblocks.
New Republican Candidate
Jones was a new face for voters. After candidate Paul Bolon’s death in August, Jones was chosen as the new conservative candidate to run against Palchik.
“I’m running to give voters a choice in Providence District,” Jones said during his opening statement. “I wish my friend Bolon was here today.”
Palchik gave her respects after the debate. “I want to thank Mr. Jones for stepping up, I know it was a tragedy.”
The election is on Nov. 5.
As residential use explodes in Tysons, Fairfax County officials are quick to point to a growing amount of affordable housing in the area.
Chris Caperton, the director of the Urban Centers Section, updated the Board of Supervisors today (Oct. 8) on the progress in Tysons in the last year.
One of the biggest takeaways — “Residential is hot in Tysons,” Caperton said.
Currently, Tysons has 53.1 million square feet of development and is projected to reach 56.9 million square feet by 2021 — about 5.5. million square feet under the project in the comprehensive plan.
“We’re sort of catching up to that number,” Caperton said.
Of the 53 million square feet, more than half of it is office space, while about a quarter is residential.
“We do see an increase in residential use,” he said, saying that the jobs to household ratio jumped from 2.5:1 in 2005 to 6.8:1 now. (The comprehensive plan calls for a 4:1 ratio.)
Providence District Supervisor Linda Smyth was quick to note that affordable housing units have increased, saying that more than 200 have been recently added to Tysons.
Caperton added 750 affordable housing units have been completed, while 4,220 are expected in the near future. It is unclear if Caperton’s calculations included just approved developments or also unapproved ones as well.
When Tysons Reporter wrote about Affordable and Workforce Dwelling Units (ADUs and WDUs) in May, Tysons had 536 units at the time with an average occupancy rate of 94% and 3,919 were committed by developers.
Residential uses aren’t the only increases in Tysons. Caperton shared that transit options — like an 8% increase of Metro ridership in the Tyson area since April — are flourishing. The Tysons Corner station is now the busiest one for Capital Bikeshare in Fairfax County since May — surpassing the Wiehle-Reston one, Caperton said.
Caperton and several supervisors pointed to growing connectivity in Tysons — from the new Vesper Trail to the Jones Branch Connector — that will hopefully get Tysons to reach the county’s vision as a place to work, live and play.
Falls Church city officials say now that the city’s housing guidelines have been updated, the real work begins.
“Revisiting the city’s zoning ordinances is an appropriate thing to do to make sure the rules of the game support the goals the city is trying to work toward,” Paul Stoddard, the city’s planning director, said. “Housing doesn’t operate in a free market. It is heavily constrained by local regulation.”
These approved changes come after months of work and revisions from committees, including the Housing Commission and Planning Commission. Now, city leaders are calling on the public to speak up — to ensure that the plan is implemented.
Housing Commissioner Pete Davis, who acted as an ally for the plan throughout its development, said he emphasized the importance of affordable hosing amendments that will address Falls Church’s “crisis.”
He asked the Planning Commission to “keep affordable housing in the forefront of [its] mind” during an address on Aug, 5.
At the same meeting, commissioners noted changes to the proposal since the group last met, with key adaptions including the addition of religious organizations as a partner to ease housing burdens, a revised definition of median income, the inclusion of accessory dwellings as a solution and acknowledgment that it will take the entire community to solve the issue.
Davis said that the next steps require community members to speak up about affordable housing and continue to put pressure on the Falls Church City Council.
Within increasing pressure from Amazon’s HQ2 coming into the area, Davis said that city officials and community members can no longer remain passive and wait to see how the market reacts — they must act now and push for more affordable housing units.
“We cannot take a hands-off approach anymore,” Davis said.
The City of Falls Church mayor is fighting a federal tax law change that he warns will put a strain on local residents.
In December 2017, Congress passed a new law that limits the amount of state and local taxes (SALT) that people can deduct from their federal income tax return to $10,000.
Known as the SALT deduction cap, this law has stirred up controversy.
Some people claim it puts people in areas with a higher cost of living at a disadvantage because they will likely pay more in taxes, while others say that SALT deductions disproportionately benefit a small proportion of wealthy taxpayers.
Tarter said he is one of a few politicians across the country that are spearheading an effort to reverse the decision or minimize the damage they say it will have on their communities in the near future.
“The new cap on the SALT deduction double taxes citizens on these payments and penalizes workers in high-cost areas, like my city, where wages and income are high but are fully matched by the cost of living,” Tarter told the committee, adding that the new law takes away more tax dollars from the city.
Falls Church City Manager Wyatt Shields, who manages the city’s finances, told Tysons Reporter that Falls Church residents spend more on housing comparative to anyone else in the country. He added that this new legislation only “exacerbates” the city’s lack of affordable housing.
According to Tarter’s statement to the committee, the median home price in the city is around $825,000 — “That doesn’t buy you a mansion but likely a modest brick rambler built in the 1950s.”
That median home price is drastically more than the $229,000 median home price across the U.S., according to Zillow.
“I’ve heard from a fair amount of people how their taxes have gone up and not at first realized implications,” Tarter told Tysons Reporter while talking about the fallout from the law.
The Internal Revenue Service (IRS) announced Wednesday, Aug. 14, that they will waive the tax underpayment penalty for more than 400,00 people who did not claim a special penalty waiver when they filed their federal income tax returns this year.
“Earlier this year, the IRS lowered the usual 90% penalty threshold to 80% to help taxpayers whose withholding and estimated tax payments fell short of their total 2018 tax liability,” according to an IRS press release.
Locally, this may help residents in the Northern Virginia area who were hit with unforeseen financial burdens recently because of the SALT deduction cap.
“There are no yachts in Falls Church, just lots of hard-working families trying to get by in the high-rent district,” Tarter said. “Most of the folks that I know are two-income families who serve their country through work in government or the military and want the best education possible for their children.”
Ultimately, Tarter hopes that the SALT deduction cap, currently sitting at $10,000 per household, is heightened or eliminated entirely.
“The next steps are up to Congress,” Tarter said. “I suspect, given the way things are right now, there probably won’t be any immediate action.”
Image via C-Span
The Comprehensive Plan’s chapters for both areas haven’t been updated since 2005, according to city staff.
The new demographics chapter would focus on three areas: trends, projections and how changes relate to community needs, especially for housing, economic development and public facilities.
“Demographics are a critical base of information for city planning; the city’s housing, transportation, economy, parks and recreation, and social framework rely on current and future population trends and need,” according to city documents.
Meanwhile, the revamped housing chapter would outline a vision for how the city can address diverse housing needs through nine focus points.
The city’s Planning Commission voted in favor of both updates at its meeting last Monday, Aug. 5.
The city council meeting is set to start at 7:30 p.m. at 300 Park Avenue.
The Falls Church City Council aims to revamp its approach to affordable housing as its population continues to grow — and the stock of affordable units quickly dwindles.
The City Council is considering refreshing its Comprehensive Plan’s housing guidelines with a focus on tackling what some councilmembers recently referred to as an “affordable housing crisis.”
Emphasis on Affordable Housing
At a joint work session on Monday (July 15), the council and the city’s Planning Commission reviewed a proposal that would revise the housing guidelines to adjust for demographic changes and the future impact of Amazon HQ2 on the region.
City documents at the meeting confirmed that the increasing demand for apartments cannot keep up with the influx of the population, which is growing at a rate of 2.6% each year.
Councilmember Letty Hardi fronted the discussion at the meeting when she brought up the expiration of affordable housing and the dilemmas facing recent graduates who can no longer afford to live in the area.
The large affordable housing project near the Spring Hill Metro station is on hold, according to the developer.
The Clemente Development Company is currently busy with The View, a 3 million-square-foot redevelopment project planning on being a new residential, retail and arts hub for Tysons. The project includes The Iconic, a 600-foot tall tower that has the potential to shape the Tysons skyline.
The Evolution, a residential development planned just south of The View, popped up again yesterday (Monday) in Fairfax County permitting, but Antonio Calabrese, a lawyer representing Clemente, said there have been no new plans submitted for the project since it was initially proposed in 2017.
The eventual plan is to include 1,400 multi-family units in a high-rise building that would replace the existing commercial building. All units would be workforce dwelling units.
Calabrese said The Evolution is a separate project from The View and is not part of a proffer related to that project.
Meanwhile, Calabrese said Clemente is moving forward with plans to resubmit The View to Fairfax County staff on Friday (June 14) with hopes to have final approval in the fall.
(Updated 10 a.m.) There’s no shortage of luxury housing coming into Tysons, but what about affordable housing?
According to Brian Worthy, a spokesman for Fairfax County, the limited number of affordable units in Tysons are near max occupancy. But with new mid- and high-rise developments required to devote a portion of the new units to affordable housing, Worthy said there are more units on the way:
As of May 15, 2019, there are approximately 536 rental Affordable and Workforce Dwelling Units (ADUs and WDUs) that have been constructed in Tysons. The average occupancy rate is 94 percent.
Currently, there are approximately 3,919 rental ADUs and WDUs that have been committed by developers through Board of Supervisors approved rezoning actions. We don’t currently track the total number of these units that have been proposed as part of unapproved developments in Tysons, but to date, the major, approved rezonings have all committed to provide affordable or workforce dwelling units.
Worthy noted that ADUs serve households with incomes of 50-70 percent of Area Median Income (AMI). Fairfax County documents show that range as $38,600-$54,050 for single-family households, increasing proportionally to the size of the household.
Tysons’ WDUs serve incomes ranging from 60-120 percent of AMI, reflecting the higher cost of living in Tysons as compared to the rest of Fairfax. The WDU program is designed to help working households find housing close to employment centers and transportation options.
Creating housing affordable to locals at all ranges of the income spectrum has been a countywide problem. According to the FY 2020 Fairfax County budget, a total of 3,016 affordable units — privately-owned homes that are not bound by rent restrictions — have been preserved in Fairfax County between 2004 and 2018, but the county fell 82 units short of its affordable housing goals for last year.
The county projects a growth of 62,184 households over the next 15 years, of which 18,622 are expected to earn 80 percent of AMI and below.
Chart via Fairfax County Government