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A
We
invite
you
to
participate
in
our
online
event,
so,
if
you're
joining
us
through
Facebook,
you
can
use
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platform
to
send
in
your
comments,
if
you're
not
on
Facebook,
there's
a
phone
number
on
your
screen
that
you
can
use
to
text
us
your
comments,
we'll
be
using
those
comments.
As
we
move
forward
and
the
conversation
we
want
to
keep
it
Lively,
so
stay
tuned,
stay
involved
and
give
us
your
comments
before
I
move
forward.
I
want
to
make
sure
that
we
have
a
good
background
in
terms
of
where
we're
coming
from.
A
Why
are
we
doing
housing
Arlington?
So
to
start,
I
wanted
to
take
us
back
a
year
to
the
big
big
ideas
around
tables
that
were
held
in
the
summer
of
last
year.
2018
three
big
ideas
that
came
from
that
process
were
protecting
Arlington's
diversity,
inclusive
housing
and
planning
is
never
a
done
deal,
and
so
those
three
things
together
tell
us
that
there's
more
work
to
be
done
in
the
area
of
affordability
and
providing
housing
opportunity
for
everyone.
A
So
those
ideas
that
addition
to
those
ideas,
those
big
ideas.
There
were
other
things
that
people
are
concerned
about
housing,
affordability
in
general
that
there's
a
dwindling
supply
of
affordable
housing
and
housing
types
that
meet
everyone's
needs.
So
those
things
led
the
county
board
in
the
spring
of
this
year
to
initiate
the
housing
Arlington
program.
A
So
there
are
six
initiatives
as
part
of
the
housing
Arlington
initiative,
including
land
use
tools,
which
also
includes,
as
a
sub-element
long-range
planning
studies,
as
well
as
zoning
elements,
financial
tools
looking
at
new
ways
to
use
the
resources
that
we
have
and
finding
new
resources
as
well,
institutional
partnerships
working
with
our
nonprofit
partners,
but
as
well.
Looking
at
other
institutions
like
houses
of
worship,
nonprofit
agencies
that
may
be
arrayed
around
the
county
county,
employee
housing,
given
employees
both
for
the
county
and
County
Schools,
an
opportunity
to
work
closer
to
home
the
continent.
A
Condominium
initiative,
which
will
be
an
initiative
to
work
with
some
of
our
older
housing,
which
does
provide
some
of
the
market
rate,
affordable,
housing
or
housing.
That's
affordable
to
a
good
range
of
people
in
the
county
and
in
looking
at
the
affordable
housing
master
plan.
Looking
at
to
update
that
to
find
out
other
policies
that
we
may
need
to
update
new
policies
that
we
may
want
to
include
this
multi-year
process
will
lead
to
a
number
of
initiatives
or
new
policies,
new
guidance,
new
programs
and,
hopefully,
new
financial
resources
to
meet
our
goals.
A
As
we
talk
about
affordable
housing,
I
want
to
clarify
some
some
of
the
information
that
you
may
hear
tonight
when
we
say
affordable
housing.
We
typically
think
about
those
units
that
are
affordable
to
people
at
sixty
percent
of
median
income
and
below,
but
there's
also
a
broader
range
of
housing
that
we
want
to
focus
on
through
a
housing
Arlington.
So
looking
at
those
people
who
are
at
80
to
120
percent
of
median
income
is,
is
part
of
our
expanded
focus
so
that
broader
that
brought
a
focus.
A
We
call
housing,
affordability
and
it's
something
that
we're
focused
on
in
terms
of
the
housing
Arlington
initiative.
In
addition
to
that
broader
range
of
housing
types
that
might
be
available
of
folks,
we
also
are
looking
at
increasing
housing
supply,
both
market
rate
housing
and
a
fourth
at
those
those
affordable
units
as
well.
So
with
that
background,
I'm
gonna
stop
now
and
turn
it
over
to
my
rowdy
friends
here
before
so
some
lively
conversation
so
and
again,
I
want
to
remind
you
to
get
your
comments
and
your
questions
in
as
we
move
forward.
A
B
B
So
there
there's
a
lot
of
frustration
and
about
the
lack,
what
we're
lacking
in
Arlington,
and
it
doesn't
always
connect
to
the
conversations
we're
having
about
growth
and
our
population
growth
over
time
and
what
that
means,
which
was
the
other
big
theme
of
the
big
ideas
and
I.
Think
that
missing
link
is
this
conversation
about
the
economics?
How
why
aren't
we
getting
that
product?
Where
are
we
standing
in
the
way?
Is
government?
Where
are
the
market
forces
kind
of
pulling
us
along,
and
what
can
we
do
differently?
Sure.
A
C
C
But
what
has
happened
because
of
that
is
that
our
region
is
forecasted
to
add
about
300,000,
new
jobs
and
I'm
talking
regionally,
because
only
31
percent
of
Arlington
households
have
a
job
in
Arlington
County
if
any
of
their
members,
51
percent
have
a
job
somewhere
else
and
then
18
percent
don't
have
a
job
anywhere,
because
they're,
mostly
retirees
and
that
18
percent
is
an
important
part
of
this
picture.
So
we're
forecasted
to
have
a
lot
of
job
growth
and
we
have
a
really
large
cohort
of
baby
boomers
who
are
retiring
and
they
like
their
communities.
C
They
want
to
be
able
to
stay,
but
given
the
current
product,
they're
staying
in
their
same
home,
and
so
we
actually
have
about
10,000
what
I
will
call
empty
nesters
with
at
least
two
extra
bedrooms.
So
they
have
two
two
bedrooms
more
than
they
need.
They
don't
have
children
and
they're
over
50
years
old
and
some
of
that's
preference,
but
some
of
that's
probably
a
supply
constraint
that
they're
locked
in
but
they're,
locking
out
the
young
families
well.
A
D
Know
I.
We
certainly
see
ourselves
as
part
of
a
regional
market
when
we
think
about
job
growth.
We
think
about
how
the
region
is
competing.
I
think
some
of
the
more
high-profile
wins
that
Arlington
has
had
have
been
about
the
region
and
about
our
location
within
the
region.
So
we
certainly
agree
that
that
is
the
is.
That
is
the
baseline
that
the
idea
that
we're
part
of
a
region
in
the
region
sells
itself
in
terms
of
labor
force
and
an
infrastructure
I
think
in
terms
of
our
local.
D
We
that
often
gets
confused
with
our
goal
of
tackling
the
office
vacancy
rate,
which
is
really
about
fiscal
balance.
For
us
it's
about
filling
office
space
so
that
we
have
taxes
to
pay
for
all
the
things
that
we
that
we
would
like
to
support
in
the
community
and
then
in
terms
of
housing.
We
certain
see
housing
not
as
a
linear
direction,
to
do
job
growth
because,
as
tree-nut
said,
not
everyone
that
has
a
job
in
Arlington
is
gonna
live
in
our
antenna.
A
E
E
If
we
want
to
maintain
that
diversity
and
that
clue,
Civet
e,
it
means
trying
to
find
housing
options
for
people,
households
that
don't
make
a
lot
of
money,
and
so,
if
you're,
if
you're
at
the
center
of
a
region,
that's
very
expensive
and
you're
one
of
the
most
expensive
parts
that
region
it
means
housing,
is
expensive
to
to
buy
or
to
develop,
and
so
we've
relatively
built
out.
So
there's
not
a
lot
of
new
space
to
develop
housing,
and
so
therefore
it
really
is,
it
makes
it
hard
to
develop
and
we've
got.
E
The
master
plan
was
adopted
in
you,
know
2015
and
it
had
three
goals:
I'm
gonna
focus
on
the
soup
I
go
first,
was
a
supply
goal
than
access
and
then
sustainability
in
the
supply
go.
We
had
a
goal
to
try
and
develop
about
600,
affordable
units
Aurelia's
per
year
and
about
a
hundred
monthly
price
ownership
units
per
year.
Those
are
very
expensive
to
try
and
try
and
develop
in
this
in
this
community.
E
Even
on
the
rental
side,
it
costs
about
four
hundred
thousand
dollars
to
to
develop
a
new
unit
and
we're
providing
a
subsidy
about
eighty
five
thousand
to
that.
There's
other
subsidies
that
go
into
that.
So
it's
just
it's
really
a
desirable
place.
We've
got
these
values
to:
try
have
people
that
are
police
officers
and
hotel
workers,
restaurant
and
plays,
and
so
on,
police
in
the
school
teachers
we
want
them
to
live
there.
We've
got
a
gonna
have
to
through
our
land,
use
and
finance
tools
to
help
them
make
a
space
here.
Alright,.
A
F
Every
jurisdiction
has
its
own
unique
elements,
but
Arlington
and
the
DC
region
as
a
whole
are
experiencing
some
of
the
same
factors
that
other
markets
across
the
country
that
are
experiencing
robust
economic
growth,
which
I
should
notice,
is
not
everyone.
So
we
should
be
thankful
for
that,
but
we're
experiencing
some
of
the
main
forces
and
one
of
the
major
drivers
is
despite
what
is
often
perceived
as
a
building
boom
compared
to
historical
trends.
F
In
terms
of
you,
look
at
housing,
production
in
relationship
to
household
and
job
growth,
we've
really
lagged
in
recent
decades
and
that
has
created
a
long-term
supply
crunch
and
it's
not
just
about
the
number
of
units
being
built.
It's
about
what
we're
building
so
there's
a
combination
of
regulatory
and
land-use
constraints,
the
local
level
across
the
region,
along
with
some
national
financial
sector
practices,
have
meant
that
we
are
not
producing
the
housing
types
in
terms
of
building
structure
that
are
more
naturally
affordable
without
subsidy.
F
So
it's
a
combination
for
those
two
factors
that
are
making
it
harder
for
lower
and
moderate
income,
households
to
compete
for
market
rate
homes,
and
in
that
case
the
there
is
also
a
group
of
investors
that
are
seeking
to
participate
in
the
market
to
develop
and
the
people
that
lose
out
tend
to
be
the
lowest
income.
Households,
but
that
still
characterizes
specific
jobs
that
are
critical
to
our
workforce,
especially
in
the
health
sector.
B
F
You
have
to
look
at
supply
across
a
number
of
different
dimensions,
and
so,
if
you
look
at
it
just
buy
on
rental
versus
ownership,
on
the
ownership
side
attached
forms
of
housing
single-family
attached
homes,
which
would
be
your
duplexes,
your
triplex
is
your
quads
and
your
townhomes
that
still
provide
some
level
of
privacy
yard.
Perhaps
those
tend
to
be
if
you
look
at
the
data
tend
to
be
more
naturally
a
core,
affordable,
all
other
things
being
equal.
F
If
you
look
at
the
aging
condition
of
the
property
on
the
rental
side,
in
some
cases,
some
of
the
most
naturally
affordable
rental
housing
types
are
the
garden
style
apartments
that
arlington
used
to
build
a
lot
of
and
sort
of
the
lower
density
housing
that
can
still
be
constructed
with
less
costly
materials
like
wood,
as
opposed
to
steel
and
concrete.
But
the
thing
with
arlington
is
that
our
land
values
are
so
high
that
and
that
it's
not
economical
to
build
those
in
many
cases
where
you
could
otherwise
building
steel
and
concrete.
F
E
A
good
point,
because
we
really,
as
far
as
producing
new
ownership
units,
we're
producing
very
few
of
those
knows
that
our
we
aren't
producing
are
you
know,
they're,
not
the
three
hundred
four
hundred
five
hundred
thousand
dollar
price
range
they're
at
the
over
a
million
dollars
for
single-family
homes.
You've
got
this.
You've
got
this
large
supply
of
existing
condominiums,
which
are
relatively
affordable,
but
there's
really
not
a
new
supply
of
ownership
units
there
in
that
kind
of
moderate
price
range.
Would
it
would
be
in
that
three
hundred
to
five
hundred
thousand
our
price
range
and.
D
I
think
there's
also
the
factor
that,
while
we're
building
a
lot
more
of
the
market
rate
multi-family,
it's
been
because
of
the
demand
factor
right,
those
are
not
being
built
and
then
staying
vacant
there's
a
strong
market
for
that
as
well.
So
when
the
housing
providers
are
looking
at
what
to
provide
they're,
also
looking
at
what
the
strongest
sources
of
demand
are
and
I
think
over
the
past
half
a
decade,
more
we've
done
so
much
more
housing
supply
in
terms
of
our
market
rate
multi-family
and
it's
all
been
absorbed.
And
it's
all
performing
very
well.
D
B
B
C
C
It
has
a
laundries
not
in
the
right
space,
whatever
the
case
may
be,
and
so
it
becomes
a
little
bit
less
desirable
and
so,
generally
speaking,
that
people
who
can
move
into
Class
A,
the
newest
stuff,
will
move
into
Class
A
and
it
alleviates
the
pressure
on
the
older
stock
and
makes
the
rent
growth
there
less
less.
It
tapers
it
down
some.
It
doesn't
decrease
rents,
usually
around
this
area,
because
there's
still
demand
for
it,
but
it
does
alleviate
the
pressure
we.
F
See
is
sort
of
the
market
response
of
the
development
and
investment
community.
Is
there
looking
at
the
gaps
in
the
market?
So
if
low
income,
households
and
modern
income
households
aren't
being
served
by
a
lot
of
market
rate
development,
there
will
they
will
target
that
upper
end
of
that
range
at
something
serves.
So
if
new
construction,
if
there's
not
enough
new
construction
in
the
Class
A
sector,
as
you
as
you
put
it
to
absorb
sort
of
a
mousehole
growth
in
the
job
growth,
people
will
look
at
ok.
F
E
E
So
that's
where
we
come
in
in
terms
of
our
financing
tools,
our
land
use
tools
to
try
and
provide
either
preserve
that
supply
or
expand
that
supply,
and
even
though
we're
doing
three
hundred
two
hundred
three
hundred
four
hundred
units
a
year,
we're
still
falling
behind,
because
we
should
be
producing
six
hundred
units
a
year
of
that
housing
and
that
income
range
for
that
at
that
rents.
Those
900
to
$1500
a
rent
when
the
average
rent
in
the
county
is
twenty-five
hundred
dollars,
but.
B
B
Of
people
Arlington
I
hear
this
all
the
time.
They
say
that
our
housing
affordability
crisis
is
being
caused
by
those
luxury
high-end
apartments
going
up
all
over
town.
I.
Think
what
I'm
hearing
you
say
is
it's
actually
the
opposite.
Without
those
luxury
high-end
apartments,
you're
just
gonna
see
higher
dollar
renters
bidding
up
the
cost
of
you
know
this
Westover
spell
garden
apartments.
F
Right,
yes,
so
people
need
you
know,
people
if
you
don't
build,
people
aren't
just
going
to
vanish
or
disappear,
so
they're
gonna
try
and
compete
to
live
somewhere.
Some
may
not
live
in
Arlington,
but
those
that
do
have
the
means
will
compete
for
the
existing
properties
and
they
will
outbid
the
people
with
lesser
lesser
means,
with
lower
incomes
for
those
properties.
So
that's
why,
in
some
cases
you
see
very
rarely
in
real
estate
markets.
F
Do
you
see
people
decrease
density
when
you
redevelop,
but
that's
why
you're,
seeing
in
some
cases,
these
garden-style
apartments
being
replaced
by
higher-end
townhomes
instead
of
replaced
by
more
rental
housing?
That
would
be
more
naturally
affordable.
It's
because,
where
there's
an
unmet
demand
for
high
housing.
Now
that
I
would
like
to
stress
it.
That's
not.
The
only
thing
we
should
be
doing
is
worrying
about
meeting
the
need
for
high-end
housing,
but
this
is
a
it's
a
you'll
think
of
it
an
ecosystem,
and
if
you
remove
one
element,
if
there's
the
whole
rest.
E
It's
not
just
the
townhouses
I
mean
it
could
be
townhouses,
but
it
could
also
be
as
a
matter
of
Rights
Apartments.
Those
apartments
are
not
gonna,
have
the
small
bedrooms
and
no
closet
that
when
they're
rebuilt,
they're
gonna
have
they're
gonna,
be
market
rate
units
with
the
new
amenities
and
with
the
bedrooms
and
the
bathrooms
that
that
are
larger
and
the
runs
will
be
affordable.
You
know.
C
Just
to
reinforce
quickly
Michael's
point
the
job
growth
that
we
are
likely
to
have
here.
You
we
use
housing
as
infrastructure
to
fill
that
that
job
growth,
not
having
the
people
here,
doesn't
mean
that
the
job
growth
forces
aren't
still
in
existence.
And
so
what
ends
up
happening
is
housing
becomes
a
stronger
sorting
mechanism
where
only
the
most
productive
and
I'm
putting
that
in
quotes,
because
we
measure
that,
through
wages,
people
can
afford
to
be
in
that
metro
area
and
that
everyone
else
has
to
go,
find
somewhere
else
to
be
well.
A
That
raises
a
point
about
workforce,
and
you
know
diversity
within
the
workforce
and
providing
for
the
needs
of
everyone
within
the
workforce
at
all
the
income
levels
that
that
raises
a
question
but
I
see
an
important
question
here.
Coming
from
one
of
our
viewers,
Alexa
s,
she
has
concerns
about
residents
who
need
accessible
units.
Is
this
a
challenge
the
county
should
consider?
We.
E
Are
considering
it?
Yes,
we
are
in
new
units,
there's
a
requirement
that,
if
there's
a
new
development,
it
has
to
have
a
certain
percentage
of
accessible
units
and
certainly
on
the
income,
restricted
side
that
we
support
through
our
land
use
and
Finance
tools.
We
actually
have
a
higher
percentage.
We
we
try
to
get
10
to
20%
of
those
of
the
total
units
as
accessible
units.
We.
E
So
these
are
units
that
have
rolling
showers
bathrooms.
The
doors
are
wider.
They,
instead
of
steps
going
up,
they've,
got
at
grade
step
at
great
entrances.
So
it's
a
it's
a
range
of
features
that
help
people
that
have
a
range
of
disabilities
access
these
units.
It's
a
very
important
goal
that
we
have
and
again
I.
Think
from
our
perspective,
we've
got
an
aggressive
goal
to
get
up
to
20%
of
these
units,
affordable
and
also
accessible.
At
the
same
time,
I.
B
Think
it's
part
of
the
reason
to
why
it's
so
important
that
we
have
financial
strategies
and
land
use
tools
around
the
creation
of
committed,
affordable
units,
because
otherwise
you're
looking
at
market
rate,
affordable
units
which
the
overall
supply
of
is
dwindling
in
Arlington.
But
they
also
tend
to
be
as
Mark
was
talking
and
Mike
was
talking
about
in
aging
buildings,
which
often
don't
support
our
residents.
Who
have
you
know
unique
or
differently-abled
needs
well.
B
If
we
have
to
subsidize
somebody
who's
making
say
a
hundred
percent
of
the
area,
median
income
rate,
does
that
say
something
more
meaningful
about
how
worked
our
supply
has
become
so
I
do
think
that
there
is
an
important
role
for
us
in
supporting
first-time
homebuyers
and
certainly
supporting
lower
income,
homebuyers
and
and
as
well
as
renters
I
think
is.
David
talked
about
really
eloquently.
B
There
is
a
certain
segment
of
our
market
that
we
are
such
a
long
way
from
being
able
to
support
without
committed
investments,
but
in
the
mean
time,
when
I
think
about
ownership,
in
particular
the
idea
that
we
would
be
trying
to
support
through
dollars.
What
the
market
is
so
clearly
leaving
behind
is
is
a
little
disconcerting
right
for
all
of
us,
so
I
am
really
interested
in
knowing
you
know
these.
The
what
national
models
we
can
draw
from
I
know
every
community
is
in
the
in
the
growing
metro
area.
B
E
That's
a
good
segue,
because
I
think
it's
in
this
in
this
continuum
of
housing
needs.
If
we've
got
people
as
a
very
lower
end
income
spectrum-
that's
where
we
put
most
of
our
financial
resources.
We've
got
Housing
Choice
vouchers
to
the
federal
level.
We've
got
housing
grants
at
the
local
level.
That's
about
25
million
dollars
per
year.
E
We've
got
our
affordable
housing
investment
fund,
which
is
the
county's
loan
funds
which
is
used
to
produce
preserver
produce
units
in
that
roughly
30
to
60
70,
80
%
of
the
ami
range,
essentially
households
from
the
thirty-five
thousand
up
to
seventy
eighty
thousand
household.
So
that's
those
are
financial
resources.
We've
also
got
we've
got
Columbia
Pike
we've
got
that
the
transit
or
transit
oriented,
affordable
housing
fund,
which
is
an
also
a
financial
resource
to
help
pay
for
infrastructure.
That's
needed
along
developments
along
Columbia
Pike,
the
county
can
issue
bonds.
E
So
it's
an
Industrial
Development
Authority
against
it
to
finance
housing.
We've
got
the
speaking
of
ownership.
We've
got
the
moderate
income
purchase
assistance
program
which
is
downpayment
assistance
to
first-time
homebuyers
it's
to
homebuyers
earning
incomes
up
to
eighty
percent
of
a
intermedium
come
and
it
can
use,
it
could
be
alone.
That's
up
to
twenty
five
percent
of
the
purchase
price.
Now
we've
got
the
fiddle
even
if
the
federal
resources
there's
the
federal
income
housing
tax
credit
program,
which
essentially
is
a
tax
credit
that
provides
equity
on
rental
properties.
E
A
F
So
there's,
if
you
look
at
the
jurisdictions
that
are
trying
to
tackle
this
issue
of
housing,
affordability
across
the
income
spectrum
holistically,
it's
almost
like
a
three-legged
stool
and
the
first
and
I
would
argue
most
important
leg
of
the
stool
is
preservation
and
by
preservation.
I
mean
preservation
of
affordability,
not
necessarily
the
existing
unit
or
structure.
But
communities
are
really
stepping
up
to
support
the
acquisition
of
existing,
affordable
housing,
be
it
market
rate
or
subsidized,
so
that
you
can
preserve
the
affordability
in
the
moment.
F
And
then
you
have
the
option
to
redevelop
that
property
in
the
future,
where
you're,
replacing
on
a
one-for-one
basis,
the
affordable
units
so
you're,
addressing
your
create
an
opportunity
to
address
new
supply
later,
while
preserving
affordability
today
and
those
interventions
are
generally
targeted
at
lower
income.
Households
I
think
that's
the
most
important.
The
second
element
is
adding
new
supply,
particularly
around
new
transit
investments
or
existing
transit
assets.
F
So
if
we're
talking
about
increasing
the
number
of
housing
units-
and
you
you
look
at
where
your
infrastructure
is
and
try
existing
infrastructure
or
plant
infrastructure
and
maximize
the
utility
of
those
assets
and
really
transitory
and
development
is
a
really
important
component
of
that.
And
then
the
third
leg
of
the
stool
is
diversification
and
that's
diversification
of
the
housing
stock.
It
goes
back
to
allowing
more
of
those
naturally
more
affordable,
housing
type
ologies
to
be
built,
and
that
opens
up
the
door
to
more
naturally
affordable
market
rate
housing
relatively
speaking.
F
But
it
also
increases
the
effectiveness
of
our
subsidies
for
the
lower-income
households,
because
you're
allowed
to
build
a
more
cost-effective
product.
So
it
lowers
the
cost
of
development
and
helps,
helps
you
be
more
effective.
Stewards
of
public
resources,
so
I
think
that's
a
there's.
Some
spillover
impacts
of
that
as
well
am.
A
C
Think
regionally,
there's
more
diversity
of
housing
stock
than
there
is
in
any
single
jurisdiction.
So
Loudoun,
for
example,
has
a
really
large
number
of
townhomes
and
I.
Think
that
surprises
a
lot
of
people.
Unless
you
really
drive
around
there
a
lot
and
I
don't
know
necessarily
that
there's
a
singular
regional
disconnect,
but
in
general
the
types
of
housing
units
that
can
be
built
in
each
jurisdiction
are
fairly
constrained
because
of
antiquated
just
zoning
policies
that
were
based
in
nineteen,
ninety
1960
or
however
long
ago.
They
go
back
to
you
exactly
and
so.
C
I
think
that
that's
certainly
part
of
it,
but
also
on
top
of
this
is
we
think
about
zoning,
as
is
as
guiding
the
development
process,
but
it
also
it
also
controls
it
to
some
degree
by
design
and
so
there's
a
cumulative
effect
of
under
building,
even
if
it's
just
delaying
it
by
a
year,
because
we
want
to
make
sure
we
have
Community
Impact
that
has
a
cost
that
then
ends
up
rolling
into
the
final
product.
So
now
I.
C
B
C
D
Example
of
where
the
private
housing
market
doesn't
need
to
be
told
where
to
fill
the
gaps,
they
look
at
a
thousand
acres
and
say
how
do
I
provide
a
range
of
housing
at
market
rates
that
hit
as
many
incomes
as
possible
because
their
goals
so
absorb
that
land
and
get
better
as
quickly
as
possible.
So
in
a
in
a
couple
of
thousand
unit
development,
you'll
see
the
developers
will
say:
I'm
gonna
have
this
one
in
two
townhomes,
this
many
duplexes.
D
F
E
Certainly
the
challenge
with
accessory
dwellings,
because
you've
got
this
if
you're
a
if
you
own
a
single-family
home
and
you've
got
these
two
options.
Do
you
tear
it
down
and
build
something
bigger,
or
do
you
do
an
accessory
dwelling
and
I
think
we
know
what
the
economics
say,
but
it's
still
its
least
I.
Think
from
our
perspective,
we
at
least
wanted
to
push
accessory
dwellings
and
get
that
you
know
we
actually
had
three
iterations.
Where
now
you
can,
you
can
do
new
detach
accessory
dwellings,
at
least
to
provide
an
option
and
I.
A
D
On
the
market
side,
I
think
we've,
probably
over
the
past
decade,
we've
become
more
seen
in
the
housing
market
as
a
market.
That
would
that
would
support
that
I.
Think
for
a
while,
it
was
viewed
as
Arlington
was
always
the
place
to
go
for
a
little
bit.
Bigger
rental
unit,
away
from
DC
and
I.
Think
we're
now
seeing
that
shift.
I
think
one
of
the
things
not
to
delve
into
a
complete
different
topic,
but
I
think
one
of
things
that's
often
related
is
parking
and
I.
Think
micro
units
often
come
with
often
come
with.
D
E
That's
a
good
part
because
we
have.
We
have
something
called
the
form
based
code
on
Columbia
Pike,
which
says
you
you
can
fit.
This
you've
got
this
form
and
you
can
fill
it
not
with
as
many
use,
but
you
could
accommodate
micro
units,
but
this
issue
of
parking
we've
got
the
form
based
code
that
could
accommodate
micro
units,
but
if
we
threw
the
rezoning
or
if
you
seen
these
are
four
ways
code
require,
you
know
one
space
per
unit,
then
you
know
that's
gonna,
that's
gonna
put
it.
E
D
Often
a
gradual
push
there
right
as
well
the
idea
that
we've
already
gone
from
in
a
place
of
Garlington,
where
the
average
new
market
rate
apartment
had
1,100
square
foot
of
thousand
square
foot
per
unit,
and
now
we're
already
down
at
you
know
the
most
recent
ones
are
at
more
at
750,
so
we're
already
getting
that
natural
push
down
and
I.
Think
micro
units
is
just
the
next
level
of
that.
We.
B
Saw
I
find
it
encouraging,
and
this
question
really
gets
the
heart
of
something
that's
you
know
can
be
a
little
frustrating
as
a
policy
maker
in
that
I
think
that
the
viewer
asked
well,
what's
the
county,
doing,
to
advance
these,
and
and
I
often
have
to
remind
myself
for
others
in
the
community,
the
county
actually
doesn't
build
housing,
the
county
board
doesn't
and
the
county
staff
doesn't.
What
we're
trying
to
do
is
shape
the
way
the
stream
is
going
and
I
think
you
guys
get
shared
a
great
example
with
parking
which.
E
E
Emotional
quarters
we've
got
reduced
parking
ratios
and
that's
particularly
on
the
affordable
side.
So
we've
taken
advantage
of
those
the
ability
to
have
less
parking
in
income,
restrictive
properties,
and
so
that
helps
I
think
where
we're
heading
in
the
right
direction,
but
it
still
doesn't
mean,
as
we
recommend
developments,
they
have
reduced
parking
that
there
is.
We
get
feedback
from
the
community
about.
Well,
you,
you
know:
how
far
can
we
go?
You
know
we're
not
gonna.
B
I
was
you
know
to
complete
the
thought
in
addition
to
the
things
we
can
do,
we're
also
tracking
the
market
right
and
I
thought
it
really
heartening.
We
I
just
approved
a
site
planning
Crystal
City
over
on
Saturday
as
the
County
Board
and
they're.
They
believe
the
developer
there
that
the
market
will
now
support.
B
Just
as
you
were
indicating
mark
over
time,
smaller
units,
it
may
be
closer
to
a
Class
B
type
price
Jeannette
was
discovering
the
difference
between
Class
A,
Class
B,
so
we're
hoping
it
would
be
really
exciting
to
see
some
options
that
could
be
affordable
by
design
again.
This
is
not
going
to
be
the
right
home
for
everybody.
A
small
efficiency
isn't
where
everybody
wants
to
live,
but
if
you
can
differentiate,
I
think
somebody
said
that
well
earlier,
if
you
let
the
housing
market
differentiate,
maybe
that
can
create
some
more
options
for
all
of
us.
A
Well,
I
want
to
keep
us
moving
here
because
we're
moving
along
in
the
big
idea,
roundtables
that
the
idea
is
one
of
the
big
ideas
was
planning
has
never
past
tense,
that
we
should
continue
to
plan
and
be
creative
and
we've
got
some
ideas
on
the
table,
things
that
we're
currently
doing
things
that
we're
considering
doing
in
the
future
ideas
to
influence
the
market
and
provide
that
range
of
affordability
across
all
income
levels.
I
think
that's
the
push
and
the
thrust
of
what
we've
been
saying
here,
but
I
have
a
question
for
you
mark
what?
D
I
mean
I
think
has
been
pointed
out
many
times.
I.
Think
that
the
the
idea
that
regional
housing
demand
we
can
insulate
ourselves
from
that
is
is
is,
is
probably
not
a
realistic
sort
of
goal
and
I
think
we
typically
don't
think
we
want
to
manage
the
demand
side
of
it.
A
lot
of
places
across
the
country
have
shown
what
you're
doing
to
manage
the
demand
side.
The
demand
go
somewhere
else
right
and,
and
that's
not
good.
D
So
we
look
at
job
growth
and
regional
economic
growth
as
presenting
some
challenges,
as
we've
discussed
here
tonight,
but
also
that
it's
part
of
the
solution
being
in
an
economically
vibrant
region
provides
the
resources
for
us
to
sort
of
tack,
hedaan,
so
I
think
you
know
if
we
did
nothing
in
terms
of
supply.
The
answer
is
pretty
simple:
the
demand,
if
the
demand
persisted
the
existing
housing
stock,
would
get
more
and
more
expensive,
either
in
terms
of
prices
and
rents
and
that's
sort
of
an
undeniable
fact.
D
It
would
continue
because
I
think
Mike
pointed
out
in
others.
What
would
happen
is
the
wealthy
and
wealthier
in
our
community
would
be
able
to
bid
up
the
pricing
more
and
still
maintain
a
comfortable
level
of
their
income
they're
paying
on
housing,
and
it
would
just
being
that
the
wealthier
would
be
able
to
afford
that
housing
and
the
more
of
them
certainly
lower
income.
The
middle
would
be
would
be
a
little
further
disconnected
from
housing
market
Oh.
A
B
I
think,
actually,
that
comment
from
the
big
idea
run
tables
our
takeaway.
That
planning
is
never
past
tense
is
really
about
this
question.
We
have.
Our
comprehensive
plan
were
guided
by
projections
that
the
county
will
be
growing.
So
when
we
do
things
like,
we
did
last
year
update
our
public
spaces
master
plan
to
project
how
many
soccer
fields
will
need
20
years
in
the
future.
That's
based
on
the
projected
population
growth
and
the
idea
that
we
might
be
further
brought.
Our
population
may
be
further
growing
consistent
with
regional
job
numbers.
B
Has
us
reevaluating
those
plans
on
a
constant
and
consistent
basis?
The
affordable
housing
master
plan
is
only
five
years
old
and
we'll
be
revisiting
that
one
so
with
parks,
schools,
other
fire
stations,
public
safety
facilities,
one
of
the
areas
of
work
that
I
think
is
really
important,
and
something
that
the
big
idea
of
roundtables
really
left
an
impression
on
me
that
we
needed
to
do
we're
starting
to
think
more
comprehensively
and
long
term
about
our
schools
facility,
whether
it's
an
element
of
the
comp
plan
or
not,
is
to
be
determined.
But
we've
really
done.
B
Schools
planning
on
kind
of
a
10-year
basis
with
our
capital
improvement
plan,
and
so
people
rightfully
have
the
question.
If
our
population
is
going
to
grow
in
the
next
40
years,
where
does
the
next
40
do
the
next
40
years
of
public
schools
go
talk
to
us
beyond
just
10
years,
and
that's
some
work
that
the
county
and
schools
are
doing
in
partnership
together.
A
We've
got
a
couple
of
comments
in
everyone:
I
want
to
get
to
them,
so
a
question
chris.
Is
there
a
way
to
incentivize
builders
to
build
something
other
than
McMansion?
So
when
I
asked
you
that
Mike
looking
at
examples
from
elsewhere
or
just
understanding,
zoning
and
and
and
market
forces,
is
there
a
way
that
we
could,
if
it's
in
advise
other
types
of
development
in
single-family
areas,
potentially.
F
I,
don't
want
to
overstate
the
potential
end
results
given
the
how
close
in
we
are
and
how
high
the
land
values
are,
but
right
now,
through
a
significant
percentage
of
our
land
area
in
Arlington.
The
only
thing
you
can
build
by
Wright
is
a
detached
single-family
home.
So
if
that,
given
that
there's
a
lot
of
competition
for
those
homes
in
this
Closen
of
a
location,
there's
going
to
be
a
tendency
to
build
the
highest
and
best
use
of
that
property
which
will
be
a
McMansion.
F
So
if
you
at
least
open
up
the
possibility
that
there
could
be
other
housing
types,
it
may
not
be
as
affordable
as
we'd
like
it
to
be,
but
there's
at
least
the
potential
of
a
developer,
stepping
in
and
say.
Well,
we
think
maybe
the
McMansion
market
is
saturated,
but
where
there
could
be
yeah,
we
there
could
be
opportunities
to
develop
townhomes
here
or
stacked
flats
or
duplexes
or
triplexes.
So
what
you
see
in
some
other
markets
like
if
you
go
to
Somerville,
Massachusetts
or
other
places
in
New
England?
F
C
One
of
the
impediments
here
is
that
we
measure
things,
especially
in
the
single-family
detached
zone
as
units
per
acre,
as
opposed
to
units
per
FA,
our
Florida
area
ratios,
which
means
that
you
can
actually
right
now.
We
just
say
this
is
an
acre,
even
though
you
can
probably
build
three
storeys,
you
can
only
do
one
unit,
and
so,
instead
of
changing
that
and
measuring
what
what
the
denominator
is,
there
I'll.
D
Also
say
that
one
thing
about
when
you
can
only
do
one
thing
with
McMansions,
once
you've
already
made
the
decision
to
tear
down
a
house
and
build
the
incremental
cost
relative
to
value
of
building
bigger
is-is-is
creates
the
disconnect
where
a
builder
will
say
well.
Why
don't
I
build
five
thousand
square
feet
house
if
I
can,
because
I
can
make
as
much
as
I
can
make
more
than
a
four
thousand,
and
the
additional
building
cost
is
not
all
that
more
significant
once
you've
built
the
core
of
the
house,
so.
B
C
A
D
I'll,
let
others
weigh
in
as
well
cuz
I
think
you've
probably
looked
at
you
know
the
the
reality
is.
The
tax
part
of
the
economics
of
the
housing
is
probably
the
least
impactful.
If
we
set
zero
taxes,
it
would
probably
still
wouldn't
move
the
needle
as
much
as
things
like
land
cost
and
construction
costs.
So
it's
probably
not
the
most
efficient
tool.
F
Would
draw
a
distinction,
though,
between
sort
of
the
upfront
taxes
you're
placing
on
development
in
the
developer,
not
to
develop
decision
and
the
impact
of
ongoing
property
taxes
on
multifamily
property
owners?
What
are
things
that
we've
seen
in
other
communities
is
that
by
providing
multi-family
property
owners,
a
tax
incentive
on
their
ongoing
property
taxes,
they've
been
in
some
cases
willing
to
keep
their
rents
slightly
lower
or
arrests
the
increase
in
rents
so
that
they
can
keep
these
older
units
more
affordable
to
a
more
moderate
income
family?
B
A
F
I
have
a
couple
thoughts
and
two
of
them
are
specific
about
policy
and
two
about
how
we
approach
policymaking
and
the
first
is
supply
is
necessary,
but
not
sufficient.
So
we
need
to
really
focus
on
the
most
vulnerable
members
of
our
community,
the
people
with
the
lowest
incomes,
because,
as
the
county,
redevelops
they're,
the
people,
less
least
with
the
least
financial
means
to
adjust
to
those
changes
so
making
sure
that
our
existing
committed,
affordable
housing
tools
are
adequately
designed
and
funded
is
critical.
F
The
second
is
that,
where
new
supply
does
help,
it
also
matters
the
type
of
supply,
we're
building
so
paying
attention
to
for
arlington
what
are
the
more
naturally
affordable
housing
types
and
making
sure
we're
making
those
a
path
of
least
resistance
to
get
approval,
and
then
from
approach
perspective,
we
have
to
continue
to
think
regionally
and
there
are
costs
associated
with
adding
population
in
terms
of
infrastructure
utilization.
But,
as
I
mentioned
earlier,
these
people
don't
just
disappear.
They
go
somewhere
else.
F
So
if
Virginia
Hospital
Center
has
a
harder
time
recruiting
critical
members
of
the
health
profession
that
may
be
in
that
low
and
moderate-income
range.
What
are
the
implications
so
looking
at
those
types
of
challenges,
and
then
the
fourth
is
that
we
can't
we
can
project
the
future,
but
we
can't
predict
it.
So
we
need
to
have
flexibility
in
our
policymaking
to
not
mic
and
try
not
to
micromanage.
D
Yeah
I'm
working
with
Dan
and
his
team
on
the
financing
tools
as
part
of
housing,
Arlington
and
I.
Think
what
we'll
continue
to
try
to
flesh
out
is
what
are
the
word
of
some
new
tools
and
new
tools
are
often
sort
of
there's,
not
a
silver
bullet
out
there.
But
what
are
some
things
we
can
look
at
in
terms
of
providing
the
types
of
market
adjusted
tools
that
may
be
worked.
D
If
you
walk
to
work,
you
can
have
for
a
bigger
house,
because
you
don't
have
to
spend
in
your
car
those
sort
of
things,
and
there
are
pairs
of
that,
but
a
lot
of
it
I
think
will
come
down
to
what
we
talked
a
lot
about
here,
which
is
scalability,
and
if
you
want
to
get
more
resources
into
the
community
to
do
more
preservation
and
in
creation
of
new
housing.
You
need
something:
that's
scalable!
D
B
A
C
We
often
talk
about
housing
policy
is
one
thing
and
that
we're
only
trying
to
accomplish
one
thing
through
housing
policy
but
in
reality
we're
trying
to
accomplish
multiple
goals
with
housing,
policy
and
I.
Think
we've
articulated
two
big
goals
here,
and
one
is
supply
for
that
from
the
market,
for
the
people
that
can
afford
market
rates
and
then
supply
for
people
who
can't
and
they're
there
separate
and
there
the
market
really
doesn't
produce
at
under
30%
of
ami.
It's
just
it's
it's
not
really.
C
It
doesn't
pencil
very
well,
and
so
we
need
to
focus
on
doing
that
as
a
priority
for
the
county.
I
would
argue
and
then
let
the
market
take
over.
On
the
other
end
of
that,
the
second
piece
here
is
I
think
we've
talked
a
lot
about
flexibility,
housing,
the
built
space
environment
last
minimum
forty
years.
That's
how
long
buildings
usually
last
and
so
we're
not
really
trying
to
plan
for
what
we
want
yesterday.
C
We
should
be
thinking
about
what
we
need
twenty
years
from
today
and
trying
to
absorb
the
all
of
our
vision
of
what
our
county
should
be
going
forward
and
to
that
end,
I
think
part
of
some
of
the
things
we've
talked
a
lot
about
is
flexibility,
and
some
of
this
has
to
do
with
form
form
based
codes,
which
is
just
saying,
okay.
We
know
we
want
the
envelope
to
look
like
this,
and
we
know
that
this
is
what
we
this
is.
This
is
the
height.
A
All
right,
I
want
to
thank
all
of
our
panelists
tonight.
I
think
we
had
a
lively
conversation.
A
lot
of
information
was
gay
tonight.
I
know
there
were
a
lot
of
comments
that
came
in
we
answered
a
few,
but
I
think
there
were
many
more
I
want
to
encourage
everyone
to
check
out
the
housing
Arlington
webpage
and
to
understand
that
what
went
on
tonight,
we
will
give
you
a
summary
of
what
we
went
on
both
here
at
the
at
the
table
and
some
of
the
comments
that
we
received
in
the
back
room
as
well.
A
I
also
look
at
our
housing
Arlington
web
page
for
updates
about
upcoming
meetings,
the
next
one.
What
next
one
of
these
sessions
is
going
to
be
next
Monday
night
housing
and
the
environment
so
same
fad
time
same
bat-channel,
so
tune
in
another
couple
of
things
to
mention
is
that
this
coming
Saturday
there
is
a
photo
housing
month,
tour
of
HCD
areas
on
Saturday
meeting
here
at
the
Bosman
Center
taking
off
at
10:00
a.m.
in
the
morning
and
then
there's
a
training
session
for
condo
owners.