BOARD OF SUPERVISORS BUSINESS MEETING INFORMATION ITEM. Jill Kaneff, Demographer, Planning & Zoning Ricky Barker, Director, Planning & Zoning

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1 BOARD OF SUPERVISORS BUSINESS MEETING INFORMATION ITEM Date of Meeting: # I-3 SUBJECT: ELECTION DISTRICT: STAFF CONTACTS: Residential Build-Out Analysis; Results Countywide Jill Kaneff, Demographer, Planning & Zoning Ricky Barker, Director, Planning & Zoning PURPOSE: The purpose of this information item is to present the results of the standard residential and affordable housing build-out analyses approved by the Board of Supervisors (Board) on February 18, 2016 (8-0-1, Saines absent). BACKGROUND: On January 21, 2015 the Board directed staff to develop a work program for a detailed county-wide build-out analysis of residential units and an assessment of the number of affordable housing units at build-out. On October 7, 2015 the Board, as part of the Housing Stakeholders Group Update, approved (9-0) the residential build-out work plan as recommended by staff. On February 18, 2016 the Board endorsed the proposed methodology for analyzing the standard residential and affordable housing build-out analysis (8-0-1, Saines absent). The Housing Stakeholder Group recommended that the County perform a housing needs assessment and build-out analysis. To fulfill this Housing Stakeholder Group s recommendation staff identified a need to do an affordable build-out analysis, in addition to a standard, full buildout analyses of all unit types. Residential build-out analyses provide an estimate of the maximum number of residential units under certain development scenarios. Build-out analyses are one of the most valuable tools for long-term fiscal, programmatic, and development planning and decision making. The results are also a critical piece of background and foundational information for developing the new comprehensive plan. Staff conducted two build-out analyses: 1) standard build-out (all residential units); and 2) affordable housing build-out (affordable residential units). 1 1 For further details and background on the purpose of a build-out analysis, the methodology, and assumptions that staff used to conduct the analysis, refer to the Board s February 18, 2016 Action Item.

2 Page 2 ISSUES: During the residential build-out analysis Staff made a few minor technical adjustments and enhancements to the build-out assumptions previously endorsed by the Board. Staff made these enhancements in response to previously unrealized complexities of the data. 1. Developable land was determined by excluding a few additional items. Parcels with cemeteries comprising the majority or entirety of a parcel. Parcels with driveways and parking lots comprising a sizeable portion of the property were deemed to be undevelopable. Based on a review of parcels with driveways and parking lots, those parcels with 40% or more of their land covered by these entities would not be developed with residential in the future. Virginia State Corporation Commission owned parcels that had a structure on them (i.e. major power line, utility sub-station). 2. The Suburban Policy Area s planned Mixed Use Office Centers allow multi-family residential density. The residential densities for these areas are not specified by dwelling units per acre in the Plan. Instead, the densities are defined using Floor Area Ratio (FAR). For this analysis, and other prior and on-going studies by the Department of Planning and Zoning, the average square footage of residential multi-family units is assumed to be 1,000 square feet. (Explain briefly why this figure was chosen) 3. The planned land use for the Leesburg Joint Land Management Area (JLMA) policy area is residential or business. The residential density for approved residential projects in the Leesburg JLMA tends to be similar in nature to the Suburban Policy Area planned residential density of four dwelling units per acre. The planned business land use density for residential is eight to 16 dwelling units per acre and a maximum of 25 percent of the gross acreage. The suburban residential and business maximum densities were assumed for the Leesburg JLMA. The other town JLMA s were based upon the maximum densities for the JLMA 1, 2, and 3 zoning districts as specified in the endorsed methodology. 4. Plan policies for dwelling units per acre densities are based upon acreage that represents two-dimensional space or ground area coverage. The endorsed build-out methodology specified the use of legal acres for calculating build-out. However, legal acres are not always defined in two-dimensional space. The Geographic Information Systems (GIS) acres of parcels is defined in two-dimensional space. Therefore, Staff used GIS acres for build-out calculations. 5. Prior to this project, the Planning and Zoning Department had maintained an inventory of approved projects of 20 units or more. During this project, staff developed an inventory of approved and completed projects of 10 units or more. Therefore, the methodology was enhanced to account for projects of 10 units or more.

3 Page 3 STANDARD BUILD-OUT ANALYSIS: Overview The standard build out analysis results provide an estimate of the total number of housing units that will exist in Loudoun County when the County s residential land is developed to current entitlements or planned land use. The results that follow are reflective of conditions as of July 1, The estimates combine the number of units existing or issued building permits as of July 1, 2016, the residential approved projects with remaining units to be permitted, and the planned land use densities for vacant and under-developed residential parcels. Staff analyzed two build-out scenarios. Scenario #1 assumes approved projects in the pipeline will develop at the number of units currently approved. Scenario #2 assumes that approved projects in the pipeline that have less than 70 percent of their units currently permitted may potentially be amended to increase the amount of residential to their maximum potential allowed by the County s land use plan pattern. In essence, Scenario #1 is the low estimate of development potential and Scenario #2 is the high estimate. A table listing the major (20+ units) approved projects in the pipeline as of July 1, 2016 is found in Attachment 1. A similar table has not been developed for minor (10-19 units) approved projects, although the minor projects and their development status information are available in a GIS/mapped format. Results The total number of residential units at build-out is estimated to be between 183,227 (Scenario 1) and 185,749 (Scenario 2). The difference between these two build-out estimates is 2,522 housing units, of which the majority (68%) are in the Suburban Policy Area and in the Leesburg and Ashburn planning subareas. Staff also analyzed both scenarios by planning subarea, which define the geography for capital needs planning, and by General Plan policy area. Tables 1 and 2 below summarize the build-out results by these geographies and compare them by scenario. Reference maps of planning subareas and policy areas are found in Attachments 2 and 3. For both scenarios, residential land that was uncommitted or under developed and not associated with a completed or approved project (subdivision) represented 22,060 units or nearly 40 percent of the remaining development potential. Nearly half of the 22,060 units were in the Rural Policy Area. Staff developed an interactive online mapping system as part of this project to provide more detailed information on the location of existing and future development. The tool provides existing land use by parcel, use of structures, location of approved and completed projects, and development potential of parcels and projects. Staff will present this new online system at the October 4 th Board Business Meeting.

4 Page 4 Future residential development in Loudoun County is largely slated to occur around the Ashburn Metro Rail Station and along the Route 28 corridor. These areas are located within the Ashburn and Sterling planning subareas and in the Suburban Policy Area. The Dulles Planning Subarea also has a large share of Loudoun s remaining residential development potential. Table 1: Housing Units by Planning Subarea Planning Existing/Permitted Subarea Units Remaining Units Total Units (Build-Out) Scenario #1 Scenario #2 Scenario #1 Scenario #2 Ashburn 39,439 14,503 15,446 53,942 54,885 Dulles 24,056 11,709 11,727 35,765 35,783 Leesburg 20,312 5,791 6,588 26,103 26,900 Northwest 4,024 4,199 4,449 8,223 8,473 Potomac 16, ,487 16,487 Rt. 15 North 2,074 1,664 1,664 3,738 3,738 Rt. 15 South 1,474 1,354 1,354 2,828 2,828 Rt. 7 West 8,253 2,951 2,951 11,204 11,204 Southwest 3,231 2,158 2,158 5,389 5,389 Sterling 12,571 6,977 7,491 19,548 20,062 County Total 131,440 51,787 54, , ,749 Table 2: Housing Units by Policy Area Planning Existing/Permitted Subarea Units Remaining Units Total Units (Build-Out) Scenario #1 Scenario #2 Scenario #1 Scenario #2 Suburban 86,568 27,688 29, , ,981 Transition 5,453 5,853 5,853 11,306 11,306 Rural 14,296 11,643 11,650 25,939 25,946 JLMA 5,068 2,534 3,324 7,602 8,392 Towns/Dulles International Airport 20,055 4,069 4,069 24,124 24,124 County Total 131,440 51,787 54, , ,749

5 Page 5 AFFORDABLE HOUSING BUILD-OUT ANALYSIS: Overview The affordable housing build-out analysis is intended to evaluate the maximum potential number of units that could be available through the County s two affordable housing programs and through proffered affordable work force housing. The County administers affordable housing through three means: 1. Affordable Dwelling Unit (ADU) program per the provisions under Article 7 of the Zoning Ordinance. 2. Unmet Housing Needs Unit (UHNU) program per the Revised General Plan policies consisting of proffered affordable units. a. Work Force Housing (WFH) proffered to be administered according to the proffer provisions. The results that follow are reflective of conditions as of May 1, All build-out assumptions are based on the current provisions of the Revised General Plan and The Revised 1993 Zoning Ordinance. Any changes to County policy and/or ordinances that pertain to affordable housing could result in a different unit calculation at build-out. Calculating the number of affordable housing units at build-out is complex. Affordable housing units are gained over time and are heavily influenced by market factors. In addition, ADUs can be lost over time due to conversion to market rate units under special circumstances. This buildout analysis assumes that there is no loss of existing and potential pipeline ADU and UHNU over time due to the unpredictability of the market. It also assumes that additional units will not be created from the development of vacant and under-developed parcels that are unassociated with approved projects and outside the Route 28 Mixed Use Office Center 2. Results Staff estimates the maximum potential number of affordable housing units to be 4,556. This is derived by summing the following three components. 2 The UHNU Program is voluntary for project applicants. However, the Route 28 Corridor has specific plan policies for the provision of UHNU. The planned Mixed Use Office Center generally located at Route 28 and Waxpool Road is the only residential area in the Route 28 Corridor Plan area that does not already have an approved project in the pipeline.

6 Page 6 1. Current existing stock of ADUs and UHNUs There are 2,472 ADUs, UHNUs, and work force housing units existing in the County, which is about 2 percent of the housing stock of Loudoun County. The majority are located in the Ashburn (38%) and Dulles (42%) planning subareas (Table 3). The distribution by policy area indicates that 86 percent are located in the Suburban Policy Area (Table 4). Staff will present an interactive map that provides more detailed information on the location of affordable housing at the October 4 th Board Business Meeting. 2. Units remaining to be built in approved projects in the pipeline There are 1,908 affordable units remaining to be built in approved projects in the pipeline. The pipeline counts are based on approved rezonings and subdivision plats. A list of the approved projects in the pipeline with affordable housing remaining to be built is found in Attachment The Route 28 Mixed Use Office Centers potential There are three Mixed Use Office Center areas designated in the Route 28 Corridor. The central one is the only area that does not already have an approved project in the pipeline. The central area is bounded by Atlantic Boulevard on the east, West Church Rd and Waxpool Road on the south, Pacific Boulevard on the west, and the Cabin Branch Stream on the north. It is located in the Suburban Policy Area and is divided between the Ashburn and Sterling planning subareas. The central area covers 283 acres, of which there are 104 acres associated with vacant parcels. Of the 104 acres vacant, 58 acres are in the Ashburn Planning Subarea, and 47 acres are in the Sterling Planning Subarea. According to the Revised General Plan, up to 90 acres of the central area can be developed as residential, and 12% of housing units should be designated as UHNU units. The estimated maximum potential number of affordable UHNU units in this area is 176. For purposes of calculating planning subarea build-out numbers, the 176 units were divided evenly between the Ashburn (88) and Sterling (88) Planning Subareas since each area can accommodate the UHNU units under plan policy. Staff performed an analysis of the affordable housing units by planning subarea and policy area. Tables 3 and 4 below summarize the build-out results by these geographies.

7 Page 7 Table 3: Affordable Housing Units by Planning Subarea Planning Subarea Existing Units Remaining Units Total Units (Build-Out) Ashburn ,723 Dulles ,460 Leesburg Northwest Potomac Rt. 15 North Rt. 15 South Rt. 7 West Southwest Sterling County Total 2,472 2,084 4,556 Table 4: Affordable Housing Units by Policy Area Policy Area Existing Units Remaining Units Total Units (Build-Out) Suburban 2,165 1,939 4,104 Transition Rural Leesburg Town Leesburg JLMA Round Hill JLMA County Total 2,472 2,084 4,556 The distribution of affordable housing is a function of the method the County has used to obtain it. The majority of affordable units are found in newly developed areas because affordable units have been required by the ADU Zoning Ordinance (Article 7) or negotiated based on housing policy during the rezoning process. The result is that most affordable housing is found in the newly developed areas of the County, mainly the Suburban Policy Area and, in particular, the Ashburn and Dulles planning subareas. The Suburban Policy Area currently contains 88 percent of the County s affordable housing units, yet only 66 percent of the County s total housing units. The Dulles planning subarea currently has the most affordable housing units. At build-out the Ashburn planning subarea is estimated to have the most units, and the Dulles planning subarea would have the second most. The Sterling planning subarea, developed for the most part before the adoption of the ADU Zoning Ordinance in 1993, has only 9 percent of affordable housing units, yet has some of the largest populations who would benefit from an affordable housing assistance

8 Page 8 program. That share will increase to 18 percent according to the build-out estimates and because of recent rezonings. Background Statistics The following background statistics and charts are intended to provide insight into the potential for market sales of affordable housing units over time, and include information on the history of the ADU resale market and the future expirations of ADU covenants. All of these statistics were part of the background statistics data plan that was outlined in the February 18, 2016 Board item. The Board directed Staff to present this information as part of the final report. Affordable Dwelling Unit Sales The first ADU purchase unit was sold to a Certificate Holder in Chapter 1450 of the Codified Ordinance of Loudoun County allows for the market sale of newly built ADUs and resale ADUs after prescribed marketing periods ( (c) and ( (a)(2)). Chart 1 below includes the total number of purchase units (both newly built and resale ADUs) that were sold to ADU Certificate Holders from 2005 through In addition, the Chart 1 shows the purchase units that were sold as market rate units for each year. A large number of units were sold at market rate in 2012 and 2013 when the supply of ADUs being delivered to the County was very high and large numbers of first-time homebuyers could not obtain financing due to restrictive mortgage lending practices. On May 1, 2013, the Board authorized the County to purchase ADUs at risk of being sold at market rate (8-0-1, York absent). The ability of the County to purchase ADUs at risk of being sold as market rate units, administrative changes to the ADU program, and an aggressive marketing system have significantly reduced the number of units being sold as market rate units. In 2015, the principal reasons for market sales of ADUs were: 1) the prescribed 90-day purchase option period expiring or 2) neither the County nor Certificate Holders chose to purchase ADUs that were in developments with very high condo fees that affected the affordability of the unit. As of July, 2016, the ADU waitlist had over 325 ADU Certificate Holders. Only 19 ADU purchase units have been delivered in The demand for the program is at an all-time high and the supply of units is very low. In addition, the Board asked Staff for information on foreclosures. There have been 53 foreclosures of ADUs over the program s history. During the peak of the recession in 2008, there were approximately 2,300 foreclosures and short sales in Loudoun County. Less than 1 percent of all foreclosures over the years the affordable housing programs have existed have been ADU foreclosures. The low percentage of foreclosures can be attributed to the County s extensive requirements for homebuyer education including a How to Apply seminar, a two hour ADU Intake session, a required six hour Virginia Housing Development Authority Homebuyers Education training, and post purchase Home Cents counseling.

9 Page 9 Chart 1: Affordable Dwelling Unit Sales 2005 to 2015 Affordable Dwelling Unit Owner Covenant Expirations Chapter 1450 of the Codified Ordinance of Loudoun County states that after the expiration of the 15 year control period secured by a covenant but prior to 50 years, the owner of the ADU can sell the ADU at a market price provided that the equity as described in (a) (4) is divided equally between the seller and the County. These funds are placed in the County of Loudoun Housing Trust. Through 2015, 278 ADUs have reached the expiration of the 15 control period. Only 24 have been sold at market price after reaching expiration. Chart 2 below shows the number of owner ADUs that will reach the expiration of the 15 year control period each year through 2030.

10 Page 10 Chart 2: Affordable Dwelling Unit Owner Covenant Expirations by Year Affordable Dwelling Unit Rental Covenant Expirations The first ADU rental units were constructed at the Evans Ridge complex and had a 10 year covenant recorded in May Chapter (b) of the Codified Ordinance of Loudoun County provides for a 20 year controlled rental price secured by a covenant on ADU rental units. Chart 3 below shows the number of rental ADUs that will reach the expiration of the 20 year control period each year through After the expiration of the 20 year control period, the owner/landlord can charge market rate rents. There are currently 100 ADU Rental Certificate Holders on the waitlist for an available ADU rental. In addition, the ADU rental program has served over 1,700 ADU Rental Certificate Holder households since 2004.

11 Page 11 Chart 3: ADU Rental Covenant Expirations by Year CONCLUSION: The residential unit estimations described above highlight the small amount of remaining land that is uncommitted or under developed that is available for potential residential development. During the process of developing the New Comprehensive Plan for the County, staff believes that this information and the new land use mapping system s information on vacant, uncommitted land will be valuable tools for land use scenario planning and in strategizing a land use plan for the County s remaining uncommitted acreage. The estimations above also highlight that some of the older communities in Loudoun, such as Sterling, may be underserved by affordable housing units that the County administers. Traditional strategies may no longer be sufficient to address future affordable housing needs. The Suburban Policy Area, where the majority of rezonings occur, no longer contains much residentially planned or zoned vacant land that is uncommitted to a project. This means that the addition of units to the County s affordable housing pipeline as a result of residential rezonings is likely to decrease in the coming years. Expanding the County s affordable housing programs has the potential to counteract this downward trend. This could include initiatives that preserve affordable housing

12 Page 12 units, thus preventing them from converting to market rate units over time. It might also incorporate strategies that are not dependent on residential rezoning for the provision of affordable housing units. ATTACHMENTS: 1. Residential Major Approved Projects Pipeline Table 2. Planning Subareas Reference Map 3. Policy Areas Reference Map 4. Affordable Housing Pipeline Table

13 ApprovedResidentialProjectsLoudounCounty,Virginia Therearemorethanonehundredmajorresidentialprojectswith20ormoreunits.AsofJuly1,2016,therewereapproximately29,300approvedunitsyettobepermitted.Outofthese29,300units,themajorityarelocatedintheeasternplanningsubareasofAshburn(11,500or 39%)andDulles(8,600or29%).Completedprojectsarenotshowninthistable. MajorApprovedResidentialProjects(20+Units),July1,2016 LoudounCounty,Virginia TotalApprovedUnits (PerRezoningorByright) asof7/1/2016 TotalApprovedUnits (RefinedbyActualSubdivisions) asof7/1/2016 UnitsBuiltorPermitted asof7/1/2016 UnitsRemainingtobePermitted asof7/1/2016 PlanningSubarea/ ZoningType StructureType StructureType StructureType Percent ProjectName SFD SFA MF GQ Total SFD SFA MF GQ Total SFD SFA MF GQ Total SFD SFA MF GQ Total Complete Ashburn 1,714 3,552 11, ,520 1,714 3,721 11, ,460 1,647 1,927 2, , ,794 9, ,466 35% AshburnKnolls % AshburnOverlook % AshburnVillage(RegencyatAshburn) (1) % AshbyPonds(EricksonRetirement) 0 0 1, , , , , ,072 49% BelmontGlenVillage(BelmontGlenRouse % Property) DullesParkwayCenter % EvergreenRuralVillage(portionalsoin % Leesburg) GooseCreekPreserve % Kincora 0 0 1, , , , , ,400 0% LoudounStation(GramercyDistrict) 0 0 1, , , , , ,157 24% LimProperty % LoudounValleyEstatesII 578 1, , , , , % MoorefieldStation 50 1,300 4, , ,300 4, , , ,156 14% OldRyanRoad % OneLoudoun , , % PotomacFarms % UniversityCenter,OverlookAt (2) % VistasatLansdowne(Ashleighat Lansdowne) % Dulles 9,170 7,007 4, ,322 9,082 7,015 4, ,986 5,317 4,345 2, ,434 3,765 2,670 1, ,552 59% AldieEstates % ArcolaCenter , , % AvonleaReserve % Brambleton (3) 2,630 3,235 1, ,964 2,630 3,235 1, ,964 2,003 2,013 1, , , ,849 73% BrambletonActiveAdult , , ,502 0% BriarfieldEstates % CardineTorris % ClarkeAssemblage % Dawson'sCorner % EastGate % EastviewAtStoneRidge(StoneRidgeEast) % ElklickPreserve % EstatesatCreightonFarms(portionalsoin % Rt.15South) EvermontTrace % FoxGate % GlascockFieldatStoneRidge % Loudoun County Department of Planning and Zoning September 28, 2016 Attachment 1

14 MajorApprovedResidentialProjects(20+Units),July1,2016 LoudounCounty,Virginia TotalApprovedUnits (PerRezoningorByright) asof7/1/2016 TotalApprovedUnits (RefinedbyActualSubdivisions) asof7/1/2016 UnitsBuiltorPermitted asof7/1/2016 UnitsRemainingtobePermitted asof7/1/2016 PlanningSubarea/ ZoningType StructureType StructureType StructureType Percent ProjectName SFD SFA MF GQ Total SFD SFA MF GQ Total SFD SFA MF GQ Total SFD SFA MF GQ Total Complete Dulles,continued Lambert % LenahMill(Westport) % LenahWoods % LoudounCrossing(KirkpatrickWest) % Marbury % MoonGladeFarm % PolandHill % Rockbridge % Rosedale(BuckProperty) % StoneRidge (4) 853 1,252 1, , , , , , % VirginiaManor(SevenHills) , , % WaltonwoodSouthRiding % Westbrook % Westridge(CDSmith) % WhitmanFarm % Willowsford,TheGrange % Willowsford,TheGrant % Willowsford,TheGreens % Willowsford,TheGrove % Leesburg 1, ,013 1, , , ,822 40% BanyanCove % BeaconHill(portionalsoinRt.15North) % ColtsRun % CrescentPlace % EvergreenRuralVillage(portionalsoin % Ashburn) Foxfield % GooseCreekBend % GooseCreekClub % Grenata % KingdomFarm(portionalsoinRt.15South) % LakeHill % LeesburgSouth(Meadowbrook) % LeesburgWest % PotomacStationMarketplace % PoetsWalkatOaklawn % RedCedar(Village,Middle,North,South) % TavistockFarms(SomersetPark) (5) % TuscaroraCrossing % ValleyViewEstates % VillageatLeesburg % Loudoun County Department of Planning and Zoning September 28, 2016

15 MajorApprovedResidentialProjects(20+Units),July1,2016 LoudounCounty,Virginia TotalApprovedUnits (PerRezoningorByright) asof7/1/2016 TotalApprovedUnits (RefinedbyActualSubdivisions) asof7/1/2016 UnitsBuiltorPermitted asof7/1/2016 UnitsRemainingtobePermitted asof7/1/2016 PlanningSubarea/ ZoningType StructureType StructureType StructureType Percent ProjectName SFD SFA MF GQ Total SFD SFA MF GQ Total SFD SFA MF GQ Total SFD SFA MF GQ Total Complete Northwest % Dutchman'sCreek % Ecovillage % GlenmoreFarm % HeritageHighlands(LovettsvilleRetirement % Village) LovettsvilleTownCenter % OldWheatlandEstates(portionalsoinRt % West) PatentHouseFarm % PotomacPoint % ReserveatWaterford % Saratoga % SchoeneProperty % StonebrookFarmsHamlet % WaterfieldHamlet % WaterfordDowns % WaterfordViewEstates % Potomac % BroadRunFarms % OverlookatCascades (6) % Rt.15North % BeaconHill(portionalsoinLeesburg) % ChurchillDowns % ElysianHeights % Falconaire(RidgelandHills) % GlynnTarraEstates % HistoricSelmaEstates % Lee'sCrossing % WaterfordCrest % Rt.15South % BarclayRidge % ChudleighFarm % EstatesatCreightonFarms(portionalsoin % Dulles) GooseCreekFarms % KingdomFarm(portionalsoinLeesburg) % WulfCrestFarm % Rt.7West 2, ,456 2, ,453 1, , % BlackOakRidge % CatoctinCreeks % CreeksideatRoundHill % Loudoun County Department of Planning and Zoning September 28, 2016

16 MajorApprovedResidentialProjects(20+Units),July1,2016 LoudounCounty,Virginia TotalApprovedUnits (PerRezoningorByright) asof7/1/2016 TotalApprovedUnits (RefinedbyActualSubdivisions) asof7/1/2016 UnitsBuiltorPermitted asof7/1/2016 PlanningSubarea/ ZoningType StructureType StructureType StructureType Percent ProjectName SFD SFA MF GQ Total SFD SFA MF GQ Total SFD SFA MF GQ Total SFD SFA MF GQ Total Complete Rt.7West,continued HamiltonAcres % HamletsOfBlueRidge,The % HarmonyVistaEstates(WesthamEstates) % Highlands,The % HoopesSubdivision % LongmoorFarmEstates % Mayfair(AutumnHill) % Moorcones % OakKnollFarms % OldWheatlandEstates(portionalsoin % Northwest) Stoneleigh % VillagesatRoundHill (7) 1, ,168 1, , % VineyardSquare % WaterfordCreek % WhitehallFarm % Southwest % AirmontMeadows % FieldstoneFarm % Kelley % MiddleburgDowns % SalamanderResortandSpa % Sterling , , , , , ,706 1% BelfortProperties % CascadesOverlook,Gatheringsat % CascadesOverlook,TownCenter % DullesTownCenter 0 0 1, , , , , ,230 0% DullesWorldCenter 0 0 1, , , , , ,265 0% Hallcrest,Townesat(HallRoadProperty) % Waterside 0 0 2, , , , , ,595 0% Total 17,127 11,920 23, ,911 16,981 12,269 22, ,449 10,899 6,637 5, ,206 6,082 5,632 17, ,358 44% (1)AshburnVillagefiguresinthistableonlyreflecttheRegencyatAshburn(ZMAP ).ThecompletedportionassociatedwiththeoriginalAshburnVillagerezoningislistedinthecompletedprojectstable. UnitsRemainingtobePermitted asof7/1/2016 (2)UniversityCenterfiguresinthistableonlyreflecttheportionofUniversityCenterassociatedwithZMAP ,whichistheOverlookatUniversityCenter.ThecompletedportionassociatedwiththeoriginalUniversityCenterrezoningislistedinthecompletedprojectstable. (3)TheBrambletonprojectincludesBrambleton(ZMAP ,ZMAP ),BrambletonBrandt(ZMAP ),BrambletonCorner(ZMAP ),andBrambletonTownCenterResidential(ZMAP ).TheprojectfallswithinboththeAshburnandDulles planningsubareas.brambleton'stotalapprovedfiguresarerepresentativeoftheexpectedunittypemixatbuildout.theyarealsorepresentativeoftheentirebrambletonprojectoverthespanofthedullesandashburnplanningsubareas.however,theremainingunitstobebuilt areprimarilywithinthedullesplanningsubarea.thebrambletonbrandtproject(zmap )isapprovedfora60,000squarefootassistedlivingfacility,buttherezoningapplicationdoesnotspecifyhowmanyunitsthefacilitywillhave.forpurposesofthistable,the BrambletonGroupwascontactedandreportedthattheassistedlivingfacilityisproposedfor75units. (4)TheStoneRidgeprojectincludestheAmberSpring,CentrePark,MercerPark,StoneSprings,andSummerwalkapartments/condosatStoneRidge. (5)TavistockFarmsfiguresinthistableonlyreflectSomersetPark(TLZM ).ThecompletedportionassociatedwiththeoriginalTavistockFarmrezoningislistedinthecompletedprojectstable. (6)CascadesfiguresinthistableonlyreflectCascadesSection12atMiddlefieldDrive(ZCPA ).ThecompletedportionassociatedwiththeoriginalCascadesrezoningislistedinthecompletedprojectstable. (7)TheVillagesatRoundHillprojectincludesLakePoint,MountainValley,RoundHillRuralEstatesUpperLakes,VillageatRoundHill,andWestLake. Loudoun County Department of Planning and Zoning September 28, 2016

17 MajorApprovedResidentialProjects(20+Units),July1,2016 LoudounCounty,Virginia ResidentialStructureTypeCategoryDefinitions: SingleFamilyDetached(SFD):Adwellingthatisnotattachedtoanyotherdwellingbyanymeans. SingleFamilyAttached(SFA):Dwellingunitsinavarietyofattachedconfigurations,includingtownhomes,duplexes,triplexes,andquadraplexes,whereeachunithastheirowngroundfloorexternalentrance. MultiFamily(MF):Abuildingcontainingmultipledwellingunits.MultiFamilydwellingunitsarecommonlyreferredtoas gardenstyle, midrise, and highrise condominiums/apartments,aswellasstackedtownhomes,oneovertwos,andtwoovertwos. GroupQuarters(GQ):AGroupQuarter(GQ)isaplacewherepeopleliveinagrouplivingarrangement.Examplesincludenursinghomes,congregatecare,collegedormitories,homelessshelters,anddetentioncenters.Note:Independentlivingagerestrictedunitsarenot consideredgroupquarters.theyareclassifiedunderthetypicalhousingtypesofsfd,sfa,andmf. Disclaimer: TheLoudounCountyDepartmentofPlanningandZoningmakeseveryreasonableefforttoensuretheaccuracyofthisinformation.Thistableprovidesthebestestimatesofdevelopmentbasedonthelegislativeapprovaldocuments,buildingpermitsissued,dataintheCounty's geographicinformationsystem,anddatainthecounty'slandmanagementinformationsystem(lmis).loudouncountydoesnotassumeanyliabilityarisingfromtheuseofthisdata.thisdataisprovidedwithoutwarrantyofanykind,eitherexpressedorimplied. Loudoun County Department of Planning and Zoning September 28, 2016

18 Lovettsville ÄÆ ÄÆ Hillsboro Round Hill ÄÆ Hamilton Purcellville Leesburg P o t o m a c ÄÆ ÄÆ ÄÆ R i v ÄÆ e r «Middleburg ÄÆ ÄÆ Attachment 2

19 P POLICY AREAS LOUDOUN COUNTY o Lovettsville t o m a c Hillsboro Purcellville Round Hill Hamilton Leesburg R i v e r Middleburg LEGEND Washington Dulles International Airport Policy Areas Attachment 3

20 AffordableHousingUnitsApprovedwithResidentialProjectsLoudounCounty,Virginia CountyadministeredaffordablehousingprogramsincludeAffordableDwellingUnit(ADU),UnmetHousingNeedsUnits(UHNU),andWorkforceHousing(WFH).ADU'sareregulatedbyArticle7oftheZoningOrdinance.TheUHNUandWFHunitsareadministeredaccording toadevelopment sapprovedproffer.thislistingincludescountyadministeredaffordablehousingprojectsthatwereapprovedandhadaffordablehousingunitsremainingtobeissuedbuildingpermitsasofmay1,2016.asofmay1,2016,therewere1,931affordable housingunitsyettobepermitted.ofthose1,808,themajorityarelocatedintheeasternplanningsubareasofashburn(777or43%)andsterling(625or35%). AffordableHousingUnitsApprovedwithResidentialProjects,May1,2016 LoudounCounty,Virginia ApprovedUnitsasof5/1/16 UnitsBuiltorPermittedasof5/1/16 UnitsRemainingtobePermittedasof5/1/16 AffordableDwellingUnits UnmetHousingNeeds WorkforceHousing AllAffordableHousing AllAffordableHousing PlanningSubarea/ (ADU) (UHNU) (WFH) Total (ADU,UHNU,WFH) Total (ADU,UHNU,WFH) Total ProjectName SFD SFA MF SFD SFA MF SFD SFA MF SFD SFA MF SFD SFA MF Ashburn , AshburnOverlook AshburnVillage(RegencyatAshburn) (1) DullesParkwayCenter (2) KincoraVillageCenter (3) LimProperty LoudounStation(GramercyDistrict) LoudounValleyEstatesII MoorefieldStation OneLoudoun UniversityCenter (4) Dulles AldieEstates ArcolaCenter AvonleaReserve BirchwoodatBrambleton(BrambletonActive Adult) (5) Brambleton(1,3,5&TownCenter) (6) CardineTorris ClarkeAssemblage EastviewatStoneRidge(StoneRidgeEast) EvermontTrace FoxGate GlascockFieldatStoneRidge Lambert LenahMill(Westport) LenahWoods PolandHill (7) StoneRidge (8) VirginiaManor(SevenHills) WhitmanProperty Willowsford,TheGrant Willowsford,TheGrove Attachment 4

21 AffordableHousingUnitsApprovedwithResidentialProjects,May1,2016 LoudounCounty,Virginia ApprovedUnitsasof5/1/16 UnitsBuiltorPermittedasof5/1/16 UnitsRemainingtobePermittedasof5/1/16 AffordableDwellingUnits UnmetHousingNeeds WorkforceHousing AllAffordableHousing AllAffordableHousing PlanningSubarea/ (ADU) (UHNU) (WFH) Total (ADU,UHNU,WFH) Total (ADU,UHNU,WFH) Total ProjectName SFD SFA MF SFD SFA MF SFD SFA MF SFD SFA MF SFD SFA MF Leesburg GooseCreekClub TuscaroraCrossing Rt.7West CreeksideatRoundHill Sterling DullesTownCenter (9) DullesWorldCenter (10) WindmillParcDulles(ParcDullesII) Waterside (10) Total , ,446 1,908 (1)AshburnVillagefiguresinthistableonlyreflecttheRegencyatAshburn(ZMAP ).ThecompletedportionassociatedwiththeoriginalAshburnVillageisnotlisted. (2)DullesParkwayCenter'sprofferstatesthattheapplicantwillprovide125%ofADUsrequiredand5WFHunits.Inaddition,Article7103(B)oftheLoudounCountyZoningOrdinancerequiresthat6.25%ofmultifamilyhousingunitsbeprovidedasADUs,solongasthe structuresarenot4ormorestorieswithelevators.thedevelopment'smultifamilystructureswilllikelybedevelopedwithfourormorestoriesandelevators.duringthereferralprocess,capitalfacilitieswerecalculatedundertheassumptionthattherewouldbe approximately9adus. (3)Kincora's88unitsarereferredtoasADUequivalentintheproffer.FordevelopmenttrackingpurposestheyarebeingreportedinthistableasWFHunits,althoughtheyarenottechnicallyWFHunits. (4)UniversityCenterfiguresinthistableonlyreflecttheportionofUniversityCenterassociatedwithZMAP ThecompletedportionassociatedwiththeoriginalUniversityCenterrezoningisnotlisted. (5)BirchwoodatBrambletonisrequiredtohave82affordableunits.Thestructurescanbeofanytype,yetareanticipatedtobe31SFAand51MF.FordevelopmenttrackingpurposestheunitsarebeingreportedinthistableasWFHunits,althoughtheyarenot technicallywfhunitsandtheunitsareanticipatedtobe.theunitswillmostlikelybelowincomehousingtaxcreditunits(lihtc).lihtcarenotadministerbythecounty. (6)BrambletonfiguresinthistableonlyreflecttheportionofBrambletonassociatedwithZMAP ,ZCPA ,andZCPA TheaffordablehousingunitsassociatedwiththeoriginalBrambletonrezoningarebuilt. (7)PolandHillisrequiredtohave18affordableunits.Thestructurescanbeofanytype,yetareanticipatedtobe7SFAand11MF. (8)StoneRidgeincludestheAmberSpring,CentrePark,MercerPark,StoneSprings,andSummerwalkapartments/condosatStoneRidge. (9)DullesTownCenterisrequiredtohave148affordablehousingunits.Atleast71willbeUHNU.Theremaining77canbeADUorUHNU.Ifthestructurescontainingthese77unitshavefourormorestoriesandanelevator,theADUswouldbeexemptperArticle7ofthe ZoningOrdinanceandwouldreverttoUHNU.Itisanticipatedthatthese77unitswilldevelopasUHNUbecausethestructuresmostlikelywilldevelopwithfourormorestoriesandanelevator. (10)DullesWorldCenterandWatersidehavenoADUsanticipatedbecausemultifamilyareexemptperArticle7103(B)oftheLoudounCountyZoningOrdinanceifthestructuresare4ormorestorieswithelevators. ResidentialStructureTypeCategoryDefinitions: SingleFamilyDetached(SFD):Adwellingthatisnotattachedtoanyotherdwellingbyanymeans. SingleFamilyAttached(SFA):Dwellingunitsinavarietyofattachedconfigurations,includingtownhomes,duplexes,triplexes,andquadraplexes,whereeachunithastheirowngroundfloorexternalentrance. MultiFamily(MF):Abuildingcontainingmultipledwellingunits.MultiFamilydwellingunitsarecommonlyreferredtoas gardenstyle, midrise, and highrise condominiums/apartments,aswellasstackedtownhomes,oneovertwos,andtwoovertwos. Disclaimer: TheLoudounCountyDepartmentofPlanningandZoningmakeseveryreasonableefforttoensuretheaccuracyofthisinformation.Thetable'sdataistabulatedaccordingtothecurrentArticle7ZoningOrdinance.Theaffordablehousingtotalsforbothpurchaseand rentalunitsofallunittypescouldbereducedwiththerevisionsoutlinedintheintenttoamendarticleviiunderreviewbytheboardatthetimeofpublication.thistableprovidesthebestestimatesofdevelopmentbasedonthelegislativedocuments,buildingpermits issued,datainthecounty'sgeographicinformationsystem,anddatainthecounty'slandmanagementinformationsystem(lmis).loudouncountydoesnotassumeanyliabilityarisingfromtheuseofthisdata.thisdataisprovidedwithoutwarrantyofanykind,either expressedorimplied.