Affordable housing vs. higher density

By Allison Brophy Champion

Published: January 9, 2009

The Culpeper Town Planning Commission continues to wrangle with a land rezoning case that pits the prospect of affordable housing for seniors against the reality of higher density and the resulting challenges of more traffic on town streets.

It’s a multi-faceted proposal that has gained support and objections for both sides.

At a work session Thursday night, town planners discussed the application from Culpeper-based Trigon Development to construct 80 apartments in 16 single-story buildings on Queen Street — a one-way in, one-way out road located off of Route 229 on the northern tip of town.

Trigon is pursuing the age-restricted, affordable housing complex through the Virginia Housing and Development Authority’s extremely competitive tax credit program.

But the 12.3-acres on which the Queen Street Apartments would be built is currently zoned for low-density development: 30 single-family homes.

In rezoning cases resulting in higher density, town protocol calls for developers to “proffer” cash in order to offset municipal costs associated with serving additional residents.

In this case, that would mean more than $374,000 in cash from Trigon, money the town would then apply to costs associated with transportation, parks, police, fire and rescue, etc., but not including schools, considering the age-restricted nature of the project.

Trigon says such a costly requirement would make its VHDA application “uncompetitive” as the state agency awards tax credits to such projects based on points earned through a variety of cost-cutting measures, including in-kind contributions or waivers of fees from local government.

Rents in VHDA-supported developments are closely monitored per income levels and the projects are intended to be nonprofit.

In the Queen Street project, 80 percent of the one and two bedroom units would be reserved for residents 55-and-older only and remaining units would go to people aged 45 and older.

“What about a grandparent raising a grandchild?” asked Town Engineer Chuck Stephenson, town director of planning.

Children are not allowed in such developments, replied Culpeper attorney John J. “Butch” Davies III, representing Trigon.

Town Councilman Jim Risner, planning commission member, felt there was a larger question.

“The fundamental issue is, can that piece of property support that density? That’s the challenge I have,” he said.

Planning Commission Member Winn Carithers said affordable housing for an aging population is something Culpeper definitely needs. As for the argument that it would add too many cars to the street, he added, “The traffic nightmare is already there. This doesn’t create it.”

But Risner said 80 apartments would certainly “exacerbate” the situation, describing Queen Street as “challenged.” He agreed Culpeper needs more affordable housing options, but said that doesn’t mean, “We can just plop it down on any property.”

Added Martin Crim, an attorney for the town, “This is not a retirement community — 55 is working.”

Regardless of whether the project is for-profit or nonprofit, it still puts pressure on the town for more services and that’s the point of proffers, Crim said.

Still, argued Davies, there is a real need for these types of projects and VHDA realizes it too and is receptive to Culpeper’s needs.

“We think we can produce a positive result,” he said. “But I can tell you it’s been an uphill battle,” Davies added of the many requirements of getting such an application through.

At the end of the more than hour-long meeting, the planning commission encouraged Davies to continue to work with town staff on the project’s proffer statement. Carithers then presented an interesting question.

“Do we want the traffic problem to be a little worse or for there to be less affordable housing?” he said, challenging town staff and the commission to find a single street in Culpeper that doesn’t have traffic problems. “If the town needs that type of housing, we need to work with it,” Carithers said.

The comprehensive plan does call for more affordable housing, Stephenson conceded, but it also designates Queen Street as low density.

Concerned Culpeper Citizens, a nonprofit group that advocates for quality growth, oppose the Queen Street project because of its density, lack of proffers to mitigate the increase in density, what it views as a lack of adequate parking and traffic issues at the Queen Street, 229 intersection.

Two CCC members attended Thursday’s meeting.

“There are a number of shortcomings in this proposal that would become a burden on the town and county taxpayers,” CCC representative David Rowe wrote in an e-mail Tuesday.

“CCC believes that it should not be allowed to go forward to the Town Council in its present state.”

The Queen Street rezoning application goes back before the Planning Commission for a public hearing at its meeting Jan. 20 before going before Town Council for a final vote by March.