The redevelopment of the West Falls Church Metro station secured the Fairfax County Planning Commission’s endorsement last week, a critical step forward for a project that could serve as a guide for other transit-oriented developments in the D.C. region.
The commission voted unanimously on Wednesday (March 15) to recommend that the Fairfax County Board of Supervisors approve a rezoning of the 24-acre property to allow over 1 million square feet of development, including 810 multifamily residential units, 85 townhouses, a 110,000-square-foot office building and up to 10,000 square feet of retail.
As seen at a public hearing in February, the proposal from developers EYA, Rushmark Properties, and Hoffman & Associates (FGCP-Metro LLC) has divided the community. Some hope the new housing and infrastructure will energize the neighborhood, while others worry it will fuel traffic and parking issues.
“It’s going to be a big change, and that’s difficult for some people, but I think it’s going to be a positive change in the long run,” Dranesville District Planning Commissioner John Ulfelder said. “We’re going to have to break a few eggs on the way to get there, but I think, in the long run, it’s going to be great for the neighborhoods, for the people who’ll be living there, and for the county.”
The commission’s vote followed weeks of negotiations involving the developers, the county, the Washington Metropolitan Area Transit Authority (WMATA) and neighboring residents, primarily over an existing stormwater pond on the site.
Expected to be retained with the redevelopment, the pond manages stormwater runoff from Metro’s facilities and the Village and Pavillion condominiums southeast of the station along Haycock Road.
The agreement between WMATA and the condo associations granting residents access to the pond is set to expire in 2026. Condo representatives asked the planning commission last month not to approve the redevelopment until they get a permanent extension of the easement.
While Ulfelder said then that he couldn’t delay the rezoning for “really an off-site issue,” FGCP-Metro LLC has agreed that its development won’t use the pond for stormwater detention and to “reserve sufficient detention capacity” for stormwater from Metro’s facilities and the condos, according to a draft proffer agreement updated on March 13.
Walsh Colucci lawyer Andrew Painter, who is representing the developers, confirmed that the proffer essentially guarantees that the condos will have perpetual access to the pond.
“It is very close,” Painter said regarding WMATA extending the stormwater agreement. “…We received an email earlier this evening…from counsel for the Villages and Pavillions saying that we are very close and they’re confident they will be able to resolve this issue shortly.”
Ulfelder acknowledged the lingering anxiety from some neighbors over the developers proposing 40% fewer parking spaces on the site than what the county requires, but he noted that the parking reduction request will be voted on by the Board of Supervisors separately from the overall development plan.
If the request is rejected, the developers must provide parking in accordance with the county’s zoning requirements, which could soon be lowered.
Metro’s board of directors is scheduled to vote on a plan for reducing parking and other transit facilities at the station this Thursday (March 23).
Ulfelder thanked the developers for working with county staff and the community on their application, which he said was made “better, stronger and more fitting” by the public input. A county-led study of potential pedestrian and bicycle improvements in the area, for instance, led FGCP-Metro LLC to agree to build a shared-use trail on Haycock Road.
“I believe it is an excellent example of how the county can and should address large and complex applications, while making sure they are consistent with the county’s long-range plans for development and redevelopment,” Ulfelder said. “We don’t need to fall into the trap of development for development’s sake to make progress on long-term county goals.”
The proposal is now set to go to the Board of Supervisors for a public hearing and vote on May 9.
Spring Hill Road in McLean has no townhouses now, and at least some area residents are unconvinced that there should be any in the future.
During a workshop on Thursday (March 9), the Fairfax County Planning Commission preliminarily advanced a request for more density at the northwest corner of Spring Hill Road and the Dulles Airport Access Road, but said the concept plan must be revised before it’s fully considered.
The decision came after homeowners spoke in opposition to the Spring Hill Assemblage development proposed for the 4.97-acre site.
“There are a number of issues, and they need to be thoughtfully viewed,” Dranesville District Commissioner John Ulfelder said, pointing to compatibility with the surrounding neighborhoods, site access and open space utilization as factors that need to be reviewed.
As part of the county’s Site-Specific Plan Amendment (SSPA) process, property owner Spring Hill Road Investments LLC is asking the county to allow three to four dwelling units per acre at 1336, 1340, 1344 and 1348 Spring Hill Road. The parcels are currently zoned for just one unit per acre, with a future density of two to three units envisioned by the Fairfax County Comprehensive Plan.
There’s “a disconnect” what the comprehensive plan allows and “the reality of how that redevelopment can occur,” according to Matt Roberts, a principal at Hirschler Law who’s representing the developer.
Past attempts to develop the site under the existing plan guidance haven’t worked out, because they “always come in more dense,” he told the planning commission.
“What we see with the SSPA process is an opportunity to address that issue. We can also do it in a way that respects the existing neighborhood and align ourselves with county housing and planning goals,” he said, noting that the proposed concept consolidates the lots and vehicular access points while offering “ample opportunities for on-site open space.”
However, McLean residents challenged the claim that increased density is necessary to make development “economically viable,” as stated in the statement of justification for the SSPA nomination.
Many of the benefits touted by the developer — including open space, trail connections and the new site entrance — could be achieved without altering the comprehensive plan, argued representatives of the McLean Hunt Estates Civic Association and the Lewinsville Coalition, which has homeowners on Lewinsville Road to the north of the property.
“The applicant mentions on-site amenities and recreational areas without defining what they might be,” Irwin Auerback with the Lewinsville Coalition said. “It is hard to imagine how there can be much usable open space on 4.97 acres at the requested density.”
The coalition believes “the amendment is unjustified and would be detrimental to the neighborhood” and fears that “making such a change would open the way for similar actions on other properties in the future,” he concluded.
The Spring Hill Assemblage concept plan calls for 19 townhouses — five more than the maximum currently recommended, county staff confirmed. Read More
(Updated at 12:05 p.m.) Fairfax County planners agree that proposed development changes to the Innovation Center area are a top planning priority in the county’s ongoing Site-Specific Plan Amendment (SSPA) process.
At a meeting on Thursday (March 9), the Fairfax County Planning Commission voted to preliminarily place the Innovation Center Transit Station Area (TSA) in the top tier of the county’s SSPA work program, which sets the framework for the county’s review of comprehensive planning studies and plan amendments.
All three nominations in the Innovation Center TSA seek more density and more residential uses than originally planned.
Dranesville District Planning Commissioner John Ulfelder said the area is need of closer examination and focused work by the county.
“This is an important area now that the Silver Line is open and operating,” Ulfelder said. “We really need to play close attention to it as soon as possible in order to make it viable and to maximize the appropriate uses there.”
The current SSPA cycle kicked off with applicants submitting about 70 nominations last year. Ones formally accepted for review by the Board of Supervisors in December are now being screened and evaluated.
In a white paper released earlier this month, county staff organized the nominations in three tiers, with the top tier featuring those located in key development areas and identified as the highest priority for staff resources and timing.
So far, areas flagged as Tier 1 priorities include Fair Lakes, the Franconia triangle between Beulah Street, Franconia Road and Grovedale Drive and the Innovation Center TSA north of the Dulles Toll Road.
In the Innovation Center TSA, Peterson Companies is seeking the county’s permission to add 500 apartment units — a mix of which would be affordable — and a possible child care center at 13500 Dulles Green Drive. The project, called Innovation Center, would also include a county-owned parcel.
The Innovation Avenue plan for 2214, 2205, and 2210 Rock Hill Road seeks to boost the intensity of development near the former Center for Innovative Technology (CIT) office building and remove limits on the percentage of residential and office uses in the mix of uses.
A similar development called Rock Hill seeks to switch the development plan to mostly residential uses near the Innovation Center Metro station.
All three applications would be the focus of a combined study, according to staff.
The complexity of the proposed plan at Rivana at Innovation Station — which includes Loudoun County — requires close study, said Hunter Mill District Planning Commissioner John Carter.
Franconia District Planning Commissioner Daniel Lagana emphasized the county’s need to continue collaborating with Loudoun County as planning moves forward, particularly coordination within the existing and future road networks.
Lagana said he was pleased to learn that coordination is ongoing.
“When something happens in the city of Alexandria…we sort of kind of pay the price and I’m sure kind of vice versa,” Lagana said.
Of the 75 nominations submitted for review in October, 68 have moved forward for evaluation. The planning commission has a final workshop on March 23 and a mark-up session on the work program planned for March 29. The program will face a final vote by the Board of Supervisors on April 11.
Facing financial constraints, Fairfax County hopes to defer some public safety projects as part of its bond referendum plan.
At a Fairfax County Planning Commission meeeting late last month, county staff announced intentions to establish a 2024 bond referendum for the Tysons Fire Station. The move would push a referendum for the Chantilly Fire Station from 2024 to 2030 and plans for the fire department’s well-fit training facility to 2030.
The discussion comes as part of the county’s proposed Capital Improvement Plan (CIP) for fiscal years 2024-2028, which was unveiled on Feb. 21 in conjunction with a proposed county budget.
A significant portion of the bond program goes to required contributions toward Metro, county staff say.
“It eats into our capacity for other program areas,” Martha Reed, the capital programs coordinator of the Department of Management and Budget, said.
According to Reed, fire department officials were comfortable with postponing the planned project for a new Chantilly Fire Station. The building, which is currently aging, is surrounded by a new development. She also noted that there are early and preliminary talks to redevelop the fire station.
Public safety officials also said they were comfortable with delaying a referendum for a new police station in Tysons.
The county is considering including a new place for the Criminal Justice Academy in the 2024 bond referendum, which would push out a referendum for Tysons Police Station to 2030.
In other parts of the county, a new Chantilly Library was pushed out from 2026 to 2032.
The Tysons Fire Station is the Fairfax County Fire and Rescue Department’s top priority, according to a summary of the proposed CIP. The county has money for the project design, but not enough for construction, and funds from proffers were also delayed, Reed said.
The project deferrals reflect challenges with the county’s bond referendum plan — namely backlogs in unsold bonds. After they’re approved by voters, bonds must be sold within eight years unless the courts grant a possible two-year extension.
Challenges include restrictions on annual bond sale amounts, changes to projects after voter approval, and project delays, Reed said.
Additionally, the county has factored in a roughly 10 to 12% buffer to project costs due to inflation and escalating costs in construction bids.
A report by a joint county and schools CIP committee recommended devoting one penny on the real estate tax rate toward debt service payments.
The report, completed in 2021, also recommended gradually increasing the limit on annual General Obligation bond sales from $300 to $400 million. Bonds are typically what finance most capital projects.
The county is also exploring other sources for project funding. The old Mount Vernon High School redevelopment, for example, will be supported by Fairfax County Redevelopment and Housing Authority bonds. The Tysons Community Center relies on a partnership with the Dominion Square developers.
Bonds by the Fairfax County Economic Development Authority are expected to be sold in fiscal year 2024, which begins on July 1.
But Dranesville District Commissioner John Ulfelder said he was concerned about the Tysons police station’s deferral “in light of current events” in the area, namely the recent fatal police shooting at Tysons Corner Center.
“My concern is there is a fair amount of crime in Tysons, or certainty it gets publicity,” Ulfelder said.
The county will revisit its CIP with the commission on March 29, followed by public hearings before the Board of Supervisors on April 11, 12, and 13. The final version will be adopted on May 2.
Fairfax County Parkway is one of the main arterial routes through western Fairfax County, but staff say it’s due for an overhaul.
At a recent meeting of the Fairfax County Planning Commission’s Transportation Committee, Department of Transportation senior planner Thomas Burke laid out some of the changes recommended in a recent study of the Fairfax County and Franconia-Springfield parkways.
The study looked at 35 miles of the corridor broken up into five segments. Notably, it evaluated transit and multi-modal transportation along the parkways, rather than just vehicle traffic.
On the multi-modal front, Burke said one key takeaway was that the current bicycle and pedestrian facilities were inadequate.
“There was a lot of support in the community for enhancing bicycle and pedestrian experience on the parkways,” Burke said. “Right now, there’s one trail on one side of the parkway and a few gaps.”
Burke said the first priority should be plugging those gaps to have one contiguous trail running from Reston to Fort Belvoir.
“We took it another step based on community feedback,” Burke said. “Why don’t we put a trail on the other side so you don’t have to cross a six-lane highway to get to the shared use path, especially if you don’t need to cross it because origin and destination are on the same side?”
On the other hand, Burke said there isn’t enough demand for transit along the parkway for that to make sense as an emphasis for any sort of parkway overhaul.
“We took a transit look as well: transit is an interesting challenge for the parkways because there’s not a lot of density or employment centers,” Burke said. “There’s a lot of low-density areas and not a whole lot of jobs.”
Burke said the study similarly didn’t find as much demand for the high-occupancy vehicle options seen on other roadways around Fairfax County.
“For decades we’ve had HOV recommendations for most of the parkways,” Burke said. “From Franconia-Springfield — where the Metro is — up to Route 7, all has little diamonds signifying there will eventually be HOV…But we did not find a lot of demand.”
Burke said the study considered both 2+ and 3+ HOV lanes, but found low demand for either option.
The study also looked at road widening, with earlier staff recommendations saying parts of the parkway should be increased to eight lanes. But for the most part, Burke said the study found six lanes was sufficient for the northernmost sections of Fairfax County Parkway.
At the southernmost point of the study, where the Franconia-Springfield Parkway connects to Richmond Highway, Burke said the study recommended increasing the roadway to six travel lanes in parts. Just north of that section, where Fairfax County Parkway connects to Beulah Street, Burke said current plans to increase the parkway to eight lanes overshot the mark, and the road only needs its current six lanes.
Burke noted that this study is looking at long-range transportation improvements. Any of those changes, particularly the widening, could take 10-30 years to implement.
In parts, Burke said there was some community resistance to widening the parkways, and before Fairfax County goes forward with widening in those sections, there should be additional research and analysis.
A pair of virtual meetings to discuss the changes are planned for Wednesday, March 1 at noon and Thursday, March 2 at 6:30 p.m.
Image via Google Maps
The all-affordable residential high-rises planned at Dominion Square West are officially moving forward.
During its meeting on Feb. 15, the Fairfax County Planning Commission unanimously approved the Arlington Partnership for Affordable Housing’s (APAH) project, which will replace parking lots currently used by auto dealerships with two 21-story buildings.
In addition to providing 516 units for people earning 60% of the area median income or less, the development will contain private and publicly accessible open spaces and a 33,500-square-foot, two-story community center, all of it supported by a five-story underground parking garage.
“I think this is great,” Dranesville District Commissioner John Ulfelder said. “It fits what we agreed to earlier, it’s going to be a terrific opportunity, and that it’s going to be all affordable is amazing.”
Early in 2022, the commission approved a 175-unit building at 1592 Spring Hill Road that was intended as the first phase of development for the 2-acre parcel.
However, a $55 million investment from Amazon enabled APAH to tackle both phases of the project at the same time. The developer filed a new plan with the county last summer.
“We really think that getting these units online quicker, getting the community center online quicker and the significant increase in the number of units really is a great thing for the county, a great thing for the Tysons area,” said Scott Adams, a McGuireWoods land-use attorney representing APAH.
The community center will be operated by Fairfax County Neighborhood and Community Services and feature a full-size gym, meeting spaces, multi-purpose rooms, kitchen, administrative offices, and flexible classroom spaces, according to a county staff memo.
It will also have a 1,900-square-foot skypark — the second level of a courtyard with play equipment, outdoor seating, grilling stations and other private amenities for residents. The skypark will be open to the public when not being used by the community center.
Public forums held last year confirmed there’s “a distinct need” for a community center to serve both residents of the new development and Tysons in general, Adams said.
“There was a desire and a need for these types of facilities where they can have community meetings, where they can have CPR classes, where they have those recreational opportunities that really just don’t exist right now,” he said.
Braddock District Commissioner Mary Cortina said she prefers this location for a community center over The View, a mixed-use development planned at the Spring Hill Metro station that had proposed a similar facility.
With the community center going in Dominion Square, The View’s developer will likely provide support for a new athletic field instead, county staff recently told FFXnow.
As discussed at a Tysons Committee meeting last month, several commissioners suggested the county needs to be more “strategic” or thoughtful about what public facilities are needed in Tysons and where they should be located.
“While we’re concerned about community centers and having too many of them or having them in the right spot, schools I think is another thing for us to consider where they are,” Hunter Mill District Commissioner John Carter said. “We have one maybe committed. We’re probably going to need more in Tysons over time.”
According to a Dec. 27 letter, Fairfax County Public Schools projects Dominion Square West will result in 43 to 70 new students for the Marshall High School pyramid.
While that isn’t expected to push the schools over capacity, FCPS warns increased residential density “will necessarily increase [student membership], which may negatively impact the instructional program to the detriment of the students involved.”
Adams said the Tysons area should have more capacity by the time the development opens. Planning is underway to convert the Dunn Loring Center into an elementary school, though the boundaries won’t be determined until construction begins next year.
Depending on who had the microphone, last week’s public hearing on the proposed redevelopment of Metro’s West Falls Church station suggested it will either overwhelm local roads or avert “climate arson,” to use one speaker’s phrase.
As they did earlier in the planning process, supporters of the project seemed to have an edge over skeptics at the Fairfax County Planning Commission’s meeting on Wednesday (Feb. 8), arguing that the over 1-million-square-foot development would deliver needed housing and amenities, while making the transit station area more accessible and vibrant than the parking lots that it would replace.
“It is not pleasant to go through an enormous parking lot to get to Metro,” said Aaron Wilkowitz, a resident of the Mount Daniel neighborhood. “I would absolutely love it if we replace that parking lot with dog parks and with playgrounds and all sorts of wonderful things that my family can enjoy and that neighbors can enjoy.”
Developers EYA, Rushmark Properties, and Hoffman & Associates (FGCP-Metro LLC) are seeking to rezone the nearly 24-acre site to allow 810 multifamily residential units, 85 townhouses, a 110,000-square-foot office building and up to 10,000 square feet of retail.
The development would also bring about 2.1 acres of park space and transportation improvements — most notably, a 10-foot-wide shared-use trail on Haycock Road over I-66, as recommended by a community advisory group late last year.
Even the more critical speakers praised the inclusion of the Haycock Metrorail Connector Trail, but they worried about whether the developers will deliver. County planner Bryan Botello noted that the design needs to be approved by the county and state transportation departments.
Some residents questioned whether the grid of streets and 1,095 parking spaces sought at the site — 40% fewer than the 1,781 spaces required by the county — will support traffic, especially with development also coming to the adjacent Virginia Tech campus and in nearby Falls Church.
Ellison Heights-Mt. Daniel Civic Association president Adrianne Whyte warned that, if the parking and loading space is inadequate, “existing roads will become dysfunctional.”
“If this rezoning is approved, the development envisioned by all three parcels combined will dramatically change the stability of our neighborhood, increase the traffic on the roads within and around our neighborhood, and probably negatively impact the quality of life of the residents and other surrounding neighborhoods,” Whyte said.
Resident Cheryl Sim expressed skepticism that the future West Falls Station Blvd linking all three properties will mitigate traffic on Haycock, noting that the Falls Church and Virginia Tech developers have said the road will be closed “on occasion” for events. Read More
The Fairfax County Planning Commission unanimously recommended approval of plans for a 113-unit independent living facility in Seven Corners.
The vote, which included one abstention at the Feb. 8 meeting, sends the proposal from First Christian Church and developer Wesley Housing to the Fairfax County Board of Supervisors for a public hearing on Feb. 21.
Mason District Commissioner Daren Shumate said that the county worked with neighboring residents to tackle two major contentious issues involving the project: increased stormwater runoff in a problematic area and the scale of the project at 6165 Leesburg Pike.
The 7-acre parcel is currently developed with a nearly 27,500-square-foot church.
Aaron Vinson, a civil engineer with Walter L. Phillips, Inc., said the applicant worked to divert runoff away from Ravenwood Park in response to concerns from neighbors and residents about increased stormwater runoff in an area that already floods routinely.
He said the applicant’s stormwater runoff plan diverts runoff towards a “better functioning pipe system.”
Shumate also noted that the actual facade of the building facing a residential parcel is three stories.
“The intent of matching the look and feel of the neighborhood has been met,” Shumate said.
Despite giving the project its support, the commission cautioned that the county should continue to examine stormwater runoff in the area.
Franconia District Commissioner Daniel Lagana said the Virginia Department of Transportation is undertaking a study of the area in response to community concerns. At a public hearing on Feb. 1, residents described what Lagana said were serious concerns.
Shumate said the county is working with residents on the issue. Specifically, the county has given one resident sandbags to manage stormwater runoff near their home.
“The county needs to be very cognizant of these stormwater issues,” he said, adding that the sandbag step was only a temporary solution to what appears to be a bigger problem.
Braddock District Commissioner Mary Cortina said that the commission did recommend language for a Fairfax County Comprehensive Plan amendment that better managed stormwater runoff in the area — but the suggestion was not ultimately adopted by the Board of Supervisors.
“As a commission, we heard the residents,” Cortina said. “…We have to keep our eye on the ball with stormwater definitely.”
Fairfax County has made some progress over the past decade in introducing public amenities to support its growing community in Tysons.
Since adopting its Tysons Comprehensive Plan in 2010, the county has secured sites for 14 new, major public facilities, including the completed Scotts Run Fire Station and Capital One Hall, which is privately owned but guarantees space for community groups under an agreement with ArtsFairfax.
Tysons has also added 34 acres of parkland, including four urban parks within the past year, and athletic fields are “ahead of where we need to be based on the…development that’s been delivered,” Department of Planning and Development (DPD) Urban Centers Section Chief Suzie Battista told the Fairfax County Planning Commission’s Tysons Committee at a Jan. 12 meeting.
Planning is underway on other projects, like the relocation of Fire Station 29 to serve western Tysons, but with the area booming in terms of development and population, commissioners asked how county staff decide what needs to prioritize when negotiating commitments from developers, known as proffers.
For instance, why is a community center going into the planned residential high-rises at Dominion Square, rather than a library?
“I think what some of us are concerned about is that opportunity cost,” Providence District Commissioner Phil Niedzielski-Eichner said. “If we make a commitment to a community center, what are we not doing, not able to do as a consequence of that decision? Why is that community center a priority over that thing that we are not able to do?”
The need for a community center in Tysons dates back to the comprehensive plan’s adoption and “was of great interest” to former Providence District supervisor Linda Smyth, who retired in 2019, according to DPD Deputy Director Chris Caperton.
The plan recommends phasing in public facilities based on population and employment growth, acknowledging that they can take a long time to plan, fund and construct.
A community center is listed as a “current need” in the county’s Tysons Tracker, along with a Dominion Energy power substation and interim office space for police. Though the data platform doesn’t show a threshold for a library, the comprehensive plan predicts one will be needed when Tysons reaches 50,000 residents, or between 2030 and 2040.
As of 2022, Tysons had 30,124 residents, according to county data. The county’s plan calls for 100,000 people by 2050. Read More
Tysons is making good progress on fulfilling Fairfax County’s goal of turning it into a place where people live as well as work, county staff say.
Since the Tysons Comprehensive Plan was adopted in 2010, the urban center has seen its population jump from 17,000 to 30,124 residents, according to data shared last week with the Fairfax County Planning Commission’s Tysons Committee.
Over that time period, the housing stock has increased from 8,943 units to 14,253, with another 1,613 units under construction, as of July 2022.
That influx of residents narrowed the ratio of jobs-to-households from over 11-to-1 in 2010 to about 6-to-1 in 2022. Aiming for 100,000 residents and 200,000 jobs by 2050, the plan posited a ratio of 4-to-1 as an ideal mix for Tysons.
“Tysons growth continues to be in line with plan growth projections, and we think residential is tracking probably at a faster pace than we anticipated, but there is still capacity in the pipeline,” Fairfax County Department of Planning and Development Urban Centers Section Chief Suzie Battista said at the Jan. 12 committee meeting.
Based on data compiled for the Tysons Tracker, an interactive platform that launched in 2021 and is currently being updated annually, county staff project that development will fall about 9 million square feet short of the 69.9-million-square-feet goal set forth in the plan for 2024.
Battista noted that the full impact of the COVID-19 pandemic and completion of Metro’s Silver Line extension are still unknown, but she doesn’t “think there’s any cause for concern.”
From August 2021 through July 2022, developers finished five buildings with 1.3 million square feet of space, including Capital One Hall and the Hanover apartments. Another 3.2 million square feet is under construction, and projects totaling 1 million square feet got site plan approval.
About two-thirds of the upcoming development is residential, which has grown by over 6.6 million square feet since 2011 — exceeding the roughly 3 million square feet of added office space.
Notably, the increase in housing has included 773 affordable or workforce dwelling units to date, not including the planned, all-affordable Dominion Square West and Somos projects. Tysons had just 40 units of affordable housing prior to 2010, according to the tracker.
Battista says developers seem open to the county’s revamped ADU/WDU policy for Tysons, which reduced the percentage of affordable units required in each project but lowered the targeted area median income (AMI) levels.
“We were finding from the development community, some of the higher tiers, that wasn’t really getting at the goal of what we were trying to accomplish with affordable housing just based on the AMIs in this area,” she said. Read More