Candidate Forum and The Real Issues Plaguing Our Community Pt.2 – Affordable Housing

I have been a construction professional for over 30 years, serving in capacities such as sales, building, project management, development, operations, and directorships. I have a bit of professional capital that allows me to comfortably comment on the issue of affordable housing from many sides, including building, developing, and financing.

I am happy to see that affordable housing is part of this year’s election narrative. What discourages me is that this is simply an empty observation with many, if not most, of the candidates, repeating the mantra that “we need affordable housing” without offering meaningful solutions other than changing the zoning code and building smaller houses — the former will have minimal impact, and the latter almost zero.

There is one very simple solution to affordable housing in this region, which the entire slate of candidates has missed or failed to properly communicate. Our community leaders, both current and future, have not, and clearly don’t have a plan to begin constructing the foundation of a meaningful affordable housing program. Without establishing a formal program, the town government has basically surrendered itself to “hope being a strategy” that someone will come in and rescue our community with shiny new apartments at below-market rents.

Let me develop a simple construct for you. Larger communities have a housing agency managed either publicly through Housing Authorities or have established partnerships with non-profits whose primary mission is accumulation, conversion, building, and managing properties, and finally, there are public-private partnership transactions. Front Royal already has most of these tools in place. Leadership needs to redefine and reposition existing governmental and human capital assets so they can be leveraged to begin establishing a fully functioning agency. How is this done, one may ask?

1. Re-evaluate the community proffer model for re-zoning requests. The few proffer models I have seen include impact fees for schools, fire-rescue, public safety, parks and rec, transportation, etc. Why hasn’t the proffered model been adjusted to account for the need for ADUs or MPDUs? (Affordable Dwelling Units and Moderately Priced Dwelling Units). National builders such as NVR and Van Metre are in our backyards; they will be importing labor from outside our region, and they will extract every dollar they can. This is their mission, and I respect that.  However, our community leaders need to consider preventing our residents from being totally displaced, both physically and financially. Re-zoning requests can be tied to include affordable units.
2. Re-define the role of the Front Royal Economic Development Authority. With little fanfare and much controversy, the FREDA is essentially defunct. The entity is all dressed up with no place to go. This is not the fault of the current dedicated members who want to advance local economic development. The council can reposition FREDA’s core mission and include housing as a primary objective. By state code, communities without established Housing Authorities can leverage their EDAs for residential housing purposes. You have the legal structure in place and dedicated members willing to lead it. Just leverage it.
3. Front Royal Town Council should delegate one of their council members to be the Affordable Housing “Ambassador.” This individual should be motivated, willing to learn, and not be scared to take chances by asking tough questions and thinking outside the box. They should be lobbyists to Virginia Housing, Peoples Inc., and the other public and private agencies that have successful track records in housing. This person should become fluent in grants, housing tax credits, and other financial tools leveraged to bring new housing units to Front Royal.

In business, I have been told not to bring up a problem, re-state a problem, or dwell on a problem without offering solutions or ideas to mitigate the issue. Many ideas will fall flat, be ridiculed, or may never reach their intended objective. This is okay. It just takes one idea to make meaningful change. Don’t champion the problem, champion the solution!

Front Royal Town Council Candidates, what are your solutions and ideas for building the foundation of an affordable housing program?

Gregory A. Harold
Warren County

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