Affordable housing crisis draws General Assembly's attention

But with 47 units that opened in 2011, the Rev. Robert Diggs and the congregation are trying to tackle the affordable housing challenge. They hope to build 58 more units next to their Claiborne Square development.

They think some tweaks to state law could help address some of the hurdles and roadblocks that slowed their first effort.

Affordable housing is one of the hottest topics before the 2025 General Assembly. Legislators are wrestling with the often-fractious issues that swirl around local zoning and land use and a growing concern that buying a home or renting an apartment is beyond the reach of too many Virginians.

“The congregation is proud of everything that we’ve done,” Diggs said. “Our churches in the hood … basically we have changed the landscape of Petersburg.”

A lot of work needed to happen first: streets, sidewalks, water and sewer connections, and those have been major roadblocks for several projects. Diggs said it took federal funds and ground clearing help from the National Guard to prepare the Claiborne Square site for construction. The bill for the second project the worshipers at Tabernacle would like to do looks like it will total $900,000.

Senate Bill 1178 proposed by state Sen. Ghazala Hashmi, D-Chesterfield, and House Bill 2153 proposed by Del. Betsy Carr, D-Richmond would open a door for localities interested in helping religious groups develop their buildings or land for affordable housing. It would help them seek state Department of Housing and Community Development funds for infrastructure work.

The legislation would also let localities set up faith and housing programs. They would create expedited or simplified zoning and permitting processes for religious organizations or property tax-exempt nonprofit organizations to develop or use their lands or facilities for affordable housing.

Zoning and permitting are challenges several congregations interested in developing housing have faced – as did Charlottesville’s Hinton Avenue Methodist Church when it wanted to build a 15-unit home for people with developmental disabilities. Neighbors said there were already too many apartments in the area. Despite initial approval of the idea, when it turned out that renovating an existing structure would not work and that a new building was required, which would have required more than 15 units to be financially viable, the increase was more than the city council would accept.

“There is a crisis in affordable housing throughout Virginia, with a shortage of 200,000 plus units … there is also a crisis within many faith communities with declining membership and exacerbated financial hardship,” said Sheila Herlihy Hennessee, director of faith organizing for the Virginia Interfaith Center for Public Policy.

“These factors have led congregations around Virginia to consider how their property can be used in a mission-oriented way to address the affordable housing crisis,” she said.

Hashmi’s and Carr’s bills would allow but would not require programs or zoning charges.

In this way they differ from a bill that would require localities to approve accessory dwelling units – granny flats – in areas zoned for residential use. That measure, House Bill 1832, was reintroduced this year after a House of Delegates committee sidelined similar measures last year. Senate Bill 839 from Sen. Schuyler VanValkenburg, D-Henrico, also would require zoning changes – it would automatically allow multi-family apartment buildings in commercial districts.

Zoning and site plan approval, as Hinton Avenue Methodist found, can quickly raise “NIMBY” – not in my backyard – concerns. These can also be an issue for recovery residences, the group homes that offer a haven for people struggling with addictions.

That – along with her visits to see that these homes actually work – prompted Del. Carrie Coyner, R-Chesterfield, to introduce House Bill 2289. It says zoning ordinances must allow certified recovery residences, with no more than eight residents, in areas zoned for single family residences, with no more restrictions than are imposed on such homes.

“People struggling with substance abuse can need to be where they can stay clean and are surrounded by people trying to stay clean,” Coyner said. “I met one man living in Henrico, in recovery residence, who was really from Chesterfield, who told me he couldn’t go home because of all the triggers and people he’d run into there.”

Virginia law already says group homes for up to eight people with disabilities are allowed in residential areas. Coyner’s bill covers recovery residences that meet standards set by national regulatory bodies and says the homes are not allowed to provide medical care.

“Federal fair housing law covers this, but some local officials have a different interpretation or aren’t aware,” said Sarah Scarbrough, founder and director of REAL LIFE. The Richmond nonprofit helps people recovering from substance abuse. Among other things, it has 11 recovery houses with 131 beds.

Many participants were previously homeless or come from jail. For many, it’s simply a question of being away from the places and people they knew as they were taking drugs or drinking for a few months.

“Some people find they need to get away from where they lived, so they can live a different life,” Scarbrough said.

Other lawmakers are proposing affordable housing ideas, Del. Elizabeth Bennett-Parker, D-Alexandria, introduced House Bill 1973. It would give localities a first right of refusal on houses and apartments where federal rent subsidies support a landlord’s income. That first right of refusal would kick in if the landlord wants to sell the property. Rent subsidies help low- and moderate-income families hold down their out-of-pocket costs for rent to 30% of income by making up the difference between what they can afford and the market rate for rent.

She said more than 7,000 affordable rental units in Virginia are at risk of dropping participation in public support programs during the next five years. That number is projected to increase to almost 30,000 in the next 10 years.

“We have an affordable housing crisis with these units and cannot afford to lose them,” she added.

State Sen. Jennifer Boysko, D-Fairfax and Del. Nadarius Clark, D-Suffolk, have bills that would cap increases in rent to the Consumer Price Index or 7%, whichever is less. These are Senate Bill 1136 and House Bill 2175.

Reports that hedge funds and other big investors are snapping up single family homes and mobile home parks are boosting rents and requiring people to move, prompted state Sen. Glen Sturtevant, R-Chesterfield, to introduce Senate Bill 1140, which would limit such purchases.

VanValkenburg, meanwhile, wants to set a target for localities to expand their housing stock.  Under his Senate Bill 975, if they don’t make a good-faith effort through zoning or other measures to hit a 1.5% average increase in housing units over the next five years, the state, instead of city councils or county boards of supervisors, could step in to clear the way for multi-family projects.

Other housing bills include:

* Senate Bill 832, filed by state Sen. Mamie Locke, D-Hampton, which would set up a pilot program to provide state rent subsidies for families with children under 16, and with income below 50% of the area median.

* House Bill 1718, filed by Del. Marcia “Cia” Price, D-Newport News, which would authorize localities to sue slumlords to enforce health and safety requirements in the Virginia Residential Landlord and Tenant Act.

* House Bill 2229, filed by Del. Rae Cousins, D-Richmond, would end a requirement that tenants be current in rent when suing to force a landlord to repair defects that affect health and safety.

* House Bill 2047, filed by Del. Bonita G. Anthony. D-Norfolk, would ban landlords from using algorithmic device services, blamed for forcing rents higher in several communities, to set rent amounts.