Protect our families, our communities, and the environment: OPPOSE MONTGOMERY COUNTY’S ATTAINABLE HOUSING STRATEGY INITIATIVE (AHSI)
OUR mISSION
Our mission is to stop AHSI. Montgomery County needs more housing that is affordable to most residents — but AHSI is not designed to be affordable or even attainable. This plan will only profit developers and real estate speculators at the expense of our community while making housing more costly, particularly for first-time buyers. AHSI has also exposed deep governance problems in Montgomery County, Maryland. We believe residents deserve better and are determined to elect leaders who represent their constituents, not special interests.
What is AHSI
WHAT IS AHSI?
AHSI proposes to eliminate single-family neighborhood zoning in 82% of Montgomery County. The stated “theory” is that by allowing older homes in residential areas to be bought by developers and converted to multi-family dwellings, there will be “attainable” housing options for families with average incomes. As this conversion in our neighborhood shows, this is a FALSE premise.
The problem is that a growing number of people can't afford to live in Montgomery County. AHSI would simply promote the construction of a wider variety and a larger number of homes people still can't afford. AHSI is no solution to the problem.
Before: Sold for $1.6m
Watch the video
After: Originally Listed for $3.5m
County Executive Marc Elrich vehemently opposes AHSI as unnecessary and a “Fraud”, but has no authority to stop it.
WATCH THE VIDEO:
Why Oppose It?
Why We Oppose the AHSI:
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As described below, AHSI will do real and significant harm to existing residents. If AHSI truly contributed to solving the problem of affordable housing, most residents would be sympathetic. But as we've seen with the few conversions that have already been done, developers will buy the cheapest home in the best location and replace it with as many units as they are allowed to build to sell at as high a price as they can charge. This only maximizes developer profit while removing an attainable housing option.
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Many of the proposed “upzoning” areas are old communities with infrastructure already strained by existing density. More housing will put intense strain on the electric grids and stormwater systems. Moreover, developers get tax breaks exempting them from paying for infrastructure upgrades, leaving the bill with the residents.
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Many of these communities already have issues with traffic and parking. The streets in the older neighborhoods, some of which are 100 years old, are very narrow with one-side-of-the-street parking. Many are too narrow to allow two-way traffic to pass. Some do not have sidewalks. Increasing the density of these neighborhoods could cause safety issues and delays for emergency vehicles and pedestrians. Not only can these neighborhoods not accommodate additional cars, developers are exempt from providing the parking spots required under existing zoning.
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Many public schools are already over capacity. There simply is not enough space to expand the schools to accommodate the additional students. Montgomery Country is already looking at busing students to schools away from their communities to manage capacity issues.
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Loss of tree canopy and increased impervious surfaces both increase greenhouse gas emissions on these neighborhoods. Large trees take generations to replace.
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Even if no multi-family homes are built on a street, just the threat of these developments destabilizes existing residents’ home values. Many residents have put most of their savings into their homes, which also serves as their retirement plans. This financial undermining of residents is deeply harmful and also personal.
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AHSI harms both affluent and working class communities alike. Lower-cost neighborhoods close to transit will see conversions of more luxury housing, raising assessments and taxes for existing residents and forcing many to leave.
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To pass the AHSI, the County Council will likely use a Zoning Text Amendment (ZTA), which is designed for a very narrow zoning change to a single property. Why use a ZTA to make a massive change that impacts a large percentage of citizens? Because there are much lighter public disclosure and process requirements for ZTAs and ZTAs cannot be vetoed by the County Executive. Many families have no idea this change is coming — they may only learn about it when they discover that an apartment or condo building is being built next door to them.
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Incentives to convert office spaces into affordable housing
Establishing deed-restricted affordable housing units to prevent speculative price increases
Tear down tax to maintain existing, attainable housing stock
Focused development in transit-accessible areas already planned for higher-density
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