Protect Our Families
Protect The Environment
Protect Our Communities
Oppose Montgomery County’s Attainable Housing Strategy Initiative (AHSI)
Our neighbors overwhelmingly support affordable or attainable housing, but AHSI is a developer giveaway that will make housing more expensive.
What is the Attainable Housing Strategy Initiative (AHSI)?
THE COUNTY EXECUTIVE MARC ELRICH VEHEMENTLY OPPOSES AHSI AS UNNECESSARY AND ILL-CONCEIVED BUT HAS NO AUTHORITY TO STOP IT. CLICK HERE TO SEE WHY HE IS OPPOSED
AHSI is primarily a proposed Zoning Text Amendment (ZTA) that will 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 homes, there will be “attainable” housing options for families with average incomes.
The data is clear that this is a FALSE premise. The housing that replaces these tear-downs will be luxury, more expensive dwellings. The beneficiaries of this policy are real estate developers, who also get a variety of tax benefits and reduced regulations at the expense of existing residents. The developers are also the primary donors to the politicians pushing this plan.
Before
After ($3.5 Million Each)
Why We Oppose the AHSI:
It will not work
As described below, AHSI will do real and significant harm to existing residents. If this actually contributed to solving the real problem of affordable housing, most residents would be sympathetic. But what we know from the few conversions that have been done is the developers will buy the cheapest home in the best location and replace it with a triplex each priced significantly above the original home. All this does is create developer profit while removing an attainable housing option.
Schools
The public schools are already at overcapacity. There simply is not enough space to expand the schools to accommodate the additional students. Montgomery County is already looking at busing students to schools away from their communities to manage capacity issues.
Avoid Masterplan and Local Zoning
Montgomery County neighborhoods are extremely varied from street to street. You cannot do quality planning unless it is hyper-local. This is why development is done through Master plans, which match development to infrastructure and is also subject to public comment and review. In addition, the local town councils maintain permitting authority over certain elements like water management, fencing, building heights, and setbacks. This protects everyone in the neighborhood. The AHSI gives developers the ability to skirt the master plan process and, due to existing state law, potentially local permitting.
Infrastructure Overload
Many of the rezoned areas are old communities with infrastructure already straining from existing density. More housing will put an unmanageable strain on the electric grids, roads, and stormwater systems. Moreover, developers get tax breaks exempting them from paying for infrastructure upgrades, leaving the bill with the residents.
Environmental Damage
Loss of tree canopy and increased impervious surfaces both increase greenhouse gas emissions on these neighborhoods
Community Displacement
AHSI harms both affluent and work-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.
Traffic and Parking
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. Not only can these neighborhoods not accommodate additional cars, the developers are exempt from parking providing the parking spots required under existing zoning.
House values
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 serve as their retirement plans. This financial undermining of residents is deeply harmful and also personal.
Lack of Transparency / Process
The County Council has chosen a Zoning Text Amendment, which is designed for a very narrow zoning change to a single property, to make a massive change that impacts a large percentage of citizens. They did this because there are much lighter public disclosure and process requirements. To this day many families who may wake up one day and find a 19-unit apartment is being built next door to them have no idea this change is coming.
If this plan is unnecessary, it will not work and it enrages their constituents, why would a Council Member pursue this policy? As they say, if you are not sure why something is happening, follow the money.
Why is the Council doing this
Click here to see Council President Andrew Friedson’s donations from real estate interests
Learn More
Better Alternatives to the AHSI
Propose alternatives that promote genuine affordable housing
Incentives to convert office spaces into affordable housing
Tear down tax to maintain existing, attainable housing stock
Establishing deed-restricted affordable housing units to prevent speculative price increases
Focused development in transit-accessible areas already planned for higher density
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