Housing gets mentioned in many different ways: “My children can’t afford to buy a house here” — “My rent has increased too much” — “How does a family of four earning minimum wage afford housing at all?” — “Why is downsizing more expensive than staying put?” — “How can we help those without permanent shelter?”
Housing and affordability have different meanings across income levels, ages and family type. And they require different strategies and solutions. There’s the saying, “when all you have is a hammer, everything looks like a nail.” Upzoning is not the solution to every problem.
Housing production in recent years, especially in District 1, has focused on high-end rentals - we’re not getting the housing we need. Developers here face high land costs, high interest rates, and high construction costs (including costs associated with the Trump tariffs and wars). Because developers are – understandably – profit driven, it is incumbent on elected leaders to provide the rules to balance profit and housing needs as the County grows.
Planners and the Planning Board operate on a market-driven theory of housing affordability - build more, and prices will come down. This is trickle-down housing. Long-term studies cast doubt on its effectiveness in providing the housing we need, and in some cases it threatens existing affordable housing and pulls development away from truly smart growth.
In 1973, our county enacted the ground-breaking Moderately Priced Dwelling Unit (MPDU) program to provide regulated affordable housing. This program needs to be updated. We also have many older buildings that provide Naturally Occurring Affordable Housing (NOAH), also known as market rate affordable housing, but many of these properties are being redeveloped in the name of “more housing,” and affordable units are being lost. Bottom line: many people are struggling to rent or buy a home here.
To build a more affordable Montgomery County, as your Councilmember I will:
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Support improvements to the MPDU program to include a wider range of incomes.
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Support a policy of “no net loss” so that when properties with market rate affordable units are redeveloped, most often for larger buildings, there are at least the same number of regulated affordable units as in the original building.
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Support downpayment assistance for first-time home buyers to help build wealth,
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Support the continued use of public funding for affordable housing projects that maximize the public benefit: providing a substantial percentage of affordable housing for a range of incomes and with homes large enough to house families.
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Oppose efforts like Bill 2-25E and Bill 29-20 that give away public resources without getting enough affordable housing in return. Bill 2-25E eliminates 20 years of taxes for commercial buildings that are 50% vacant, convert to residential, and include a miniscule increase in affordable housing above the required MPDUs. Bill 29-20 waives 15 years of taxes for residential properties on WMATA-owned land regardless of the amount of rent charged for 85% of the apartments. These give away too much with too little return; it is not a wise use of county resources.
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Insist that we have frank and realistic conversations among all stakeholders - residents, developers, business owners and others - about what might help, especially with respect to expanding home ownership and attractive options for downsizing so seniors can stay in the communities they’ve helped build and where they have vital connections.
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Understand that there are many factors that influence housing creation and they vary over time. We are in a perfect storm of conditions that make new housing challenging. I will regularly examine the development pipeline to understand why approved projects are not being built.
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Support incentives that are demonstrably effective in adding housing that meets community needs;
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Support incentives to preserve existing affordable housing.
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Support rent stabilization that gives developers/landlords 23 years to set prices, earn a fair return on investment, and give tenants stability, with review if economic conditions warrant it.
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Support pilot projects to help determine the feasibility and effectiveness of different types of housing.
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Support local, community-focused zoning changes regarding housing rather than county-wide zoning text amendments that do not take into account the lived experience of current residents on issues such as transportation capacity, school capacity, stormwater management, and other infrastructure needs.
As your Councilmember, I will not rely on slogans or word salad. I will pore over research, consult with stakeholders and experts, and seek solutions that make sense. I will implement a housing policy that is transparent, inclusive, and delivers the affordability we need. And I will seek support from my colleagues for housing solutions appropriate for the already dense urban and suburban areas of District 1.