Attainable Housing Strategies Initiative (AHSI)
By Amy Waychoff
The AHSI, approved by the Planning Board this summer, is now pending before the County Council. Council President Andrew Friedson appears to be a strong proponent of the plan, while County Executive Marc Elrich is a fierce opponent. If adopted, AHSI would allow multi-family homes to be built on single family lots in 82 percent of Montgomery County neighborhoods! This initiative is in line with the United Nation’s 15-Minute city concept, which discourages the ownership of cars. The goals of the plan, as stated by the Planning Board, are to increase the diversity of housing, make neighborhoods less exclusionary (equity), and to create more opportunities for homeownership.
The Plan. There are three types of housing structures envisioned by AHSI: small scale, medium scale, and large scale. Most people will be concerned with the “small scale,” which would allow duplexes, triplexes, and quadplexes. Those living close to mass transit and “growth corridors” — Rockville Pike, Georgia Avenue, Connecticut Avenue and other major roads — would be allowed to build stacked flats and small apartment buildings.
Affordability. The planners have spoken out of two sides out of their mouths when it comes to affordability versus attainability. The AHSI report specifically says it wants “attainable housing,”* and yet the word “affordable” is sprinkled throughout the 97-page report. However, this new housing will be sold at market rates.
Housing Shortage. The Planning Board uses as a justification for the zoning changes its assertion that there is a severe housing shortage in the county. However, many observers dispute that contention. Elrich, for example, recently stated that “our master plans have enough zoned capacity to house more people than are projected to come here through 2050” (Weekly Update Message, 4 October 2024).
Infrastructure and the Environment. There are no solid provisions in the AHSI for providing the infrastructure — roads, utilities, schools, and transportation — required to implement the plan, other than a reference to impact taxes. The planners also do not seem to be concerned about stormwater management and potential loss of tree canopy. In Arlington, which passed similar legislation in 2023, a judge recently struck down its up zoning law in part because it failed to undertake a study of the impact the zoning changes would have on stormwater and tree canopy: https://patch.com/virginia/arlington-va/arlington-missing-middle-ordinance-struck-down-judge-reports.
Parking. According to the AHSI, parking requirements would be dramatically curtailed, especially in the Priority Housing District: Where there is no street parking, a 50 percent reduction in parking spots would be allowed, while a 75 percent reduction would be permitted on lots with street parking.
Citizen’s Concerns. The last listening session was held at BCC High School in Bethesda, and the auditorium was almost at capacity. A show of hands revealed that at least 80 percent of the attendees opposed the plan. Several attendees noted that a citizens’ advisory group should have been part of the process. Citizens are also outraged that only six of the eleven council members live in areas affected by the plan.
Timing. Despite Friedson’s assertions to the contrary, well-connected members of the community have expressed their belief that legislation may be introduced in late October. However, given the huge outpouring of opposition in the community, it would not be surprising if the legislation is delayed. Regardless, it is imperative that those who oppose this initiative make their views known as soon as possible.
What you can do NOW:
- Look up which zone your residence falls into using this online map.
- Sign the petition.
- Respond to the Council’s invitation to provide additional feedback on the initiative.
- Email the County Council, especially the three members of the Planning, Housing and Parks Committee:
*In the report, attainability is defined as “the ability of households of various incomes and sizes to obtain housing that is suitable for their needs and affordable to them (p.11).”
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Amy Waychoff is a Member of the Montgomery County Republican Party Central Committee.
