The administration of Mayor Muriel Bowser has made significant progress in achieving its affordable housing goals. However, there is a concern about whether each ward in the District is fulfilling its promise of taking an equal share of newly constructed and renovated units.
Many Southeast residents do not share the same experience.
Nikki Waddell, a resident of Anacostia for over a decade and a parent in D.C., expressed her concern about the city’s promise to provide affordable housing fairly across all eight wards. Waddell stated that she and others are yet to see the city fulfill this commitment.
In 2021, Waddell and three other residents of Anacostia took action by submitting a housing discrimination complaint to the U.S. Department of Housing and Urban Development (HUD). Their complaint asserted that the District government is guilty of sustaining racial and economic segregation by endorsing, financing, and sanctioning the development of new affordable housing solely in predominantly Black communities.
According to The Informer, Waddell stated that a complaint was filed in May due to the persistent demand for market-rate housing in Anacostia, an area situated on the east side of the Anacostia River. Despite numerous calls for action since 2018 when the construction of Maple View Flats, a $50 million development project, was funded by the District, no response has been received.
Residents of Maple View Flats, situated on Martin Luther King, Jr. Avenue SE, were promised retail and amenities in addition to 100% affordable housing units. However, the community has yet to receive any of these promised benefits. According to Waddell and other locals, the absence of mixed-income housing in Anacostia could hinder the area’s ability to attract economic activity that has the potential to create opportunities for residents and reduce crime.
According to Waddell, the key to a better quality of life is the availability of more amenities and an increase in higher income earners, which in turn leads to the creation of more jobs and improved neighborhoods. She clarifies that her stance is not against affordable housing, but rather the oversaturation of such housing in her area and in other parts of the District.
Waddell expressed concern over the concentration of affordable housing in the neighborhood, stating that this could perpetuate the cycle of inequality. According to Waddell, the city’s construction of high-density, income-capped housing in areas designated for single-family homes is not only limiting the potential for green space but is also turning the area into a concrete jungle.
The Clash between Housing Affordability and Market Forces
This Article Includes
Back in 2012, the Fair Housing Act’s “disparate impact” clause was violated by the Texas Department of Housing and Community Affairs. This happened when they unintentionally distributed most of the low-income housing tax credits for development projects in non-white areas of Dallas, according to the U.S. District Court for the Northern District of Texas.
Back in 2015, the Supreme Court upheld the lower court’s ruling in a close 5-4 decision. While the decision limited the use of “disparate impact” to protect the Fair Housing Act and free-market economy, major city leaders continued to grapple with the issue of housing affordability versus market forces. Fast forward to four years later, and Bowser started her second term with a bold announcement. She set a goal of producing 36,000 new housing units, including 12,000 affordable ones, by 2025.
According to the “36,000 by 2025” dashboard of the Office of the Deputy Mayor for Planning and Economic Development (DMPED), the District has successfully built 35,666 units since 2019.
During the specified period, the market witnessed the addition of 9,771 new affordable homes, with the majority being newly constructed units. Among these, the Far Southeast and Southwest regions saw the highest number of affordable housing units, accounting for 2,449 units. The Midcity region followed closely with 1,478 units, while the Far Northeast and Southeast regions also contributed significantly with 1,103 units of affordable housing.
As of now, Rock Creek West, which encompasses the affluent neighborhoods of Friendship Heights and Chevy Chase in upper Northwest, only boasts of 230 units of new affordable housing – the smallest proportion compared to what has been generated since 2019. Sadly, this amount accounts for less than 12% of the goal set by DMPED to hit 15% housing affordability in the planning area of Rock Creek West.
Housing advocates have been pushing for an increase in affordable housing in Ward 3, which encompasses Rock Creek West. These communities are known for their convenient transportation options, excellent schools, and nearby job opportunities. In the upcoming months, the topic of affordable housing is expected to arise in discussions regarding the Department of Homeland Security’s Nebraska Avenue campus.
The Bowser administration’s ambitious 2,000 affordable housing unit goal is reflected in the Chevy Chase Small Area Plan, which was approved by the D.C. Council in 2022. However, the pressing challenge remains – how to incorporate a significant amount of affordable housing in an area like Ward 3, with its high land value. According to Nina Albert, the deputy mayor for planning and economic development, The Informer reports that only 45 out of the 150 units planned for the Chevy Chase site will be affordable.
During the event “The Future of Friendship Heights & Chevy Chase” hosted by Biznow, on July 18, there were protests outside of 2 Wisconsin Circle NW demanding affordable housing. While discussions were taking place on the penthouse level, members of Chevy Chase Voice gathered in the lobby to oppose Biznow’s decision to charge $135 for admission to the event.
While Councilmember Matt Frumin (D-Ward 3) and other speakers were addressing their audience on a panel that morning, security guards stationed at the site were seen forcing protesters out of the lobby area and onto the street near Friendship Heights Metro Station.
According to the protesters, their attempts to reach Frumin were unsuccessful.
According to Sheryl Barnes, co-founder of Chevy Chase Voice, the absence of transparency in the Biznow event is indicative of a larger issue of pushing out small, independent retailers from Friendship Heights and marginalizing low-income residents in the District. Barnes expressed disappointment that the event did not offer the community a forum to express their views on the importance of affordable housing. The Informer learned of these concerns during an interview with Barnes.
According to the D.C. Policy Center, Friendship Heights has the highest number of rent-controlled residential buildings in the District. Barnes, a resident in Advisory Neighborhood Commission 3/4G, believes that this area is perfect for social housing. However, the current focus seems to be on remodeling office spaces instead.
Chevy Chase Voice was created by Barnes with the aim of opposing the excessive development and exclusive contracting of public land for luxurious housing.
According to the speaker, the fair and equal distribution of reasonably priced housing has a positive impact. They believe that when affordable housing is available, it helps to ensure that the culture and character of a city are spread throughout the region, including to areas like Prince George’s County and St. Mary’s County. In the absence of affordable options, individuals and families are forced to settle for expensive Class A market-rate units, which can be financially crippling. The speaker emphasizes that the current pricing structure for such housing options is problematic and needs to be addressed.
According to The Informer, Councilmember Frumin attempted to meet with protesters prior to the Biznow event, but unfortunately, they arrived after the event had started. However, Chevy Chase Voice has reached out to Councilmember Frumin to schedule a meeting which he confirmed will take place in the near future. Frumin also noted that he anticipates engaging with group members in future community events.
During a panel discussion held on the penthouse level of 2 Wisconsin Circle NW, the focus was on devising effective strategies to stimulate economic activity and foster new housing in Friendship Heights. The panel comprised Montgomery County Councilmember Andrew Friedson (District 1), Anya Kamara, managing director of Somerset Development Company, and Natalie Avery, president and executive director of the Friendship Heights Alliance, in addition to Frumin.
During a panel discussion on economic resilience and innovation in Friendship Heights, Chapman Todd, an advisory board member of the Friendship Heights Alliance, moderated the conversation. One of the key points of discussion was the need for more affordable housing in high-market areas like Friendship Heights. Kamara emphasized that District leadership should prioritize this issue to ensure access to affordable housing for all.
Kamara believes that the current housing situation has resulted in a closed club where new members are not welcome. He suggests that by not allowing any more housing, the community is sending a message that they are not open to growth. According to Kamara, it is crucial to bring the community together and encourage them to embrace development.
According to Frumin, who previously served as the board chair of Lisner Home, the development of 93 units of affordable senior housing at the location is a significant accomplishment that will be completed within the next year. He went on to explain that the project, which is Ward 3’s inaugural Housing Production Trust Fund initiative, involved collaborating with a mission-driven owner, obtaining subsidies, and engaging the local community to address their apprehensions regarding the impact of increased affordable housing on traffic and overcrowded schools.
Kamara shared her aspiration for expanding on the progress made so far during the panel. She highlighted Bowser’s housing objectives as a feasible initial measure.
Somerset Development has been successful in preserving affordable housing in various neighborhoods in the District, including the Shaw-U Street community, which has become increasingly expensive. However, according to Kamara, the market dynamics in high-market value communities like Friendship Heights make it challenging for Somerset Development and other socially responsible real estate development companies to achieve the same level of success.
According to The Informer, Kamara stated that while gap financing and other government subsidies are available, the government may not be able to secure funds within 90 days.
According to her, sellers in Friendship Heights are not patient and do not want to wait for long. On the other hand, sellers in Ward 8 may not have high demand and can afford to wait for up to two years to secure financing. Such sellers do not have the luxury of being choosers. In contrast, sellers in Friendship Heights have the advantage of being able to sell to anyone quickly because they are not under any financial constraints.
The Informer received similar sentiments from Nina Albert, the Deputy Mayor for Planning and Economic Development, who agreed with Kamara’s statements. Albert emphasized how low-income areas generally have a more accessible pathway to affordable housing compared to high-income areas.
According to Albert, Ward 3 and 6 have had a high-income level for the past two decades. However, when it comes to the east of the Anacostia River, the income base is different. This region has a lower market rate for income, making it possible to provide housing that caters to those income levels in Wards 7 and 8.
According to Albert, the DMPED data that indicates a notable disparity in the production of affordable housing in different neighborhoods within the District is not as straightforward as it seems.
According to Albert, the District has focused on an extensive rehabilitation of existing housing units to ensure that people currently living in homes have access to safe and quality housing. As she explained, the newly constructed units are more evenly distributed, with a greater investment in both preservation and new construction. “The dollars are being distributed in a more balanced way,” she stated.
Starting from 2021, the D.C. Department of Housing and Community Development has been publishing all-inclusive requests for proposals (RFPs) that are in line with the Bowser administration’s housing objectives. According to Albert, these RFPs prioritize development projects that feature both market-rate housing and units that are priced at 80% of the average median income.
According to The Informer, the Food Access Fund and this partnership aim to draw retailers towards neighborhoods situated east of the Anacostia River. This strategy includes The Clara at 2323 Martin Luther King, Jr. Ave. SE, which offers permanent supportive housing and housing for tenants earning 30-50% average median income, as well as the new D.C. Health headquarters in Downtown Anacostia. Albert emphasized that this approach is crucial in bringing more businesses to these areas.
The economic engine that attracts retail is expected to yield similar outcomes for residents and employees in Wards 7 and 8 through various projects, such as Skyland Town Center, Cedar Hill Medical Center, and St. Elizabeths Campus.
According to Albert, the grocers are still in the process of understanding and making decisions based on a variety of data. She believes that they have been slow to act, but are evolving with time. The Food Access Fund has played a crucial role in helping people who were unsure about diverse food options in Wards 5, 7, and 8. Albert further added that the fund has had a significant impact and has helped in achieving the goal of providing access to a variety of groceries and food options.
Longtime Anacostia Residents Continue to Question the Status Quo
According to The Informer, Greta Fuller, who is a resident of Anacostia and a former advisory neighborhood commissioner, stated that even with the D.C. Health headquarters and the money from the Food Access Fund going to local restaurants like Starbucks, the employees of D.C. Health still do not feel comfortable walking along Martin Luther King, Jr. Avenue SE or other streets in the area.
According to Fuller, the reason behind this situation is the high poverty rate concentrated within those blocks. Along with others, she filed a complaint with HUD earlier this year after their efforts to introduce economic diversity and retail in Anacostia proved to be unsuccessful.
Fuller expressed her concern regarding the lack of market rate units in the 100% affordable housing that Mapleview Flats offers. She shared that the city forced the project on their community and even though they were promised retail, they had to fight for a Starbucks. In her opinion, the absence of diversity in the housing market within their community is a result of the city’s decision to develop 100% affordable housing. She pointed out that other areas in the city have a more diverse housing market compared to theirs.
According to Fuller, even working alongside the Historic Anacostia Block Association and Fairlawn Citizens Association failed to motivate the D.C. government to take action. As she shared with The Informer, this has resulted in dismal circumstances for both long-time locals and newcomers settling in the east of the Anacostia River.
According to Fuller, many individuals in the Northwest area are facing the issue of not having their leases renewed and are being forced to move east of the Anacostia River. Despite the relocation, parents are still taking their kids to schools located in the Northwest district because they fear that the schools in Southeast may not provide quality education.
Fuller expressed her frustration with the lack of support for transitional housing in their neighborhoods. She noted that residents with drug problems and mental health issues were left to roam the streets without adequate assistance. She emphasized that the placement of transitional housing without proper support was not beneficial to the community and was unfair.
Bruce Holmes, a resident of Anacostia for a long time, resides in close proximity to a transitional housing community in the area. According to him, he frequently observes crowds of individuals gathered on the front steps of the apartment and spilling onto the street at all hours of the day.
According to Holmes, despite filing a complaint with HUD and reaching out to the D.C. Council, the disruptive activity near his home has not subsided. He points out that the situation has made it difficult for his elderly aunt to enjoy simple activities like sitting on her front porch or taking a walk around the block during her golden years.
According to Holmes, a resident of Anacostia since 1962, the area used to be an upscale residential neighborhood. However, now they seem to be inundated with affordable housing. He clarifies that they are not against the idea of affordable housing, but they want an equal share of all types of housing. Holmes expressed his desire to take his aunt on a walk through their community.