Preservation from the bottom-up: affordable housing, redevelopment, and negotiation in Washington, DC

Abstract

Previous iterations of large-scale redevelopment were been marked by displacement of the residents whose homes stood in the way of perceived progress. Now these neighborhoods face a new kind of urban renewal. A city with significant vacancy and city government ownership, Washington, DC, is in the process of rapid infill redevelopment. As property values surrounding city-backed developments that were once affordable increase, residents struggle to afford housing. DC has developed significant tools for the preservation of affordable housing, including an existing stock of subsidized housing, legal and financial resources, and a network of organizers and advocates that have given many residents in changing neighborhoods the opportunity to remain. This paper uses the example of Columbia Heights neighborhood of Washington, DC to examine potential strategies to preserve affordable housing in rapidly changing housing markets.

Keywords:

• Redevelopment
• affordability
• housing
• local government
• gentrification

Disclosure statement

No potential conflict of interest was reported by the author.

Notes

1 While HOME and LIHTC funds are exclusively targeted for housing development for households below 60 per cent of the regional area median income, the CDBG can be used for a variety of community-building activities targeted to households with incomes below 80 per cent of the regional area median income.

2 The District government does not keep records of the number of Affordable Dwelling Units (ADU) produced through redevelopment processes, overlay districts, or Planned Unit Developments. The 250 number was an estimate based on the negotiation between the City and the developer for discount on the price of the parcels sold.

3 A fifth tract in Columbia Heights would qualify with the addition of other income-restricted properties such as ADU created through the PUD process. However, due to inconsistency in District data, ADUs were omitted in this analysis.

4 Property names and resident names have been changed.

5 REAC scores are given by HUD’s Real Estate Assessment Center from physical inspections of HUD assisted properties. A failing REAC score can signal management issues and can lead to the loss of subsidy on the building if there are subsequent failed inspections.

6 The First Right Purchase Program funds the building acquisition and rehabilitation projects under TOPA. Financial feasibility is determined on a case-by-case basis.