Redevelopment that preserves affordable housing
April 3, 2019
You have driven Veirs Mill Road. Coursing through densely-populated suburban communities, the highway’s rough edges have resulted in tragic crashes far too often.
But housing in the corridor – from Twinbrook apartment complexes to single family home neighborhoods – is more affordable than other areas of the County, providing a valuable foothold for many families.
With a new Bus Rapid Transit line planned for Veirs Mill Road and ongoing concerns about traffic safety, the Council set out to chart a new vision for the future through the “Veirs Mill Corridor Sector Plan.” Our goal: to improve road safety and transportation options while strengthening an affordable housing resource for the future.
No Net Loss of Affordable Housing
Twinbrook Parkway hosts several older garden apartment complexes between Rockville Pike and Veirs Mill. Constructed before the County began requiring developers to build regulated affordable housing (MPDUs), these units are relatively affordable due to their age and location, but the rents could change based on market conditions in the future. The complexes are also aging and need reinvestment. Substantial renovations could result in higher rents or, if the owners do not invest in the buildings, disrepair.
To incentivize redevelopment that protects affordable housing and the communities living there today, I worked with my colleagues to produce a “no-net loss” housing policy for the plan.
The idea of no-net loss is to allow reasonable redevelopment of existing apartment buildings, while ensuring that each property produces the maximum affordable housing possible, and that overall there will be at least as much affordable housing in the future as there is today.
In Veirs Mill, this vision can be accomplished through a public-private partnership, where property owners are allowed to use density and height provided in the plan to add new housing in exchange for providing housing into our regulated programs that can guarantee affordability. The plan would replace all of the existing market rate affordable units with regulated affordable units over time. When the properties are combined, here is out it works out:
|Housing units: 924||Housing units: 3,238|
|Regulated affordable units: 91||Regulated affordable units: 1,185|
As you can see, using redevelopment as a tool, the plan would generate new housing in set-aside affordable programs as well as new market-rate housing in a part of the county that is, at least for the foreseeable future, relatively affordable. It’s a win-win.
Keep in mind though that this is a decades-long vision for the area, and it won’t happen quickly. To address infrastructure needs, the plan accounts for the student and transportation impacts and identifies how those needs can be met.
Making safety the priority
Vision Zero is a commitment the County has made to get to zero traffic deaths. The Veirs Mill Plan is our first master plan focused on Vision Zero transportation solutions. The plan recommends measures that prioritize the safety of all users, pedestrians, bicyclists, and motorists.
The long-term vision for Veirs Mill Rd is recreating it as a multimodal corridor with protected bicycle lanes, sidewalks and pedestrian crossings, a new interchange at Veirs Mill Rd and Randolph Rd. that is improves safety multimodally, safer speed limits, and a bridge for the Matthew Henson Trail crossing where two people have been killed in recent years.
There is also a consensus on the Council that we should act quickly to address known safety risks. The urgency is great as even during our Council’s Tuesday deliberation a pedestrian was struck on Veirs Mill Rd.
Our list of short-term improvements include:
- Build continuous sidewalks – specifically the segments between the Wheaton CBD and Connecticut Ave
- Build or mark continuous bike facilities – especially where connectivity to trails and transit can be improved
- Implement school zone speed limits
- Install signalized crossings at Norris Drive and Andrew St.
- Install a red light camera at Newport Mill
- Change the speed limit to 35 mph along the whole length between Wheaton and Twinbrook Pkwy, except between Havard and Bushey, where it should be changed to 25 mph
Working with a sense of urgency and with our partners in the executive branch and the state, we can achieve lasting improvements that prevent needless injury and death. The Veirs Mill Plan’s innovative approach to Vision Zero helps us get there.
Your feedback is always welcome.