Innovative Partnership Leveraging County Land for Deeply Affordable Housing Breaks Ground in Silver Spring

January 19, 2023 — AHC Inc. and Habitat for Humanity Metro Maryland broke ground today on a 195-home, deeply affordable community.  The development is one of the largest new construction, affordable development of its kind in Montgomery County, Maryland, and includes 85 hard-to-find, family-sized, three- and four-bedroom homes. The community will co-locate rental and homeownership housing options and offer onsite resident services programming and childcare.

Located at 4010 Randolph Road, near the intersection of Veirs Mill Road, the development sits on 6 acres, with excellent access to schools, shopping, employment, and transit. Two future Bus Rapid Transit lines are scheduled to run past the community.  The site also fronts the County’s broadband access cable, which will help bridge the digital divide by offering low-cost internet access.

AHC will develop 168 affordable rental units across six new buildings. Habitat will develop and sell 27 affordable homeownership homes — 24 garden-style condominiums in two buildings and three single-family detached homes with Universal Design features.

The rental homes will be affordable to households earning 30% to 60% of the Area Median Income (AMI) – $42,700 to $85,380 for a family of four. The condominiums will be affordable at 30% to 50% AMI. The three single-family homes will be affordable at 70% AMI and use the unique Habitat for Humanity approach. With this approach, homeowners participate in the construction of their future homes that they purchase through a no-profit mortgage from Habitat.

“The vision for this community is to address several primary challenges facing many of our neighbors living on lower incomes – deeply affordable housing for larger families, access to transit, and the availability of childcare,” said Alan Goldstein, AHC’s Vice President of Real Estate Development. “We are thrilled that AHC’s mission-aligned partnership with Habitat for Humanity allows us to offer both affordable rental homes as well as homeownership opportunities.”

“This exciting project will be truly transformative for our future homebuyers. Through the partnership with AHC and Montgomery County, we are building deeply affordable homes for families unable to secure conventional mortgage financing due to market pressures,” says Jeff Dee, President & CEO of Habitat for Humanity Metro Maryland. “We thank our partners for prioritizing affordable homeownership, helping to ensure equitable access to wealth building in our community.”

To help with the goal of creating more affordable housing, Montgomery County issued a request for proposals in 2019 to redevelop the land.  The land value coupled with reduced property taxes through the County’s PILOT program, and a substantial loan from the County’s Housing Initiative Fund enabled the transaction to close despite dramatic increases in both construction costs and interest rates.

“Since taking office in my first term, I have been focused on creative solutions to our long-standing affordable housing crisis. As I noted in my recent inaugural address, this will continue to be a priority in my 2nd term in office,” said Montgomery County Executive Marc Elrich.

“I am thrilled that this project is moving forward and that it includes homeownership options for low-income residents.  When we began discussing this project, I pushed for homeownership opportunities, and I’m grateful to our partners for making sure that was included. It is an outstanding, innovative project. I want to express my deep appreciation to the many who are making this happen, including of course the project developers AHC and Habitat for Humanity, our DHCA and DGS and other County staff as well as the strong support of the County Council.”

Key Features of the Development

In addition to large, family-sized units, the Randolph Road community will include a community center, onsite resident services staff and programming, a fitness center, and a half-acre public park with a playground, picnic area, inviting pedestrian walkways, and open lawn areas. Space will be available onsite for a future childcare provider.

The entire project will meet National Green Building Standards and Energy Star compliance, with increased building insulation, LED lighting, and WaterSense plumbing fixtures. In addition, the site will include six EV charging stations for residents – with the capability to add another 10 stations if the demand increases. The electrical infrastructure and roof are designed for solar energy panel installation.

The construction period is just over two years, and the community will be open by Spring 2025.

Funding, Design & Development Partners

AHC Inc.’s $86 million affordable apartment development successfully competed for a variety of local, state, and national funds, including $27 million in low-income housing tax credit equity (LIHTC); a nearly $24 million loan from the Montgomery County Housing Initiative Fund (HIF); a $500,000 loan from the Federal Home Loan Bank of Atlanta; and, from the Maryland Department of Housing and Community Development Administration (DHCD), a $2 million Rental Housing Program loan, $3.5 million Rental Housing Works loan, and $300,000 in Maryland Energy Efficiency and Housing Affordability Program (MEEHA) funds. Hudson Housing Capital syndicated the LIHTC, which were purchased by Capital One.  Other sources include a construction loan from Capital One and a permanent mortgage loan originated by Capital One and guaranteed by Freddie Mac.

The design and development team includes Bonstra | Haresign Architects, Parker Rodriguez Landscape Architects, Johnson Bernat Associates (civil engineer), Kimley-Horn (traffic engineer), Harkins Builders (construction), Lerch Early Brewer (zoning attorney), and Klein Hornig (tax credit attorney).

 


Media Contacts

Jennifer Smith, AHC Inc., 571-556-7403, jennifer.smith@ahcinc.org

Jeff Dee, Habitat for Humanity Metro Maryland, 202-997-5425, jeff.dee@habitatmm.org

Barry Hudson, Montgomery County, 240-777-6528, Barry.Hudson@montgomerycountymd.gov

AHC Greater Baltimore Selected for 2022 Thome Aging Well Grant

Thome Aging Well Program; EnterpriseAHC Greater Baltimore (AHC-GB) recently received a 2022 Thome Aging Well grant to support the expansion of physical and mental health services at MonteVerde, a 300-apartment community for residents 55+ and people who are disabled. The $250,000 grant focuses on treating substance misuse and high emergency room use, reflecting the disproportionate impact of COVID and lack of access to healthcare among black and minority older adults.

The Thome Aging Well program is a four-year, $19 million initiative from Enterprise Community Partners (Enterprise) to help older adults living in affordable communities age safely and securely at home.

“We appreciate this partnership with Enterprise and the Thome funding that will help more than 300 seniors, a rich part of our communities,” says Paul Bernard, President & CEO of AHC Inc. “The life-changing services afforded through this grant exemplify what AHC can provide in addition to housing. Linking people to the opportunity for services ensures we treat and respect the whole person.”

Funded by the Edward N. and Della L. Thome Memorial Foundation, Bank of America trustee, the program awarded $4 million in grants this year to scale aging-in-place initiatives with a track record of success by 16 housing operators and public housing authorities in Maryland and Michigan.

In total, the 2022 Thome Aging Well grants will provide essential support to over 4,000 older adults to help enhance wellbeing, reduce isolation and allow them to age with dignity in their homes. Best practices learned from the grantees will be shared across the field of affordable and public housing providers serving older adults.

“Far too many adults, especially those with lower incomes, do not have the resources and support they need to continue living comfortably in their homes as they grow older,” said Stephany De Scisciolo, vice president, Impact, Evaluation & Population Health, Enterprise. “The programs supported through the Thome Aging Well grants have proved successful at improving the health and wellbeing of older adults and will make an enormous impact on the lives of thousands in Maryland and Michigan. We are honored to partner with such remarkable organizations.”

 

Media Contact: Jennifer Smith, Director of Communications, jennifer.smith@ahcinc.org

AHC Inc. Brings More Affordable Housing to Fairfax County

AHC Surpasses Milestone of 1,100+ affordable homes in Fairfax County

(September 8, 2022) AHC Inc., along with partner Insight Property Group, purchased the property formerly known as Colvin Woods Apartments located in Fairfax County, Virginia, for $72 million. Rebranded as Haven Reston, the 259-unit community will be preserved as affordable apartments for 30 years.

The property was a naturally occurring affordable community with no existing rent restrictions to safeguard affordability. In partnership with Fairfax County Redevelopment and Housing Authority, AHC and Insight plan to preserve and increase long-term, dedicated residential affordability.

The affordability goals will be implemented in a phased approach over three to five years, to achieve an apartment mix serving households between 60% area median income (AMI) and 80% AMI. AHC’s award-winning Resident Services will collaborate with the new ownership team to assess and plan for community needs.

“Through our joint venture with Insight and with significant support from Fairfax County, we’re ensuring housing security for hundreds of individuals and families for decades into the future,” says Paul Bernard, AHC Inc. President & CEO. “Preserving the affordable housing in this beautiful woodland area, full of nearby amenities, is central to our mission of helping residents thrive.”

Haven Reston is located at 11012 Becontree Lake Dr. in Reston and was built in 1979. The 47-acre property is less than 10 minutes from Reston Town Center, the Wiehle and Reston Town Center Metrorail stations, and the Dulles Toll Road. The property includes one- and two-bedroom apartments along with a community clubhouse, playground, fitness center and swimming pool.

Over the next four years, AHC and Insight will invest in improvements to update the exteriors, site, and common areas.

“Insight is proud to have partnered with Fairfax County and AHC in order to preserve this much-needed affordable housing,” said Tim White, Principal at Insight Property Group.

“Preservation is about making key investments in existing residential infrastructure to advance our continuing goal of ensuring that everyone who works in Fairfax County can also afford to live here,” said Fairfax County Board of Supervisors Chairman Jeffrey C. McKay. “Our $15 million investment in Colvin Woods Apartments will provide significant affordable rental options in a community of high opportunity with access to transit, employment, medical services, recreation, and all the very best of what Fairfax County has to offer.”


About AHC Inc.

Founded in 1975, AHC Inc. is a nonprofit developer of affordable housing that provides quality homes plus education programs and social services for low-and moderate-income families. Based in Arlington, VA, AHC has developed nearly 8,000 apartment units in 50+ properties in Virginia, Maryland and Washington, D.C. AHC’s Resident Services program reaches 3,000 children, teens, adults, and seniors each year. For more information, visit www.ahcinc.org.

Media Contact: Jennifer Smith, Director of Communications, jennifer.smith@ahcinc.org

About Insight Property Group

About Insight Property Group: Insight Property Group acquires and develops mixed-use and residential communities in the Washington Metropolitan area. Since its inception in 2009, it has built a broad portfolio of housing including affordable, workforce, mixed-use and luxury rental communities as well as infill for-sale townhomes. With more than $1.5 billion in investments, Insight has purchased, re-positioned and constructed more than 4,800 residential units and 200,000 square feet of commercial space with another 1,250 units and 120,000 sf of retail in the immediate pipeline. The company is recognized for delivering memorable, neighborhood-centric projects. For more information, visit www.insightpropertygroupllc.com.

Media Contact: Karen Widmayer, karenwidmayerpr@gmail.comkarenwidmayerpr@gmail.com

About the Fairfax County Redevelopment and Housing Authority
The Fairfax County Redevelopment and Housing Authority (FCRHA) serves nearly 20,000 residents through a variety of rental housing assistance and homeownership programs and owns and operates nearly 4,000 units of housing – including multifamily housing, senior housing, licensed assisted living and specialized housing for tenants with a variety of needs. The FCRHA also oversees and administers Fairfax County’s land use housing programs and the investment of public land and local funds (including state and federal grants) to increase and/or preserve the county’s stock of affordable homes.

Media Contact: Ben Boxer, Marketing and Outreach Manager, benjamin.boxer@fairfaxcounty.gov

AHC Inc. Receives $2M Federal Funding Award

In June, the U.S. Treasury announced that AHC Inc. will receive $2M in federal funding from the prestigious Capital Magnet Fund. This funding will allow AHC to establish an internal revolving loan fund that will leverage an additional $20M in private capital to renovate at least 331 deeply affordable apartments at AHC communities in Northern Virginia, Baltimore, and suburban Maryland.  

“We’re excited to be a first-time awardee for this competitive program,” said Paul Bernard, President/CEO of AHC Inc. “This award will help us modernize several aging AHC Inc. properties and also extend their affordability for another 30 years. Ultimately, the award will benefit our residents – and their communities – in census tract Areas of Economic Distress.”  

AHC was one of only 59 recipients nationwide and just one of three in Virginia to receive funding. AHC was selected following a merit-based review of applications submitted from nearly 150 organizations. 

Background 

The funds are administered by the United States Department of the Treasury’s Community Development Financial Institutions (CDFI) Fund through the department’s Capital Magnet Fund. 

The U.S. Department of the Treasury’s Community Development Financial Institutions Fund (CDFI Fund) awarded 59 organizations $336.4 million to support financing for the preservation, rehabilitation, development or purchase of affordable housing as well as related economic development and community service facilities such as daycare centers, workforce development centers and health care clinics.  

The awardees are required to leverage their awards with other private and public investment by at least 10 to 1, guaranteeing that a minimum of $3.36 billion will be invested in eligible projects across the United States. Read the CDFI news release or check out the award book to learn more. 

 

Media Contact: Jennifer Smith, Director of Communications, jennifer.smith@ahcinc.org

AHC Celebrates Largest-Ever Graduating Class

On June 9, family, friends and mentors celebrated the 42 graduates of AHC’s College & Career Readiness (CCR) program. This was the highest number of graduating students since the program began. The CCR program also saw the largest number of overall participants this year, with 69 juniors and seniors from area high schools.

This year’s graduating students included a POSSE scholar, several students with full rides to college – and even two juniors who graduated early! Read more about the students heading to college.

As always, mentors played important roles in the success of the students. Their dedication and connection to the students was a game-changer. Ludwin Alvarez has worked with long-time mentor Marjorie Macieira since sixth grade, and she supported him through Teen Tutoring and CCR. In fact, Ludwin has been in AHC’s educational programs since first grade.

The keynote speaker at the event was Flor Caceres Godoy, a 2018 CCR alumni, Posse scholar and recent graduate from Lafayette College. Along with her valuable insights and advice for the graduates, she shared, “I know my number one fear going into college and high school, because both of them were predominantly white students, faculty and staff, was ‘am I going to fit in?’ The answer is no. You are not supposed to. You are meant to stand out. You are meant to shine brighter than ever before.”

Thank you to all of our mentors, volunteers, community partners, and supporters for helping AHC’s graduates shine bright!

2022 Graduating Students

  • Abigia Mulugeta
  • Afrin Akhtar
  • Alishaba Hayat
  • Amelia Castro
  • Anand Tselmeg
  • Andy Garcia
  • Anwar El Gattari
  • Ayman Adam
  • Azucena Moreno
  • Betel Bereket
  • Carla Bacerra
  • Carolina Soto
  • Cecilia Fosso
  • Claudia Andrade
  • Daisy Cabrera
  • Davis Orellana
  • Franklin Garcia
  • Fraol Gurmu
  • Gabriel Lara
  • Gabriella Perla
  • Hermon Gebreezgi
  • Iyar Soliman
  • Joanna Viruez Guzman
  • Joel Jonathan Escobar
  • Juhud Abdulkhadir
  • Karen Gonzales Cifuentes
  • Laetitia Noutcha
  • Logan Salinas
  • Ludwin Alvarez
  • Maha Bouchareb
  • Margad Enkhbat
  • Margot Rodriguez
  • Mia Henry
  • Nichole Escobar-Rojas
  • Nicolas Lopez
  • Nirusma Dahal
  • Simon Kahsay
  • Petros Kebede
  • Sahara Sania
  • Sara Berhe Abraha
  • Williz Zamorio

List of all the mentors

  • Ashly Winfield
  • Eric Hannon
  • Evan Heit
  • Sydney Gang
  • Susan Leland
  • Rick Carter
  • Pascale Pierre
  • Soonho Kwon
  • Sarah Kolk
  • Peter C. Pfieffer
  • Sharon Showalter
  • Chelsea Jones
  • Mariah Creech
  • Janet Bickel
  • CJ Park
  • Laurel Holmes
  • Adrienne Eng
  • Lizzie Utset
  • Greg Frey
  • Marjorie Macieira
  • Chelsea Legendre
  • Elsy Lopez
  • Katherine Swanson
  • Cindy Santner
  • Emily Kane
  • Jeanne Sweeney
  • Charles Barbour
  • Tara Claeys

 

Media Contact: Jennifer K. Smith, Director of Communications, 703-486‑0626 x1118