Housing Complex

In Defense of Affordability at Parkway Overlook

My column this week on the ghost town at the former Parkway Overlook Apartments has sparked a debate in the comments and on Twitter over whether the complex should really be restored as affordable housing. The 20 buildings on the property housed more than 1,000 low-income residents receiving Section 8 assistance from the federal government until 2007, when the property owner went bust after failing several inspections. Since then, the D.C. Housing Finance Agency has struggled to dispose of the property.

In the column, I argue that the city should help ensure that Parkway Overlook remain affordable. That drew some criticism from readers.

"'A Parkway Overlook that’s not primarily dedicated to affordable housing would be a mistake,'" quotes Eric Fidler on Twitter. "I paused."

The Congress Heights on the Rise blog responds with a lengthy post opposing the idea of bringing more affordable housing to Ward 8, the city's poorest ward, and advocating more economic diversity. The blog's author, under the pseudonym The Advoc8te, also comments on my column, "I tend to think affordable housing and housing for the working poor would be of more use in neighborhoods with JOBS and AMENITIES. Not in the ward with the highest unemployment in the city."

These are valid points. The city is moving away from a model of concentrated poverty toward one of economic integration, with Hope VI projects like the Capitol Riverfront redevelopment and Choice Neighborhoods Planning Grants for Barry Farm and possibly the Greenleaf complex in Southwest. These efforts at conversion of public housing ghettos to mixed-income communities hasn't always been perfectly executed, but the basic logic is solid: Mixed-income neighborhoods tend to have less crime and greater potential to attract restaurants and grocery stores and other amenities than neighborhoods with only poor people.

So how about Parkway Overlook? Certainly, we don't want simply to restore what was there 10 years ago, a crime-ravaged, isolated public housing complex whose only mention in the press came when people got shot.

But a few things could be different this time around. First, the neighborhood doesn't have to be isolated. By connecting it to St. Elizabeths—right in its backyard—Parkway Overlook could gain easy access to amenities, offices, and the Metro. It would also gain through traffic, both automotive and pedestrian, which would put more eyes on the street and likely reduce crime.

And second, Parkway Overlook is very unlikely to be 100 percent Section 8 again. Even if it's 100 percent "affordable," it could be something like one-third set aside for people making under 30 percent of area median income, one-third 50 percent AMI, and one-third 80 percent AMI. Let's remember that 80 percent AMI, while technically considered "affordable," is $86,000 a year for a four-person household, which is more than most families are likely to be earning in an economically depressed part of the city.

But I maintain that it would be a mistake not to keep the complex primarily affordable—and at least partly truly affordable, under 30 or 50 percent AMI. Nearly 1,000 low-income people were displaced when Parkway Overlook shut down in 2007. The D.C. Housing Authority's waiting list for housing assistance was around 70,000 people long before it was closed in April. There's a tremendous need for affordable housing, and when we have a 266-unit affordable housing complex that already exists—albeit in need of repairs—it makes no sense to tear it down in favor of fancy new condos, especially when demand in this part of town is unlikely to sustain them.

We absolutely want to see a mix of uses and incomes in new Ward 8 development, and to see affordable housing spread out all over the District. But that's not an excuse to turn down a prime opportunity to keep Parkway Overlook affordable when buildings like it are so sorely lacking across the city.

Photo by Darrow Montgomery

  • sbc

    it's going to be "affordable" by default. There aren't many people who want to buy half-million-dollar condos in Congress Heights. This is the issue at Savoy Courts and Sheridan Station, too...places aren't appraising for enough for developers to make back their costs on unsubsidized units, and people aren't buying.

    While there are definitely some beautiful and expensive homes in Ward 8 (Hillcrest comes to mind) and some that are expensive without being beautiful (the McMansions near THEARC, for example), they're few and far between.

  • http://www.congressheightsontherise.com The Advoc8te

    sbc

    I bough in Savoy Court (my unit cost $153) -- here are NO half a million dollar condos in Congress Heights. :)

    The low appraisals are putting a huge monkey wrench in selling units but there is strong interest in buying -- the banks just wont finance because of the low comps.

    You know what we could use? Mid to high end apartments with amneties and close to the metro. There is no where really nice to stay that addresses all those needs. If there was more density in market rate housing -- close to the metro and a grocery store and some amneties -- we could attract that higher income and eventually would raise the comps and allow us to get some people to close.

  • http://www.congressheightsontherise.com The Advoc8te

    That should say $153k for what I bought my condo for :)

  • darin

    I just bought in Sheridan Station, at market rate. Another attorney bought at market rate at the time I did. Our units are scheduled to be delivered at the end of the year. I am not aware that appraisals are a problem there anymore. Sheridan Station is sold out and planning its next phase- that is what I was told last week by the sales agent.

  • Anon2

    hmmm. The great thing about the Hope VI redevelopments, is they were so low density to begin with, you can (at least in theory) replace all the affordable units and still have lots of market rate units. I guess Parkway Overlook doesn't have that potential (yeah, I know it wasnt public housing, so not eligible for Choice)

    On the one hand I agree with the post - DC can ease its growth and transition by keeping some guaranteed affordable units. And while its good to disperse them, it will be much easier to create them in numbers EOTR in places like this. And yes, a new well designed complex, with a mix that includes a bunch of 80% AMI won't be just like the bad old days. IIUC that would be similar to what NYC has done in parts of the Bronx in recent years.

    OTOH I hear the neighbors concern - this is a site very close to St E's and may have better potential for market rate mixed use than most places EOTR.

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