12. Strategies to Deter Displacement and Preserve Affordable Housing The higher density development permitted by the proposed zoning has the potential to cause unintended community impacts, such as displacement and reduced housing affordability. This was a concern expressed during stakeholder interviews. Displacement occurs when the owners of the existing low-density residential and commercial buildings pursue redevelopment and occupants are forced to move during construction, and once constructed, more people are drawn to the area, sparking an increase in demand for housing, goods, and services, which can drive up the price. While redevelopment and new construction of higher density TOD are in line with the County’s goals for the proposed LTO-C zoning, the County needs to be cognizant of the unintended consequences and the potential risk of displacing existing residents and businesses. This is particularly important given the demographics of the TLC area, which is home to a large population of immigrant, low-income communities of color and minority-owned small businesses— populations that are vulnerable to displacement if rents rise. It is crucial that new TOD help support and retain existing affordability so the area retains its vibrancy and cultural identity. Ensuring affordability in developments surrounding the stations will help low-income community members enjoy the benefits of the Purple Line and other neighborhood advantages of TOD. Additionally, residing in close proximiting to tranisit may help reduce household expenditures since alternatives to car-based travel are usually less expensive on a monthly and annual basis than owning a private vehicle (considering the cost of the vehicle, fuel, insurance, and periodic repairs). The PLCC is managing MDOT’s FTA grant for planning activities along the Purple Line, including impacts on existing communities and ways to ensure development supports these residents. Continued coordination with this ongoing work will be an important part of supporting redevelopment in TLC that respects the needs of existing residents and businesses. Additional resources that the County can deploy or support to minimize displacement include: • Targeted Small Business Assistance. Grants, forgivable or guaranteed loans, incentive, and technical assistance programs are commonly used to provide small, independent, and minority-owned businesses with the capital and resources to survive, especially in the face of new construction. • Direct rental assistance. A County-level direct rental assistance program, in addition to federal HUD programs, that provides individual households with vouchers or financial support to cover monthly rental costs can support low- and moderate-income minority households that are most vulnerable to displacement. • Residential and Commercial Tenant’s Bill of Rights + Lease Support. A tenant’s bill of rights and lease support program strengthens oversight and transparency in the lease negotiations process and protects residents and businesses against exploitative practices. The County can help preserve the quality of affordable housing and commercial space by providing foreign-born residents and minority business owners with legal support. • Legacy Business Designation Program Using criteria based on tenure, community value, business size, and/or ownership status, a Legacy Business Designation Program can award financial assistance, legal protections, branding and marketing, and/or technical assistance to qualified businesses.
Prince George’s County Planning Department
Takoma/Langley Crossroads Planning and Implementation Study • Page 45
