 |  |  |  |
GET INSPIRED! BLOG
GET INSPIRED - Celebrating Our Accomplishments and Innovating for the Future
Each month during the anniversary year, we will be posting historical highlights, updates on our programs, stories of personal successes, and news of important events. There will be several opportunities for you and your colleagues to engage with us and see the impact of our programs.
September 2024 Blog
The Ultimate Return on Investment
Steve Jobs had to sell his Volkswagen. Bill Gates dropped out of college. Jeff Bezos went to his parents for a loan. Though their routes were somewhat unique, the co-founders of Apple, Microsoft and Amazon all found sources of start-up money, got started in a garage and had partners to share the burden. They all did reasonably well for themselves.
The story of how Wane Mendoza launched his business is decidedly different. He had no garage. He had no partners and no wealthy parents to turn to. But Wane did have an idea, expertise, determination, and the support of Housing Opportunities Community Partners (HOCP).
He was living in an HOC apartment at The Fenton in Silver Spring when the gym where he was working as a martial arts instructor was shuttered by the COVID-19 pandemic in early 2020. Not long after, Wane noticed flyers in the building lobby promoting the HOCP-funded Small Business Development program.
“I had always thought about and wanted to open my own place,” Wane said. “I was just going to jump out the window and do it, but I decided to take the course. The guidance in the course was a huge help and I learned how to do it right.”
Today, Wane is the owner of Be Miyghty Fitness, the Silver Spring fitness facility he opened in May 2023. Be Miyghty Fitness offers professional instruction in yoga, strength training, and mixed martial arts (MMA) for both youth and adults.
“There are so many great things that have happened since completing the small business course that have allowed me to open my business,” Wane said.
A Study in Self-Sufficiency
Wane drew on his 20 years in fitness and MMA as the foundation to turn his dream into a successful business reality. During the 10-week course, Wane learned how to form a business strategy, incorporate as an LLC, write and implement a marketing strategy, create a brand, and locate his prime target market.
That business success means that Wane has accomplished the ultimate goal of HOC’s supportive services: becoming self-sufficient enough to no longer need HOC affordable housing.
“Starting my LLC has opened so many doors for me that I would not have even thought possible – from business credit, to opening my space and more,” Wane said, adding, "I'll even be joining the Silver Spring Chamber of Commerce soon.”
Programs That Develop the Future
Since 2019, HOCP has been funding small business development programs that provide intensive training courses, business start-up mentoring, guidance with certifications and legalizations, and small business accelerator assistance.
By offering a full spectrum of training and mentoring, these programs guide HOC residents from the initial business concept through contracting. Curriculum is customized for each participant, while teaching critical business skills, business plan development, legal requirements, marketing, and contracting. Upon completion, participants are able to bid for contracted work at HOC sites and take advantage of other opportunities that prioritize resident employment.
To date, 77 HOC residents in 11 cohorts have completed HOCP’s small business strategy course, which helped 51 of them to incorporate and certify their businesses. Hundreds more HOC residents have participated in small business education webinars.
Individual and Community Benefits
The HOCP-funded Small Business Development program delivers a number of positive impacts both for the new business owners and on the community as a whole:
• Economic Empowerment: Classes equip individuals with the skills and knowledge needed to start and run their own businesses, promoting financial independence and self-sufficiency;
• Job Creation: By fostering entrepreneurship, the program can lead to the creation of new jobs, benefiting not just the business owners but also their communities;
• Skill Development: Participants gain valuable skills in areas like marketing, finance, and management, which can enhance their employability even if they choose not to start their own business;
• Access to Resources: Classes provide information about funding options, business planning, and networking opportunities, helping participants navigate the complexities of starting a business;
• Community Development: Supporting local entrepreneurs can stimulate economic growth in underserved areas, leading to improved infrastructure and community services; and
• Confidence Building: Learning about business can empower individuals, boosting their self-esteem and motivation to pursue their goals.
The ROI of HOCP
Wane is not – not yet, at least – a member of the “billionaire garage band.” But he is every bit the success and his unique story of entrepreneurship and perseverance illustrates how a contribution to HOCP provides one of the most rewarding returns on investment one can hope for.
Please consider becoming an HOCP Inspire Celebration donor or sponsor today. Every contribution can help the next Wane Mendoza on their path to self-sufficiency and success.
August 2024 Blog
600 Reasons Not to Dread the New School Year – and to Support HOCP
The dawn of another school year almost universally prompts dread. For kids, those long, lazy, carefree days come to a savage and abrupt end with the angry blare of the alarm. Their parents once again are faced with the wearying daily ritual of cajoling and negotiating the unwilling to the bus stop on time. This yearly cycle is as predictable as it is frustrating, yet it is a necessary part of growing up and preparing for the future. The structured environment of school brings a return to routine, discipline, and learning – all of which are essential for the development of young minds.
Those same parents, especially in low-income families, face the added pressure of digging deep to equip their children for a successful new school year. That’s why the Housing Opportunities Commission (HOC) and Housing Opportunities Community Partners, Inc. (HOCP) were thrilled again this year to hold our 25th annual Back-to-School event on Aug. 17. This event is more than just a distribution of backpacks; it’s a community gathering that brings together families, educators, and community leaders to ensure that every child starts the school year with the tools and confidence they need to succeed. In addition to the essential school supplies, children also receive support and encouragement from their community, reinforcing the importance of education and perseverance.
How It Started
When we first thought it up back in 1999, staging a Back-to-School event wasn’t a “thing.” But our leaders at the time were in tune with the needs of HOC’s customers – and they did something about it. The idea was simple: provide children from low-income families with the basic supplies they need to start the school year on the right foot. The inaugural year we distributed “just” 250 empty backpacks. The response was overwhelmingly gratifying. As the years went on, we realized that the need was much greater than we initially anticipated, and so the event grew. What started as a small gesture of goodwill has now become a cornerstone of our community outreach, helping thousands of children every year.
In the years since, HOC’s Back-to-School events have grown tremendously. One year we provided 1,000 backpacks to Montgomery County students. We also began filling them with all kinds of school supplies, further helping to reduce the financial burden of a new school year on families. Each backpack is filled with essential items such as notebooks, pencils, crayons, rulers, and more, ensuring that every child has what they need to participate fully in their education. This initiative not only alleviates some of the financial pressures on families but also helps to level the playing field, giving every child an equal opportunity to succeed in school. The impact of these efforts extends far beyond the first day of school; they contribute to a child’s self-esteem and their overall academic success throughout the year.
How It’s Going
In addition to the backpack giveaway, approximately 30 vendors exhibited and offered a variety of activities and information. Children dove into a whole sea of fun activities in Science, Technology, Engineering and Math (STEM). Various organizations specializing in STEM education gave interactive lessons in drones, flight simulation, 360-degree camera exercises, computer programming and video game stations, e-sports, virtual reality and much more. These activities are designed not only to entertain but also to educate, sparking an interest in subjects that could lead to future careers in these high-demand fields. The exposure to such a wide array of educational experiences is invaluable, particularly for children who might not otherwise have access to such opportunities.
While the kids were having fun, parents were able to gather tons of helpful information about programs offered by HOC, Montgomery County, and community-based non-profit organizations about financial services, housing, food assistance, healthcare, immigrant services, energy assistance and more. These resources are critical in helping families navigate the many challenges they face, particularly in a time of rising costs and economic uncertainty. By connecting families with these services, we help ensure that they have the support they need to provide a stable and nurturing environment for their children.
By the end of that Saturday, HOC and HOCP had distributed nearly 600 backpacks – each one filled with notebooks, pencils, crayons, rulers and other essential items to help ensure that students had the tools they needed to start the school year prepared and their parents somewhat less burdened financially. The impact of this event is profound, as it not only helps to alleviate the immediate financial strain on families but also sets the tone for a positive and productive school year. The confidence that comes from being prepared can make all the difference in a child’s attitude towards school and learning.
None of that would have been possible if not for the generosity of you, our supporters, and we thank you. Our goal is to continue expanding our Back-to-School events in coming years. Your support of HOCP in this, our 25th anniversary year, will help ensure we can continue that tradition. Please consider becoming an HOCP Inspire Celebration donor or sponsor today. Every contribution helps take away at least some of the dread out of the start of a new school year. Together, we can make a lasting impact on the lives of countless children, helping to break the cycle of poverty and create a brighter future for all.
July 2024 Blog
The Excitement and Inspiration of “What’s Next”
This midpoint of summer is when the graduates who we were very recently celebrating are earnestly planning for their respective “what’s next” phase of life. At the Housing Opportunities Commission (HOC) and Housing Opportunities Community Partners (HOCP) we are proud to focus this month’s blog on two groups of customers progressing rapidly toward their brighter futures: the 2024 Tony Davis Memorial Scholarship recipients and the Family Self Sufficiency program graduates.
Celebrating Commitment to Service
HOC established the Tony Davis Memorial Scholarship program shortly after our colleague Tony Davis was tragically killed in 2000 while defending residents in the Germantown community in which he lived and worked for HOC. Mr. Davis tirelessly sought to improve the lives of HOC customers and served as a role model to many, especially young people. The scholarship program named after him celebrates his spirit of public service.
Each year we are proud to award scholarships in Mr. Davis’ memory to incredibly impressive young people who have overcome adversity and excelled academically. They also exhibit a commitment to leadership and civic service that Mr. Davis would have admired. This year’s scholarship recipients are:
- Natania Mehari
Natania Mehari graduated from Montgomery Blair High School with a weighted GPA of 4.67. Her academic and career goals are to work on increasing STEM opportunities for underserved, minority youth. Natania hopes to be able to support programs such as National Society of Black Engineers (NSBE) and Girls Who Code and eventually to create her own programs that help minorities to pursue STEM careers. She will attend George Washington University, majoring in Engineering.
- Joelle Hounyovi
Joelle Hounyovi graduated from Thomas S. Wootton High School with a 3.55 GPA. While attending Wootton Joelle worked at three internships: Presidential Exteriors (Human Resources); The Culinary Team (Marketing); and APLUS Education (Business Management). She was the president of the Wootton Wellness Warriors and Wootton KASA in her junior year. She also was a member of the National Honors Society, the Principal's Advisory Cabinet and many other clubs. Through the dual enrollment program, she has already completed one year of college. She will attend George Mason University, majoring in Finance.
- Kangmin Kim
Kangmin Kim graduated from Quince Orchard High School with a GPA of 3.47. Kangmin will attend Virginia Tech this upcoming fall semester, majoring in biological sciences. He plans to become a physician or physical therapist.
- Kelci Cunningham
Kelci Cunningham graduated from Northwood High School with a GPA of 3.7. Throughout high school, Kelci has been a part of the Politics, Advocacy, and Law Academy, where she learned to become a legal-savvy teenager. Kelci interned at Montgomery County Councilmember Kristin Minks’ office, where she explored public policy and helped the councilmember meet with students around the district. In the fall, Kelci will attend Morgan State University in their Honors Program, majoring in Political Science. After she receives her degree, she plans on obtaining her masters in international relations and then pursuing a career in the Foreign Service.
- Abigail Lakew
Abigail Lakew graduated from Bethesda Chevy Chase High School with a GPA of 4.0. Through the dual enrollment program, she has already received an Associates of Science Degree in Biological Sciences from Montgomery College. Her awards include the Dr. Harry Harden Jr. Student Academic Excellence Award and the Student Employee of the Year from the Chemical and Biological Sciences Department at Montgomery College. In the fall, she will attend the University of Maryland at College Park. Her goal is to be a cardiothoracic surgeon.
Enabling Self Sufficiency
As its name suggests, the Family Self Sufficiency (FSS) career development program is designed to help individuals with housing subsidies make progress toward economic security by increasing their earnings and building assets.
Over the course of five years FSS participants work with an HOC service coordinator to identify their financial and employment-related goals, receive support with pursuing education and employment and have access to a range of support services that offer assistance in achieving their goals.
During that time, as participants’ income rises, increased earnings accumulate in a savings escrow account. Upon their graduation from FSS, participants are able to withdraw those funds to help them pursue further education, start a small business or make a down payment on a home of their own.
HOC in June celebrated 33 adults who graduated from the FSS program. Their average income upon graduation was $53,393. Three had increased their annual income by $12,000. One graduate increased her yearly income by $25,000. All have significantly increased their job skills, obtained better paying jobs and positioned themselves to secure better their lives for themselves and their families. And while doing so they accumulated an average of $17,322 in their escrow account.
A Legacy of Success, Inspiring the Future
The most recent cohort of FSS graduates becomes part of a legacy of success. Since its inception in 1993, 1,146 HOC customers have successfully completed the program. The achievements of this year’s Tony Davis Memorial Scholarship recipients and FSS program graduates are truly awe-inspiring and we’re excited to see what develops next for them. The funds raised via our biennial, aptly-named Inspire Celebration are critical for the continuation and expansion of the life-changing programs that have helped open those doors to the future.
Please consider becoming an HOCP Inspire Celebration donor or sponsor today. Thank you in advance for your support.
June 2024 Blog
It’s All About Real Life: Inspiring Youth to Explore the World of STEM
Nothing captivates and inspires a young mind to learn something new more than a first-hand experience “IRL” - in real life.
That’s why the Housing Opportunities Commission (HOC) and Housing Opportunities Community Partners (HOCP) are proud to conduct a wide variety of exciting out-of-school programs and activities that engage young people in the areas of Science, Technology, Engineering and Math (STEM). These programs are challenging their misperceptions about the sciences by making them personal and relatable.
How do we know? Take a look at some of the “before” and “after” comments of youth who have participated in the programming we provide.
| KIDS BEFORE STEM ACTIVITIES | KIDS AFTER STEM ACTIVITIES |
 |  |
| I don’t like math | I used math to predict how the drone will fly |
| Science is boring | That lab experiment was really cool |
| I never do well in physics | I did the egg drop test, now I understand physics |
| Computer programming is not for me | The robot followed the commands I programmed |
| What is so interesting about wind power? | Wow…that wind tunnel picked me up off the floor |
Real Life Programming Makes a Difference
Since 2015, HOC and HOCP have implemented STEM programs that have inspired approximately 1,200 youth. Each year, the summer day camps we conduct give elementary school students the opportunity to build, program and operate robots. Middle school students immerse themselves in Earth conservation activities, learning about water purification efforts. And, both middle and high school students conduct chemistry experiments in state-of-the-art laboratories and tour local organizations and agencies that are leading the environmental preservation movement.
Our after school programs expand the learning horizons of our youth. We organize field trips for kids to learn about aviation and space exploration. HOC kids visit iFly, TopGolf and museums to experience science in action. HOC hosts STEM expos where students and parents strengthen their bonds as they work together on expert facilitated experiments and fly sophisticated drones.
These activities provide young people with growth opportunities beyond their regular school lessons:
- Kids learn about STEM in a relaxed and fun environment. Without the anxiety over grades and performance measurement, students are more likely to explore, face challenges and open up to new and exciting lessons that show them how STEM is prevalent in everyday life.
- They are introduced to new technology. STEM activities bring the newest and best technology to our kids – not to increase their screen time, but to engage them in challenging tasks IRL. They learn about computer coding; they improve their critical thinking; and they apply theoretical knowledge to practical applications in exciting ways.
- Young people grow in confidence and take on challenges. Studying science can be scary and intimidating for many young people. Learning a technical skill may not be very interesting – but seeing how that technical skill can be applied to solve a real world problem is thrilling and inspiring. When youth experience success, they aspire to take on challenges, even in the face of possible failure. Sure, the robot may wander off course or the drone may not lift off correctly. The computer may freeze. But inspired young people will rise to the challenge and solve the problem through experiential learning.
- STEM stepping-stones. The STEM programs offered by HOC provide youth with an all-important stepping-stone that connects them to the school course work they need to pursue exciting and rewarding careers in the STEM fields. In addition, the kids learn how to work as a team. They understand and respect the value of collaboration. They learn analytical skills that will help them in real life, regardless of the career they ultimately choose.
Inspire Our Future STEM Experts
Your support is critical to helping HOC and HOCP continue – and expand – the type of programs and activities that encourage inspiration and aspiration among young people to pursue STEM careers IRL.
- Get Inspired
- Donate to help HOCP expand #STEM programs for youth
- Become an INSPIRE Celebration Sponsor
We thank you.
# # #
May 2024 Blog
HOC’s Plan for Building the Future of Affordable Housing
The Housing Opportunities Commission (HOC) has released its 2024-2029 Five-Year Strategic Plan, which will serve as a guide for the agency’s work over the next five years to meet the ever-increasing need for affordable housing and supportive services in Montgomery County. The Strategic Plan is the culmination of 10 months of work, introspection and the input of over 2,400 community members who we heard through interviews, at town halls and other forums.
The Five-Year Strategic Plan introduces HOC’s new vision and mission statements, a set of core values that will guide our work and our decision-making, as well as three key goals.
HOC’s Vision: It is our vision that everyone in Montgomery County has access to the safe, affordable, high-quality housing and attendant services that they need to reach their fullest potential.
HOC’s Mission: HOC exists to provide people with low and moderate incomes the opportunity to live in safe, affordable, high-quality housing in Montgomery County. We strengthen families by offering opportunities for personal and economic growth through partnerships and supportive services.
HOC’s Core Values:
- People-First with Dignity & Respect: Our Staff
- People-First with Dignity & Respect: Our Customers
- Innovative and Entrepreneurial
- Equity in Everything We Do
- Power of Partnerships
- Community-Enhanced Housing
- Stewardship
HOC’s Goals:
- Expand affordable housing in Montgomery County
- Enhance the lives of those we touch through supportive services & partnerships
- Excel as a world-class organization
HOC will also explore several new and exciting initiatives that, if deemed feasible and approved by the Commission, will help us achieve our goals.
New and Exciting Initiatives:
- Creation of a Nonprofit Preservation Fund (NPF), in which HOC will partner with the County government to support the acquisition and preservation of naturally occurring affordable housing.
- Expansion of the HOC Volunteer Corps, to provide greater customer service and deepen community engagement.
- Establishment of a Direct Rental Assistance program, which would allow subsidies to be paid directly to recipients rather than through a contract with a landlord.
- Responsibly employing artificial intelligence solutions to improve operational efficiency and enhance customer service.
- Investment in advanced data analysis capabilities to better inform decision making.
Goals in Context
Goal I – Expand Affordable Housing in Montgomery County – will address what is expected to be a continually growing disparity between the availability and cost of housing and families’ ability to afford it. Goal II – Enhance the Lives We Touch Through Supportive Services & Partnerships – goes very much to the heart of the work we fund through the Housing Opportunities Community Partners (HOCP). And Goal III - Excel as a World-Class Organization – ensures that we deliver on our promise as an organization.
Meeting the Affordable Housing Challenge
HOC’s success in meeting the challenges of affordable housing cannot be measured solely by the number of homes we build. That’s why our Strategic Plan focuses intently on increasing the self-sufficiency and housing stability of low- and moderate-income families and individuals living in Montgomery County. Enhancing Partnerships, Increasing Impact
HOC’s Resident Services Division currently offers a vast array of high-quality programs, services, and resources, many through collaborative partnerships with Montgomery County, the federal government, and various community-based organizations. These programs and robust supportive housing services are available to individuals and families who reside in HOC owned-managed properties or receive HOC housing subsidies, as well as applicants on HOC’s Wait List.
That work is a foundational element of HOC’s mission and helps our customers establish and maintain a healthy, secure home life and build a more secure future. The ultimate objective is to help our customers realize the growth they need to end their reliance on housing assistance.
HOC and HOCP will work together to expand the scope and effectiveness of HOC’s Resident Services Programs by enhancing partnerships with government and non-profit partners. The aim is to provide more services and, by increasing the impact of wealth-creation and homeownership programs, to advance housing equity. Moreover, HOC will enhance opportunities for applicants on HOC’s Wait List.
Thanks to the sponsorships and donations made to HOCP, we will continue to fund programs that inspire HOC youth to pursue exciting careers in STEM. We will enhance the menu of out-of-school programming and activities to expose our youth to robotics, chemistry, physics, and environmental sciences. Summer day camps, field trips and after-school activities will show our youth all the exciting possibilities that they can pursue.Equally important, HOCP will look to empower adults to increase their vocational skills. We will enhance ways to provide tuition assistance and small business development. We will maintain our focus on helping propel adults into careers that provide livable wages.
Delivering On Our Promises
Achieving excellence as an organization is fundamental to delivering on our promises to expand affordable housing and enhance our customers’ lives. Our Five-Year Strategic Plan commits HOC to recruiting, training and retaining the high-caliber staff needed to achieve world-class status as a housing and customer service organization, just as it has in the finance and development field. We also strive to be a best place to work for employees.
HOC will also ensure that technology is a benefit to our operations, not a barrier. We will implement new technology to help our staff provide more assistance to more customers, enable us to expand assistance for applicants who do not have access to or possess proficiency in technology themselves and make HOC easier to reach.
Tapping Into a Valuable Resource
As previously mentioned, one of our new and exciting initiatives involves expansion of our volunteer corp. HOC has a cohort of dedicated volunteers, particularly those who serve with HOCP. HOC will explore the use of trained volunteers to assist our customers. This would include providing training in how to navigate HOC programs and services, as well as how to assist applicants and customers with paperwork and understanding HOC’s policies.
The Five-Year Strategic Plan provides the framework for what we will do in the 2024-2029 period. The Implementation Plan now being developed will detail how we will accomplish our goals and objectives and provide the publicly available online dashboard that will document our progress for all to see. We will provide the link here when it is available.
These are exciting developments this year as we celebrate HOC’s 50th and HOCP’s 25th anniversaries. We hope you are as inspired as we are by what lies ahead, enough so to financially support our work and mission. Your contribution will be invaluable in helping shape a bright future for the Montgomery County residents who need our help the most.
# # #
April 2024 Blog
An Earth Month Environmental Progress Update From HOC & HOCP
Like the rest of you, the Housing Opportunities Commission (HOC) and the Housing Opportunities Community Partners (HOCP) are acutely aware of the need to take care of our one and only Planet Earth. That’s why in this month of April - Earth Month - we focus this blog’s attention on our efforts to protect the environment. Those efforts are evidenced in the buildings we build, the properties we maintain and the young lives we serve.
As we strive to ensure all Montgomery County residents have the opportunity to live in safe, high-quality affordable housing, we work hard to create vibrant, inclusive and environmentally sustainable communities that will enhance the quality of life for our residents.
The specifications of all new multifamily buildings that HOC plans require the incorporation of the latest technologies and adherence to the strictest industry standards for green construction and energy innovation. That means all of the buildings in HOC’s development pipeline will be as energy efficient as possible and meet rigorous certification requirements. Some will even meet Passive House and Net-Zero standards. For our residents, that could translate into lower monthly utility bills.
Building a More Sustainable Future
These projects, listed below, encompass the construction of mixed-use developments comprising residential units, commercial spaces, recreational amenities, and green spaces, all designed to meet the highest standards of sustainability and energy efficiency.
The Leggett, Silver Spring
Opened in May 2023, The Leggett is also a good example of how HOC brings housing affordability to green energy initiatives. In addition to featuring all Energy Star-rated appliances, The Leggett is expected to receive LEED (Leadership in Energy and Environmental Design) Gold certification. This prestigious designation reflects the building’s incorporation of best practices in energy conservation, water use reduction, enhanced indoor air quality, and other environmental improvements.
Read more about The Leggett here>>>
Opened in May 2023, The Leggett is also a good example of how HOC brings housing affordability to green energy initiatives. In addition to featuring all Energy Star-rated appliances, The Leggett is expected to receive LEED (Leadership in Energy and Environmental Design) Gold certification. This prestigious designation reflects the building’s incorporation of best practices in energy conservation, water use reduction, enhanced indoor air quality, and other environmental improvements.
Read more about The Leggett here>>>
The Laureate, Derwood
Garnkirk Farms Apartments (Clarksburg)
This 184-unit apartment building, projected to open in late 2024, will provide affordable rental opportunities as part of the larger Garnkirk Farms community, located near the COMSAT site, Clarksburg Outlets and central Clarksburg. It is designed to LEED Platinum and Net Zero Energy Ready standards with universal design for accessibility for all residents. The LEED Platinum certification is the highest level of certification, reserved for buildings that demonstrate leadership in sustainability and have implemented cutting-edge green building technologies and strategies.
Located just steps away from the Shady Grove Metro Station, The Laureate is a transit-oriented, mixed income, mixed use LEED-certified apartment community. That means the building, which opened in 2023, demonstrates a foundational commitment to sustainability, encompassing essential practices in energy efficiency, water conservation and material selection, all of which help to minimize its environmental impact.
Read more about The Laureate here>>>
Read more about The Laureate here>>>
Garnkirk Farms Apartments (Clarksburg)This 184-unit apartment building, projected to open in late 2024, will provide affordable rental opportunities as part of the larger Garnkirk Farms community, located near the COMSAT site, Clarksburg Outlets and central Clarksburg. It is designed to LEED Platinum and Net Zero Energy Ready standards with universal design for accessibility for all residents. The LEED Platinum certification is the highest level of certification, reserved for buildings that demonstrate leadership in sustainability and have implemented cutting-edge green building technologies and strategies.
Hillandale Gateway
Hillandale Gateway, with an anticipated Fall 2026 opening, is an ambitious new all-electric, mixed-use, mixed-income, intergenerational community totaling 463 apartment homes, retail space, ancillary parking with EV charging stations, an outdoor amphitheater, and a new transit center to connect residents to the broader DC metro area. The residential buildings are designed to achieve several certifications, such as LEED-H Midrise v4 Platinum, DOE Zero Energy Ready Home, ENERGY STAR Multifamily New Construction, Enterprise Green Community, and WELL certifications. The large array of solar panels planned for the building will provide energy for the entire Hillandale Gateway campus and will be a resiliency hub for the surrounding community during power outages.
Preserving Tomorrow Today
At the same time, HOC’s Maintenance Division also is working to limit the environmental impact of our existing properties. We recently began a water efficiency and conservation study of 14 properties, with the goal of identifying water conservation measures.
HOC’s non-profit affiliate, HOCP also is a builder – a builder of brighter futures. For almost 10 years, HOCP has been supporting educational, out-of-school programming in Science, Technology, Engineering and Mathematics (STEM) to HOC youth of all ages. Young inquiring minds learn about robotics, water conservation, engineering, computer graphics and other inspiring science topics. We are confident that these activities will inspire our youth to pursue rewarding STEM careers and to become tomorrow’s leaders in protecting our precious Planet Earth.
# # #
March 2024 Blog
Honoring the Legacy of Women Who Have Served and Led HOC and HOCP
The history of the Housing Opportunities Commission (HOC) and HOC’s non-profit affiliate, the Housing Opportunities Community Partners, Inc. (HOCP), is indelibly imprinted by the contributions of their numerous women leaders over the past half-century. Today, in fact, women comprise nearly half of HOC’s senior management team, fully one half of HOC Commissioners and more than one half of Community Partners Board Directors.
Taking note of their accomplishments is only fitting this March, as the nation celebrates Women’s History Month, and this year, as HOC marks its 50th anniversary and HOCP its 25th year of service to Montgomery County.
CHELSEA ANDREWS, HOC PRESIDENT / EXECUTIVE DIRECTOR 2022 - PRESENT
Like the leaders who preceded her, current HOC President/Executive Director Chelsea Andrews brings a spirit of innovation, experience and passion to the task of heading an organization dedicated to providing affordable housing and supportive services to residents of Montgomery County. Since joining HOC in July 2022, Ms. Andrews has steered the agency through its ongoing recovery from the COVID-19 pandemic, deployment of the innovative Housing Production Fund (HPF) and the 2023 opening of The Laureate and The Leggett, two major new apartment communities that have reset the bar for what affordable, mixed-income, multi-family developments can be.
Ms. Andrews oversaw development of a new Five-Year Strategic Plan and the articulation of the set of core values that will guide HOC’s way forward.
“I’m honored and proud to lead such a dedicated group of people who work so hard on behalf of our customers,” Ms. Andrews said. “I’m equally proud to be continuing the work of the women who built the foundation of this great organization over the years.”
Current Members of HOC Executive Team
Current Members of HOC Commission & Community Partners Board Directors
Below are brief retrospectives of some of the key women who have served and led our agency throughout the years.
JACKIE SIMON, HOC COMMISSIONER / CHAIR
2014 - 2023
ANNIE B. ALSTON, HOC EXECUTIVE DIRECTOR
Dr. LILLIAN DURHAM, RESIDENT SERVICES DIVISION DIRECTOR
1987 - 2011
2014 - 2023
Jackie Simon served on the Board of the Housing Opportunities Commission from March 2014 through June 2023. She has been a stalwart supporter of affordable housing throughout her life and career and has fiercely advocated for the rights and opportunities for people with disabilities. During her tenure as Chair from 2017 through 2020, HOC opened The Lindley, a new mixed-income, multi-family apartment community in Chevy Chase. Ms. Simon also oversaw the conversion of public housing units at the Elizabeth House, as well as the initial phases of development at Elizabeth Square - The Leggett senior housing complex. Ms. Simon also was at the helm for the critical pre-development planning of three innovative construction projects - Residences on the Lane, Hillandale Gateway and Wheaton Gateway.
Ms. Simon’s impact on HOC and its customers over the years has been immeasurable. She has been extremely interested in the Tony S. Davis Memorial Scholarship for HOC high school graduates. She championed the Fatherhood Initiative Program, which each year assists hundreds of men become better fathers. Importantly, she always has stressed the importance of ensuring that HOC’s resident services programs and real estate developments provide far more than the minimum requirement for accessibility by seniors and individuals with disabilities.
SHAUNA M. SORRELLS,
LPA DIRECTOR 2016-2019; HOC CHIEF OF STAFF 2019
LPA DIRECTOR 2016-2019; HOC CHIEF OF STAFF 2019
Although Ms. Sorrells was with HOC for less than four years, she left a lasting impact on our agency and on everyone with whom she worked. She was an expert in affordable housing issues, a role model for aspiring women leaders and a true professional who was driven by the passion to make a positive difference in our community.
As the Director of the Legislative and Public Affairs Office, Ms. Sorrells significantly raised HOC’s profile among stakeholders at all levels of government and throughout the non-profit community of Montgomery County. She expanded the scope and caliber of work of the LPA office and guided HOCP to embark on new fundraising endeavors, most notably the bi-annual Inspire Celebration.
After her untimely passing, HOC and HOCP created the Shauna M. Sorrells Memorial Award, which is given at each Inspire Celebration gala to agencies and individuals who show the same dedication to improving the lives of the underserved as did Ms. Sorrells.
SALLY ROMAN, HOC COMMISSIONER / CHAIR, HOCP BOARD DIRECTOR
2007 - 2017
2007 - 2017
Sally Roman’s service on the Board of the Housing Opportunities Commission from 2007 through 2017 brought HOC a wealth of experience in housing and Montgomery County community issues.
Prior to joining HOC, Ms. Roman spent 15 years at the Montgomery County Department of Park and Planning, where she served as both a Master Planner for Housing and Demographics and the Department’s lead planner for housing issues. After retiring from Park and Planning, Ms. Roman worked very closely with the Montgomery County Council to update the Moderately Priced Dwelling Unit (MPDU) Law.
Under her leadership as Commission Chair from 2015 to 2017, HOC undertook significant development, redevelopment and modernization projects to ensure every Montgomery County resident has access to high quality, amenity rich, affordable housing. During Ms. Roman’s tenure, HOC launched the HOC Academy to expand tools and resources that help prepare HOC customers, both youth and adults, to excel in the classroom and the workplace.
Upon leaving the Commission board, Ms. Roman became a board director of HOC’s non-profit affiliate, the Housing Opportunities Community Partners, Inc. (HOCP), where she continued to use her experience and wealth of knowledge.
ANNIE B. ALSTON, HOC EXECUTIVE DIRECTOR 1971 - 2011
Ms. Alston joined HOC even before the agency was reorganized and rechartered in 1974. With 39 years of service, she was the longest-tenured employee.
Ms. Alston began her long and outstanding career in 1971 as an intake and placement clerk. In 1980 she was one of 26 people selected from a national pool of 600 governmental employees to participate in a two-year Department of Housing and Urban Development Intergovernmental Executive Leadership Program. After receiving a Master’s Degree in Public Administration she was promoted to Assistant to the Executive Director/Human Resources Director (1983) and served in that capacity until 2001, when she was promoted to Chief of Staff. In January 2009, Ms. Alston made history by being the first woman to be appointed Executive Director of HOC, the role she held until her retirement in February 2011.
Her impact on HOC cannot be overstated. She developed and implemented numerous policies and programs ranging from the Personnel Policy and Customer Service Guidelines to Emergency Preparedness and the Executive Leadership Program. Thanks to her comprehensive work experience at all levels, from the front-line to executive staff, Ms. Alston was the best fit for the role of chief negotiator for HOC during the agency’s adoption of its first Collective Bargaining Agreement with the UFCW Local 1994 Municipal & County Government Employees Organization. Her experienced guidance also brought HOC through the first difficult years of the nation’s Great Recession.
Ms. Alston’s commitment, sound judgment, leadership, diplomacy, empathy, and extensive knowledge of the agency were instrumental in HOC’s growth into a nationally recognized public housing authority and housing finance agency.
Dr. LILLIAN DURHAM, RESIDENT SERVICES DIVISION DIRECTOR 1987 - 2011
Dr. Durham enjoyed a distinguished career with HOC for more than 24 years after joining the agency in 1987 as a Resident Services Supervisor II. Over the next 10 years, she worked under the tenure of the Division’s Director, Patricia Scissors. Together, these two women trailblazers implemented innovative programs that improved the lives of thousands of HOC households.
It was during this period that the Family Self Sufficiency Program (FSS) and Permanent Supportive Housing Program (PSH) were introduced at HOC. Thanks to the advocacy, wisdom and experience of Dr. Durham and Ms. Scissors in the 1990s today’s FSS and PSH programs help hundreds of families each year.
Dr. Durham also can be credited with the formation of the Resident Advisory Board, which gives HOC residents the opportunity to engage in the planning and evaluation of HOC services and programs. The groundwork established by Dr. Durham has helped to ensure the ongoing activity of the RAB to the present day.
PATRICIA SCISSORS, RESIDENT SERVICES DIVISION DIRECTOR
1973 - 2001
Ms. Scissors had an illustrious 40-year career in nursing and social work. For 25 of those years, Ms. Scissors worked in various roles at HOC. She began as the coordinator for elderly programs in 1973. She was promoted to a Resident Services Supervisor position in 1981 and then appointed as the Resident Services Division Director in 1986, a role she would keep until her retirement in 2001.
1973 - 2001
Ms. Scissors had an illustrious 40-year career in nursing and social work. For 25 of those years, Ms. Scissors worked in various roles at HOC. She began as the coordinator for elderly programs in 1973. She was promoted to a Resident Services Supervisor position in 1981 and then appointed as the Resident Services Division Director in 1986, a role she would keep until her retirement in 2001.
Under her direction, the Resident Services Division expanded from a small operation of just three people to a major resident resource service with 70 staff and $10 million in new funding from federal, state, county and private sources. Many of today’s programs coordinated by HOC’s Resident Services Division, such as the Family Self- Sufficiency Program, the Supportive Housing Program and others have their roots in Pat Scissors’ tenure as director.
Ms. Scissors was one of the founding board directors of HOC’s non-profit affiliate HOCP in 1999. It was quite innovative at the time, for a public housing authority to create a non-profit affiliate. By working with community leaders, Ms. Scissors and her fellow founding board directors demonstrated progressive vision on expanding the ways public and private entities can work together to increase the quantity and quality of social service programs for the underserved. Pat Scissors continued to volunteer as an HOCP board director for more than 10 years after her retirement from HOC.
# # #
February 2024 Blog
Celebrating Historic Emory Grove
Emory Grove United Methodist Church (1974)
In February - Black History Month - we turn our attention to one of Montgomery County’s most historic communities: Gaithersburg’s Emory Grove.
Founded by freed African American slaves, the Emory Grove community is named for Methodist Bishop John Emory and traces its origins to services held on Aug. 15, 1868. Located where Midcounty Highway and Woodfield Road intersect, just two miles south of the Montgomery County Airpark, Emory Grove is thought to have been formally established in 1871, when the Baltimore Conference of the Methodist Church adopted the charter and by-laws of what became known as the Emory Grove Camp-Meeting Association of Baltimore City.
Emory Grove became widely known for hosting some of the region’s largest Methodist “camp meetings,” often drawing more than 10,000 people. The Emory Grove United Methodist Church was constructed in 1874. At its peak, Emory Grove’s 300 acres were home to approximately 500 residents and its baseball field hosted numerous Negro League games.
But over time, as families relocated elsewhere, the community dwindled. In the 1960s and early 1970s the U.S. Department of Housing and Urban Development (HUD) began to focus on expanding affordable housing as part of the nation’s urban renewal efforts.
Emory Grove was included in that effort and, with HUD’s support in 1970, Montgomery County built 105 affordable housing units, 54 of which were Public Housing units at Emory Grove. Since 1974 - the year HOC was established - Emory Grove Village has been an important component of HOC’s portfolio of affordable housing communities and its commitment to enhancing the lives of residents who called Emory Grove home.
HOC and HOCP: Working Together for Emory Grove Youth
For many years, Housing Opportunities Community Partners (HOCP) - the nonprofit affiliate of HOC - has supported the youth of Emory Grove by securing grants that provide a wide variety of enrichment programs. Children there received professional tutoring and participated in HOCP-funded homework clubs that helped them do better in school. Bicycle clubs and hands-on nutrition and cooking activities reinforced the importance of physical activity and self-care. In addition, numerous addiction prevention education programs educated the youth about the dangers of substance abuse.
Developing Emory Grove’s Future
In the coming decades, Emory Grove Village will undergo a major transformation and revitalization. Through collaboration among Montgomery County, HOC, and the Emory Grove United Methodist Church, HOC has undertaken an innovative redevelopment effort that calls for new townhomes to be constructed on newly created street grids, which will improve pedestrian access and connectivity.
The plan also includes updates to the community center to continue youth and other community engagement activities. The county also plans to renovate Johnson’s Local Park to update existing amenities and explore possibilities for new amenities to upgrade experiences for recreation and community gathering in the park. The overall goal is to reestablish the camaraderie and interconnectedness of the original community, with Emory Grove United Methodist Church as its reaffirmed heart and historic center.
# # #
January 2024 Blog
HOC: For 50 Years, Solving the Puzzle of Affordable Housing
The Housing Opportunities Commission of Montgomery County (HOC) was born 50 years ago in 1974, but did you know - or do you remember - that year is noteworthy for several other reasons? True facts about 1974:
- “Hammerin’” Hank Aaron, the trailblazing African American baseball player, launched his then-record-setting 715th home run over the left-centerfield wall at Atlanta’s Fulton County Stadium (he was later inducted into both the Negro American League and the Major League Baseball Hall of Fame).
- Hungarian architecture professor Ernõ Rubik invented a multi-colored cube puzzle, which he used as a learning exercise to teach his students about three-dimensional spaces.
- Congress made housing discrimination on the basis of sex and credit against women illegal. It passed the Equal Credit Opportunity Act, abolishing banks’ practice of requiring single, widowed or divorced women to have a man cosign their credit application.
Those three milestones, incongruous at first glance, actually are similar in that they are accomplishments that once were considered unachievable. In that way, they also reflect the successes of HOC.
In its first six years, the Housing Authority of Montgomery County (HAMC) - predecessor to HOC - was like public housing authorities everywhere, using federal dollars to build and acquire public housing.
(Elizabeth House)
Our first property was Elizabeth House in downtown Silver Spring. In addition to providing 160 apartment homes, that building was HAMC’s first headquarters.
Breaking New Ground
In the early 1970s Montgomery County activist and Council Member Elizabeth Scull (for whom Elizabeth House was named) and others became concerned that affordable housing developments were being clustered to create so-called “concentrations of poverty.” Scull, along with HOC’s first executive director, Bernard Tetrault, spearheaded passage ofa new Moderately Priced Dwelling Unit (MPDU) ordinance, which came to be known as “inclusionary zoning.” It requires developers to set aside a portion of the homes they build to be rented or sold at below-market prices. Importantly, it allowed affordable housing to be interspersed in new developments throughout Montgomery County’s many neighborhoods.
With its 1974 conversion into the Housing Opportunities Commission the new quasi-governmental entity continued to be the County’s Public Housing Authority, but with a far broader mandate: find opportunities for affordable housing through innovative financing, purchasing MPDUs to rent to low-income families and pursuing mixed-income development.
HOC Defying “Conventional Wisdom”
Much like “conventional wisdom” held that Babe Ruth’s home run record - which stood for 39 years - would never be broken and the absurdity that women needed men to guarantee their credit, most thought that “deconcentrating” poverty could never be achieved. Montgomery County defied that notion, so successfully that our model has been adopted by scores of jurisdictions nationwide. But ours remains by far the nation’s largest inclusionary zoning program.
Over the years, as federal dollars became scarcer and scarcer, HOC time and again has picked up the Rubik’s cube that is affordable housing financing, twisted it, turned it and looked at it from all sides to develop more innovative solutions.
In 1989 the Commission developed Timberlawn Crescent in North Bethesda as a mixed-income property without federal subsidies. Timberlawn pioneered a model that focused on building affordable housing that was indistinguishable from high-end market-rate housing.
HOCP: Responding To The Community’s Needs
In 1999 HOC innovated yet again, this time by forming the non-profit affiliate Housing Opportunities Community Partners, Inc. (HOCP) to provide supportive services to HOC residents. The goal: to change the trajectory of residents’ lives by empowering their self-sufficiency. As it celebrates its silver anniversary this year, HOCP counts into the thousands the number of Montgomery County residents it has helped rise up.
New Headline-Grabbing Mixed-Use
HOC’s latest twist of the cube in affordable housing already is attracting attention nationwide. The Laureate is our brand new 268-unit mixed-income, mixed-use, new construction project near the Metro red line’s Shady Grove Station in Derwood opened its doors in 2023.
(The Laureate)
This is the first new development to utilize the County’s Housing Production Fund (HPF). The Laureate, built in partnership with Bozutto and EYA, is a key component of Montgomery County’s Westside master development plan but also is a demonstration of the viability of the HPF concept. The HPF provides revolving, low-cost, construction-period financing for the development of affordable, multi-family housing.
The ribbon at The Laureate had barely been cut when Delta Associates lauded HOC with its 27th Annual Apartment and Condominium Industry Award for Excellence, recognizing the importance and value of HOC’s HPF innovation.
The New York Times also took note of the unique promise that The Laureate and our HPF represent by spotlighting them in an in-depth August 2023 feature article.
The Next 50 Years
There are over 37,000 Montgomery County residents in need of housing. All of us at HOC and HOCP have committed to continue innovating and working harder and smarter - to continually reimagining the Rubik’s cube of affordable housing - to put roofs over our neighbors’ heads and, like Hammerin’ Hank, to knocking it out of the park with the services we provide to help them succeed.
# # #
December 2023 Blog
Reflections on significant accomplishments in 2023
This month HOC is reflecting on the significant progress it made in 2023 toward accomplishing its mission of providing affordable housing and supportive services to low- and moderate-income families in Montgomery County.
Here are just a few of HOC’s 2023 achievements:
Awards and Recognition
HOC and HOCP
As HOC’s non-profit affiliate, the Housing Opportunities Community Partners, Inc. (HOCP) is proud to secure grants and conduct fundraising projects in support of much-needed programs that propel HOC customers to greater levels of self-sufficiency and that inspire their youth to pursue higher education and fulfilling careers. Both HOC and HOCP keenly understand the importance of providing not just the bricks and mortar in housing. We also bring the social service supports that strengthen the stability of the households and that help to make each HOC customer’s “house” into a “HOME.”
Looking Ahead to 2024
Chelsea Andrews, HOC President and Executive Director, is proud of HOC’s 2023 accomplishments and excited about the year ahead. “The housing opportunities provided by HOC dramatically improve the lives of the growing number of our fellow residents who struggle with the high cost of living in this county,” said Andrews. “HOC’s Commissioners and our hard-working staff, along with our valued partners, are committed to delivering even more housing resources and supportive services to the Montgomery County community in 2024. We are looking forward to celebrating our official 50th year in operation, as well as celebrating 25 years of HOCP, our nonprofit affiliate. We are excited that 2024 will be a year of milestone celebrations for HOC and HOCP!”
Here are just a few of HOC’s 2023 achievements:
- Opening of The Laureate: The Laureate is a 268-unit mixed-income, mixed-use development in Derwood, located just steps away from the Shady Grove metro station. It is the first development project to utilize HOC’s innovative Housing Production Fund (HPF).
- Opening of The Leggett: The Leggett is a 267-unit, 16-story mixed income development for seniors in the heart of Silver Spring, which incorporates health and wellness services and fitness facilities to help seniors thrive.
- Launch of the New Strategic Planning Process: HOC kicked off its five-year strategic planning process in June. The strategic plan will serve as the foundation for addressing Montgomery County’s critical affordable housing needs and for creating positive outcomes for HOC’s clients.
- Single Family Mortgage Purchase Program: As a result of five successful programs through the Montgomery County Housing Assistance Fund (McHAF), HOC in August released phase one of $3 million in funding from the Montgomery County Department of Housing and Community Development. McHAF helps eligible homebuyers purchase a home in Montgomery County.
Awards and Recognition
- HPF Receives Award of Merit: In November, HOC received an Award of Merit from the National Association of Housing and Redevelopment Officials (NAHRO) for the innovative Housing Production Fund.
- HOC Receives Certificate for Excellence in Financial Reporting: In November, the Government Finance Officers Association (GFOA) awarded HOC the Certificate of Achievement for Excellence in Financial Reporting for HOC’s comprehensive annual financial report.
- The Laureate Receives Apartment and Condominium Industry Awards for Excellence: HOC’s The Laureate was selected for Delta Associates’ 27th Annual Apartment and Condominium Industry Awards for Excellence in the category of Best Suburban Maryland Mid-Rise Apartment Community.
- HOC Featured in The New York Times: In August, The New York Times published a front-page article about HOC’s use of the Housing Production Fund to finance construction of The Laureate, and thereby addressing the affordable housing crisis in Montgomery County.
- Hillandale Gateway Receives FY23 Resilient Maryland Award: In June, HOC was selected to receive a $100,000 Resilient Maryland award from the Maryland Energy Administration. Award funds are provided to help with the costs needed to complete feasibility analysis and preconstruction planning for HOC’s Hillandale Gateway multifamily affordable housing community in Silver Spring.
- Stewartown Homes Project Receives “Platinum Excellence” Award: HOC’s Stewartown Homes project was awarded a Platinum Excellence award by ABC Greater Baltimore’s Excellence in Construction Program (EIC). The EIC program is the premier competition within the region that recognizes outstanding projects ABC members have built.
HOC and HOCP
As HOC’s non-profit affiliate, the Housing Opportunities Community Partners, Inc. (HOCP) is proud to secure grants and conduct fundraising projects in support of much-needed programs that propel HOC customers to greater levels of self-sufficiency and that inspire their youth to pursue higher education and fulfilling careers. Both HOC and HOCP keenly understand the importance of providing not just the bricks and mortar in housing. We also bring the social service supports that strengthen the stability of the households and that help to make each HOC customer’s “house” into a “HOME.”
Looking Ahead to 2024
Chelsea Andrews, HOC President and Executive Director, is proud of HOC’s 2023 accomplishments and excited about the year ahead. “The housing opportunities provided by HOC dramatically improve the lives of the growing number of our fellow residents who struggle with the high cost of living in this county,” said Andrews. “HOC’s Commissioners and our hard-working staff, along with our valued partners, are committed to delivering even more housing resources and supportive services to the Montgomery County community in 2024. We are looking forward to celebrating our official 50th year in operation, as well as celebrating 25 years of HOCP, our nonprofit affiliate. We are excited that 2024 will be a year of milestone celebrations for HOC and HOCP!”
November 2023 Blog
A look at our beginnings
Back in 1968, Elizabeth House in downtown Silver Spring, was the first public housing property acquired by the Housing Authority of Montgomery County, the predecessor agency to HOC. This 160-unit building was named for Elizabeth Scull, who served on the Montgomery County Council from 1970-82, and who advocated for housing availability and improving the living conditions of low-income families. Thanks in part to her efforts, the Moderately Priced Dwelling Unit (“MPDU”) legislation was enacted. At the time a revolutionary concept, today the MPDC program has been replicated in many communities throughout the country. In 1974, Montgomery County passed legislation that restructured the County’s housing authority into HOC, which became both a housing authority and a housing finance agency.
In 1999, HOC and community stakeholders formed HOCP, the nonprofit arm of HOC, helping families gain housing stability, and become empowered to break the cycle of poverty.
When HOCP was established, Elizabeth House provided affordable housing just for senior adults, many of whom were isolated because of low income and limited English language skills. Also, they had no way to join the young expanding internet, because of the growing digital divide among low-income households. HOCP saw the need and secured grants to install a free computer lab in Elizabeth House. Several computers were purchased or donated, internet connection was established and free instruction from volunteers was provided to all the residents of Elizabeth.
Interesting fact
In the 1970’s, Elizabeth House was the site of the first HOC administrative offices. Fast forward to today, Elizabeth House is part of the “Elizabeth Square Project”, and is scheduled to be demolished in late fall 2023 to make room for “Elizabeth House IV”, a mixed-income apartment complex consisting of MPDUs, workforce housing units and market-rate apartments. Innovation continues at HOC!
