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Credit Pacific Service Union The odds that working families with average incomes will find affordable housing in Morris County are getting longer.

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Credit First Service Union Morris County affordable housing advocates are concerned that a combustible mix of proposed new federal regulations, long-term initiatives like the Highlands preservation plans, new storm water management rules, the continued rise of home prices and a shrinking housing supply could make it harder for these families to live here.

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Card Credit Mobile Service Add to the mix new standards issued last fall by the state's Council on Affordable Housing that, in effect, declared no significant need for affordable housing in the county, and concerns about property taxes and school costs that lead towns to look for senior housing, not family housing, as a way to meet affordable housing obligations, and housing officials see a situation that will drive more average income families out of Morris County in the future.

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Card Credit Discover Service "The problem is the scarcity of houses," said Susan Zellman, executive director of the Housing Partnership for Morris County. "The need for affordable housing can not be adequately addressed until there is property tax reform. People of all ages need better housing."

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Credit Public Service Union The housing situation was the subject of a United Way of Morris County report issued last fall and revised in February.

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Card Credit Processing Service The report declared, "suburban communities continue to protest affordable housing initiatives, preferring to either 'pay off' other municipalities rather than meet the needs of their communities, or to only allow affordable housing for seniors (people perceived as non-threatening and less in need of government services.)"

Center Credit Service Union The report also noted that many of the children whose families would benefit by the availability of affordable housing already live in the municipalities trying to keep them out.

Card Credit Service Wireless "Increasing affordable housing opportunities would simply mean that these children and their families might be financially able to move from overcrowded substandard dwellings into safe, livable housing and no longer be forced to choose between housing costs and other basic necessities," the report said.

Credit Security Service Union The absence of affordable housing also has an impact on the ability of local employers to keep a workforce close by. This trend was noted by the Morris Area Development Group which last fall predicted that Morris County employers with greater frequency will be drawing workers from distant counties because the workers will not be able to live closer where housing costs are 20 percent higher than national averages.

Credit Report Service The average value of a Morris County single family home is over $340,000.

Blogspot Com Christian With the median income of Morris County recently pegged at over $95,000, making it the fifth richest county in the country, the question could be who in the county qualifies for affordable housing.

Christian Counseling Credit Based on the 2004 regional income limits released by the state this month, a family of four with an income of $80,300 would qualify for a median priced COAH unit. A family of four with an income of $40,150 qualifies for a low-income COAH unit.

Credit Federal Service Union The United Way report said that 30,000 low-income households and 32,000 moderate-income households in Morris County are caught in the housing crunch. Eighteen percent of households in the county have incomes of less than $35,000, and another 19 percent have incomes in the range of $35,000 to $60,000, the United Way report said.

Credit Monitoring Service The report also said that in the 1990s, there was a 27 percent decline in the number of people age 20 to 29 living in the county.

Credit Division Service "Young and moderate income families who grew up in Morris County can not afford to own or rent housing in Morris County," the report said. "In some situations this forces young people to continue to live with their parents. Or, at worst, the resulting population demographic leaves Morris County as a community of haves and have-nots - with a dearth of middle-age wealthy residents and a rising low-income population."

Card Credit Online Service Betsy Hall, executive director of Homeless Solutions of Morristown, which operates homeless shelters and other housing for displaced families and individuals, summarized a confluence of forces that are lining up against the development of affordable hosuing.

Consumer Counseling Credit Inc "COAH is in disarray, the Department of Environmental Protection has instituted new storm water rules, look at the office space vacancy rates in the county - there's too much office space - and the jobs are leaving," she said.

Card Credit Fleet Service Multi-acre lot zoning makes it too expensive for non-profit groups to buy property, and the drive to exclude homes for families because of the fear of school tax hikes creates a negative atmosphere for family housing, she said.

Card Consolidation Credit Hall, however, said the desire to avoid school-age children might be an overblown concern since 63.4 percent of the households in New Jersey do not have children under 18.

Credit Free Online Report Equally troubling are changes proposed by the federal Department of Housing and Urban Development that would alter the rental subsidy program known as Section 8, Hall said.

Credit Federal First Service The Bush administration wants to cut $1.6 billion from the program this year and index the required incomes so that more higher-income residents would qualify, Rev. Bruce Davidson told an audience at an anti-poverty workshop last week.

Consumer Credit Service That would mean the rent subsidies would be lower because the government would be paying less per unit, but the change would mean fewer lower-income residents would get into the program, he said. If the changes are approved, 7,500 current housing voucher holders statewide would be dropped immediately from the program, he said.

Center Credit Family Service That is already happening in Massachusetts, said Sheila Crowley, president of the National Low-Income Housing Coatition.

Credit Reporting Service Forced by HUD's actions, on Monday the Massachusetts Department of Housing and Community Development will direct eight regional organizations that manage the state's federal housing voucher program to send notices to 500 to 600 landlords canceling their Section 8 contracts, Crowley said in the group's monthly newsletter.

Cca Credit Division Service "Without the subsidy, the tenants will not be able to afford their rents and will lose their homes. All indications are that the contract terminations in Massachusetts next week are just the first wave in a housing crisis that is going to roll across the country," Crowley said.

Credit Free Report Service The statewide Anti-Poverty Network has proposed that the state government create its own rental subsidy program to offset potential federal losses, Davidson said.

Card Credit Customer Discover Blair Wilson, new director of Morris County Habitat for Humanity, said the pending legislation that would preserve the Highlands, a swath of wooded land that includes parts of western Morris County, includes a clause that could end the obligation of towns in that region to build affordable housing.

Credit Repair Report Service The proposed legislation would allow towns "located wholly or partially in the Highlands planning area" or towns in the planning area that are declared in conformance with the Highland's regional master plan, to petition COAH to have their 1987-1999 housing obligation adjusted to reflect a "change in circumstances in the municipality resulting from conformance with the regional master plan."

Credit Legal Repair Service Since the intent of the Highlands plan is to protect watershed areas, it seems unlikely that a municipality's housing obligation would be revised upward under the new rules.

Cic Credit Monitoring Service Wilson questioned the constitutionality of that clause, citing the state Supreme Court rulings - the Mount Laurel decisions - that outlawed the use of exclusionary zoning as a tool to limit the availability of affordable housing.

Ccs Credit Division Service In any event, Wilson said, the Highlands legislation seems to be another impediment to developing affordable housing.

Credit Service Union Worker The question, Hall said, "is what happens to families?"

1st Credit Service Union By Michael Daigle
Daily Record - 4/25/2004

Topic: Highlands

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