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Op Ed for distribution throughout New Jersey:

Too many municipalities, especially rural ones, rely upon private developers to satisfy the community’s State-mandated affordable housing obligations through inclusionary developments.  That's when a developer builds some affordable housing in return for getting additional market rate units.  Many times the number of market units allowed, per affordable unit, far exceeds a fair incentive, resulting in giant developments with very few affordables.

Maintaining the rural environment and meeting affordable housing obligations by the use of inclusionary developments are two ideas in conflict.  The second undoes the first.

To maintain the rural environment, affordable housing obligations can be met with far less impact than inclusionary developments and at far less cost to the tax payers.  After all, letting builders over-develop to provide a handful of affordable housing units may save a township from some minor up-front costs, but the eventual costs to the taxpayer of inclusionary developments are enormous in underwriting all the services needed by the new residents.  Isn't it the ultimate cost to the taxpayer - and not the up-front cost to the township - that should be the focus here?

In Hunterdon County, the town of Califon partnered with the non-profit NORWESCAP to responsibly provide its own, municipally-sponsored, affordable housing to fulfill its obligation.  The Township also applied for and received a grant from the State to pay for Califon’s share.  Because of good planning, the residents of Califon are not victims to the sprawl generated by any inclusionary market rate units that destroy the rural environment and cost the taxpayers in subsequent services forever.  Kudos to Califon - one more example of a local government successfully fulfilling its affordable housing obligations without relying on private developers to do the job for them.

If your municipal officials are still relying on inclusionary development to fulfill your affordable housing obligations, you should be asking why.

Many enlightened, local municipal leaders have come to realize that any town that goes the inclusionary route is either misguided, irresponsible, or kow-towing to development interests.  Or all three!

Mike King, Coodinator, REALsmart

the league for real smart growth

located in Phillipsburg, New Jersey