Two Howard County housing agencies are embarking on a campaign to increase housing for low- to moderate-income families and seniors, but some advocates worry that public attitudes against residential growth might hamstring some of their proposals.

After watching local political candidates ride to victory in November on an apparent wave of anti-growth sentiment, housing officials are keenly aware that any push for new affordable housing will face opposition.

But advocates say it is crucial that they educate the public about the need for more affordable housing in the next year, as county officials draw up the next General Plan for future development.

With very few town homes and apartments being built in Howard County, and not much land left to be developed, the decisions to be made on housing could help determine whether the county will more closely resemble Columbia, with its blend of incomes as envisioned by founder James W. Rouse, or a wealthy enclave with little room for the average middle-class family.

"We don't have enough housing to meet the growth in [low- and moderate-income] populations," said Leonard S. Vaughan, executive director of the Howard County Housing Commission and director of the Housing and Community Development Board, at a Thursday meeting of the two agencies. "Are we saying that our kids, when they grow up, are going to have to leave the county?"

Officials agreed at the meeting to make proposals on housing to Democratic County Executive James N. Robey and the Democratic-led County Council. Many of the recommendations probably will not raise opposition, such as measures aimed at reducing crime and improving property values in deteriorating neighborhoods to make houses there more appealing to working-class homebuyers.

Advocates also want to build more housing for seniors, an idea they say might have detractors but must be dealt with as Columbia's baby boomers age.

Several proposals to create affordable housing are expected to draw more adamant opposition:

Passing a law requiring developments of 40 or more units to set aside at least 10 percent as moderately priced, unless developers build moderately priced homes elsewhere or make a payment to a county fund.

The law would reward developers with an increase in homes allowed per acre if they build moderately priced units.

This plan, the Moderate Priced Dwelling Unit (MPDU) program, is largely the same proposal unsuccessfully pushed by housing advocates and Democratic Councilman C. Vernon Gray in the early 1990s. Modeled after a Montgomery County program designed to make housing affordable for lower-income families, "moderately priced" means homes affordable to families with incomes of about $50,000 a year.

Changing zoning to allow more high-density residential development.

Expanding the number of "mixed-use" zoning areas -- large residential and commercial sites that tend to include more moderately priced homes and townhouses.

Some members of the two agency boards, while supporting the proposals, expressed concerned about how such ideas will be received.

"That to me says more growth, and I'm concerned that we have that issue," Housing Commission Vice Chairman Kevin Kelehan said after Vaughan summarized the proposals. "We all know that growth, or anti-growth, was a big issue in the election."

Many homeowners are concerned about the impact of growth on their roads and schools. Moreover, in some zoning disputes, homeowners have protested that building affordable housing nearby might lower their property values.

Republicans Allan H. Kittleman of western Howard and Christopher J. Merdon of Ellicott City were elected on a mandate of slowing homebuilding. They say there is enough affordable housing in the county -- arguing that hundreds of homes each year are listed for $100,000 or less -- and are inclined to oppose any requirement that developers build moderately priced units.

Robey and the council's Democrats also say the county needs to manage growth better. But they made campaign promises to increase the availability of affordable housing for workers such as teachers, police officers and firefighters. Also, the council's three Democrats said they would vote for an MPDU program requiring developers to build affordable units.

Growth vs. cost

Guy J. Guzzone, a newly elected Democrat, embodies the conflict between slowing growth and increasing affordable housing. His past leadership of the state Sierra Club and his opposition to a Rouse Co. project in North Laurel won him credibility in his southeast Howard district as a champion of managed growth.

At the same time, he says he wants more moderately priced housing, which is rarely built but will be included in the very Rouse Co. project he opposes.

"I'm not leaping out there at all, because I think we have to acknowledge as a community that we have conflicting goals, and we need to figure out where the common ground is," Guzzone said after hearing the proposals last week.

"I personally obviously care very much about the environment and development, the pace of development, but I also care about providing opportunities for a wide spectrum of people."

Looking for support

Robey talked during his campaign about the need for affordable housing for county employees, but he has avoided endorsing any proposals.

He didn't return telephone calls Friday seeking comment on the issue.

Howard's new single-family homes are by far the most expensive in the Baltimore metropolitan area, with an average base price of $273,600, according to Meyers Housing Data Reports, which tracks new-home activity.

Vaughan and Housing Commission and Housing and Community Development Board members realize that their ideas for new affordable housing might get swamped by criticism from slow-growth activists, but they hope to win support by courting other interest groups and the public.

Leadership needed

"It's nice to shy away from the fact there is opposition to growth, but I think we need to take a leadership role," Vaughan said at last week's meeting.

"Maybe we take the show on the road and hit other groups," said Housing Commission Chairman Michael W. Skojec. "If it turns out that some of these issues are politically charged, we may have to make some changes in [our presentation]."

Pub Date: 12/13/98