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Business Brokerage A court-appointed aide overseeing housing issues in Cherry Hill Township has recommended scrapping part of a developer's plan for affordable housing at the former Garden State Park racetrack. That could force another delay in the marathon project.

Critics said the new rules favor towns so much that fewer units will be built. "COAH has clearly abdicated its responsibility to produce affordable housing, protect the environment and promote sound planning, " said Paul Chrystie, executive director of the Coalition for Affordable Housing and the Environment. "Municipalities will be planning not on the basis of what is right for the town, but for how they can get the lowest affordable housing numbers possible."

Forex Broker Philip Caton, a special master for affordable housing issues in Superior Court, testified last month that he thought a plan to concentrate 76 units of affordable housing above storefronts should be changed.

Monday' acre former racetrack parcel. Walsh and other affordable housing advocates are calling for at least 20 percent of housing there to be set aside for people with low and moderate incomes. The starting price for homes in the current plan is $200, 000.

Online Brokerage Caton said the three buildings the homes would be in should include market-rate units. He said without a new mix, low-income residents in affordable units could be stigmatized and it could have a negative effect on the community.

Not available with all house plans. for estimating costs and determining if the house is affordable within your budget.

Real Estate Broker The affordable housing dispersion plan had been a sour note on a racetrack plan that, in recent months, has gotten off the dime after nearly two years of delays.

Those talks, brokered by Ms. Norton and Ann M. Veneman, the agriculture secretary, year plan for the thinning of forest lands considered a particularly high fire risk, priority projects.

Agency Brokerage Spark The current plan calls for 100 percent of the 76 units to be low-income, also known as affordable housing.

Sheila Goldstein, who lives on the east side, believes it's unfair to mandate affordable housing because it might eventually erode the tax base. "If someone can't afford good housing, they probably can' t afford to pay taxes, " she said. In June, the planning board approved a preliminary site plan that includes a mix of upscale retail, commercial and residential development. It also calls for a town center, something the sprawling township has never had.

Business Broker Caton's remarks were delivered the day after a public hearing on another phase of the $500 million plan.

Brokerage Account The racetrack developers said last week they thought criticism of their plan was unfounded. Township officials, who must also sign off on the plan, called Caton's remarks "observations," which did not mean he opposed the plan.

Stock Broker But Caton's remarks were clear.

Brokerage Online Stock Trading "The concentration of affordable housing in the mixed-use building is undesirable," Caton said. "Those buildings should be integrated affordable and market rate. Affordable housing should not comprise more than 25 percent in any building."

Broker Justin Ticket Caton has overseen Cherry Hill's affordable-housing compliance for the Superior Court for more than a decade. His recommendation paved the way for the current agreement to include affordable housing at the track. Least desirable units

Real Estate Brokerage An attorney for a local housing advocacy group accused the developers of trying to fill the least desirable housing with low-income residents.

Commodity Broker "It's very obvious when doing housing development that all the poor people should not be concentrated in one place if it can be avoided," said Kevin Walsh of the township-based Fair Share Housing Center, whose lawsuit forced the brokered deal for affordable housing in the upscale development.

Brokerage House "They're just trying to put people in buildings that have the least profit margins," Walsh said. "No one is trying to stop the developers from making a good, reasonable profit but don't do it by stepping on the back of the poor."

Real Estate Broker Exam Another part of the plan would put 76 age-restricted affordable apartments in two four-story buildings. All of the units are between retail outlets and higher-priced apartments, condos and townhomes.

Brokerage Services A total of 1,700 homes are planned at the track. Of the 285 affordable homes, 232 would be apartments and 53 would be condos. In all, 704 condos are planned. None of 240 townhouses would include affordable units.

Broker Live Ticket The market-rate housing at the track could start around $200,000, developers said. A typical four-member family in an affordable housing unit would have an income of $30,000 to $52,000.

Online Brokerage Firm Ron Morgan, a lead attorney for Turnberry Cherry Hill LLC, a partnership of North Jersey and Florida developers, said his clients are trying to accommodate all sides.

Security Broker Dealer "The township wants more open space and Fair Share wants less than 25 percent concentration in affordable housing," Morgan said. "We feel like a pingpong ball caught in the middle." More access

Coldwell Banker Residential Morgan said concentrating some of the affordable housing near retail centers would give low-income residents more access to stores and restaurants. It could also provide ready access for residents who work at the businesses, he said.

Freight Broker The township is considering an option to let developers pay a fee toward affordable housing in the region to reduce low-income housing concentration at the track, Morgan said. The state Supreme Court struck down a similar plan for fees in lieu of housing in 2002.

Freight Brokerage A telephone call last week seeking a response from township solicitor Susan Jacobucci was returned by Jennifer Johnson, Mayor Bernie Platt's director of communications. Johnson said Jacobucci believed Caton's remarks were "observations" and not recommendations to the court and that Platt was directing all comments through Jacobucci.

Broker Lie Ticket Superior Court Judge Allan Vogelson is expected to rule on the affordable housing plan early this year. If he sides with Caton and the Fair Share Housing Center, developers may be forced to change the plan.

4th Boost Brokerage By This is the third of four phases to remake the former landmark into a crossroads of stores, offices and homes. The first two phases, made up of 608 age-restricted condos and a mix of super-retail anchors and satellite shops, have already been approved. The piecemeal approvals have drawn criticism in board hearings. Critics have said the plan should be presented as a whole. Schools a concern

Florida Mortgage Broker School Superintendent Morton Sherman also expressed concerns last week about the plans for a new school at the site. Sherman said he had spoken to the previous lead developer about sufficient land and financing for a new school. Sherman said he expects up to 400 students from new housing at the track and many of them, especially low-income residents, may have special needs.

Insurance Brokerage Sherman said he has not spoken with the new developers - M&M Properties of Piscataway and Turnberry Associates of Aventura, Fla.

Online Broker "My concerns are that we have not been in any formal discussions with township or the developer for several months and have not gotten commitments from any parties," Sherman said.

Brokerage Company The developers say the struggle over affordable housing has prevented them from unveiling more detailed plans, including the location of a new school. Rich Ochab, a Turnberry spokesman, said plans still include land to be set aside for a school.

Broker Lonely Ticket By Bill Duhart
Courier-Post - 1/4/2004

Topic: Sprawl

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