Faced with growing problems spawned by soaring home prices, Howard County's housing authorities are planning a series of changes to programs for moderate-income buyers.

Inflation has made low-income housing an impossibility, said Leonard S. Vaughan, the county housing director, and attendant costs such as higher property taxes and community association and condominium fees are crippling the county's efforts to provide moderate housing for families in the $35,000 to $60,000 income range.

Vaughan said that although home ownership always has been a program goal, the high prices may force taking another route. "The best way to keep housing affordable is to make it rental. We may want to do more rental," he said.

He is pushing for that in the 60 units of moderate-income housing promised for Emerson, General Growth's upscale, mixed-use project along Route 216 in North Laurel. Vaughan said the lowest price for townhouses there is about $750,000.

General Growth Properties Inc. is planning to add an apartment house to fulfill its voluntary obligation for moderate-income units. The county wants the one- and two-bedroom apartments to be for any age occupants, including some young families, while General Growth Vice President Dennis Miller wants to house only seniors.

High-end buyers often don't want any subsidized housing near them, but seniors inspire less controversy.

"We've done a great job of building elderly housing. We need some family housing," Vaughan said.

"That sounds wonderful," said Nancy Rhead, a member of the county's Housing and Community Development Board, which heard from Vaughan at a meeting Thursday night.

Michael G. Riemer, another board member, asked if the building would fit in with Emerson's high-end appearance.

"Anybody who's been to Emerson knows it is high, high, high-end," Vaughan replied, explaining that he expects the building to be superior in design and construction.

But the county has no legal power over General Growth because the moderate units are a voluntary, self-imposed program of the builders. Neither Emerson nor the nearby Maple Lawn mixed-use project have enough density (homes per acre) to trigger the county's moderate-income housing law.

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