Long Branch drops ‘Animal House’ law

By Neil Schulman
Long Branch — The city is changing a law that was supposed to deal with “animal houses” rented by college students, saying that it no longer appears to be necessary, and hurts landlords in today’s economy.
Since 2006, the city has faced legal challenges to the law, which permitted rented single family homes to receive only one certificate of occupancy per year. That will be raised to two, with several exemptions to allow more.
Certificates of occupancy must be issued whenever the majority of residents living in a dwelling change. The city’s laws would have effectively stopped landlords from renting to groups of college students, since new COs would need to be issued for each semester.
At the time it was introduced, many residents in neighborhoods said that the homes rented to college students were a quality of life issue. They said there were noise issues, garbage left around, and other problems caused by many students in an area that was mostly for families. This was frequently called an “Animal House” issue, after the 1978 comic movie about an unruly fraternity.
However, a group called Long Branch Citizens Against Housing Discrimination sued to prevent the ordinance from taking effect, saying is was unconstitutional, and effectively a form of discrimination against renting to students.
On Tuesday, the Long Branch City Council introduced an ordinance which would increase that the number of COs per year to two. There are several provisions that allow for more certificates to be issued, including residents who want to travel for a while or live in Long Branch only part-time and rent their home out seasonally.
City Attorney James Aaron said that after years of fighting it, the lawyers representing the city suggested settling the matter.
Aaron also said that this is much less of an issue for city residents today.
“The problem of university students in residential zones… has been drastically abated,” he said.

Part of the reason is the Monmouth University has been working to provide more on-campus housing, and education those who live off-campus.
A gentle approach by the city has also proven effective, Aaron said. He said before the new school year starts, students renting in residential neighborhoods are approached by city officials who introduce themselves, and say, “in a friendly way, look, you’re part of the community. You’ve got neighbors.”

It helps the students understand that late night loud parties and trash on the lawn are rude, and has proven effective, reducing complaints.

In addition, Aaron said, given the downturn in the economy those who own investment properties may need to get multiple COs in a year to stay afloat.

Aaron said that he still supports the original idea of the ordinance, but is willing to accept the legal advice.

“Am I happy about it? The answer is no,” he said. However, “you want to be practical about it, and move on to other issues.”

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Judging by comments at council meetings, in recent months a bigger issue for residents has been when students park cars in the street to avoid paying on-campus permit fees.

On Tuesday, Council passed an ordinance prohibiting parking during the day on Berg Avenue, which is right across the street from Monmouth University on Norwood Avenue.

Tom Conlon, a resident of the street, thanked city officials for this. He said that over the years, more and more students have been parking there, as nearby streets prohibited parking.

“They’ll leave their cars there for the whole week,” he said, arriving or leaving in the middle of the night, and leaving garbage behind.
“It’s something I think is necessary,” Conlon said of the ordinance.

Mayor Adam Schneider said that a uniform parking system for those streets needs to be implemented.

“That’s ultimately the goal,” Schneider said.

Originally published Oct. 27, 2011