Township of Teaneck, NJ
Bergen County
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Table of Contents
Table of Contents
The Township of Teaneck, Bergen County, has a fair share obligation of 294 units, including a rehabilitation obligation of 103 units and a new construction obligation of 191 units. The Township of Teaneck's inclusionary obligation will be met by seeking credits for 213 housing units already built and 82 housing units already rehabilitated, and will continue to implement its rehabilitation program for 21 additional units in Teaneck. This chapter will apply to all new developments and all existing developments that are low- and moderate-income restricted, wherein units are to be resold or rerented, that contain low- and moderate-income units that are listed below and any future developments that may occur:
(a) 
Chestnut Hills Condominiums.
(b) 
Thomas Street Condominiums.
(c) 
Teaneck Senior Citizens Housing.
(d) 
87 Tryon Avenue (Easter seals).
(e) 
1266 Teaneck Road (group home).
(f) 
640 American Legion Drive (group home).
(g) 
911 Teaneck Road (group home).
(h) 
North Jersey Friendship House (group home).
(i) 
Devereaux Foundation Home (group home).
(j) 
Lindcrest Gardens Condominium.
(k) 
243, 245, 247 Thomas Street.
[Ord. No. 3854, 1-18-2005, § 1.]
[Ord. No. 3854, 1-18-2005, § 2.]
The affirmative marketing plan is a regional marketing strategy designed to attract buyers and/or renters of all majority and minority groups, regardless of sex, age or number of children, to housing units which are being marketed by a developer/sponsor, municipality and/or designated administrative agency of affordable housing. The plan will address the requirements of N.J.A.C. 5:93-11. In addition, the plan prohibits discrimination in the sale, rental, financing or other services related to housing on the basis of race, color, sex, religion, handicap, age, familial status/size or national origin. The Township of Teaneck is in the housing region consisting of Bergen, Passaic, Hudson and Sussex Counties.
The affirmative marketing program is a continuing program and will meet the following requirements:
(a) 
All newspaper articles, announcements and requests for applications for low- and moderate-income units will appear in the following daily newspapers/publications:
(1) 
The Record.
(b) 
The primary marketing will take the form of at least one press release sent to the above publication and a paid display advertisement in each of the above newspapers. Additional advertising and publicity will be on an "as needed" basis.
(1) 
The advertisement will include the:
a. 
Street address;
b. 
Direction to housing units;
c. 
Number of bedrooms per unit;
d. 
Range of selling prices/rents;
e. 
Size of units;
f. 
Household income limits; and
g. 
Location of applications, including business hours and where/how applications may be obtained.
(c) 
All newspaper articles, announcements and requests for applications for low- and moderate-income housing will appear in the following neighborhood-oriented weekly newspapers, religious publications and organizational newsletters within the region:
(1) 
The Jewish Standard.
(2) 
El Especial.
(3) 
The Connection.
(4) 
The Press Journal.
(5) 
The Sun Bulletin.
(6) 
The Suburbanite.
(d) 
If applicable, the following regional radio and/or cable television station(s) will be used:
(1) 
Cable TV (Cablevision).
[Ord. No. 3854, 1-18-2005, § 3.]
The following is the location of applications, brochure(s), sign(s), and/or poster(s) used as part of the affirmative marketing program, including specific employment centers within the region:
(a) 
Teaneck Township Municipal Building.
(b) 
Teaneck Township Public Library.
(c) 
Teaneck Township Richard Rodda Community Center.
[Ord. No. 3854, 1-18-2005, § 4.]
The following is a list of community contact person(s) and/or organization(s) in Bergen, Passaic, Hudson and Sussex Counties that will aid in the affirmative marketing program with particular emphasis on contacts that will reach out to groups that are least likely to apply for housing within the region:
(a) 
Teaneck Board of Education.
(b) 
Bergen County Division of Senior Citizens.
(c) 
Hudson County Office of Aging.
(d) 
Passaic County Office of Aging.
(e) 
Sussex County Office of Aging.
(f) 
Public Service Announcement Release.
(g) 
Township Newsletter.
(h) 
Regional libraries, including Paterson, Kearney and Newton.
[Ord. No. 3854, 1-18-2005, § 5.]
Applications will be mailed to prospective applicants upon request. Additionally, applications will be sent to the chief administrative employees of each of the following agencies in the counties:
(a) 
Bergen, Passaic, Hudson and Sussex Office on Aging.
(b) 
Bergen County, Jersey City, Paterson and Sussex Housing Agency or Authority.
(c) 
Teaneck, Hackensack, Paterson, Kearney and Newton Library.
(d) 
Bergen, Passaic, Hudson and Sussex Area Community Action Agencies.
[Ord. No. 3854, 1-18-2005, § 6.]
(a) 
The following is a description of the random selection method that will be used to select occupants of low- and moderate-income housing:
(1) 
Advertisements will be placed in the appropriate newspapers with a deadline for filing applications.
(2) 
Applications will be received, and each application will be assigned a number.
(3) 
There will be a lottery which will prioritize the application. The application will then be reviewed for certification in the order which resulted from the lottery.
(b) 
The Township of Teaneck is ultimately responsible for administering the affirmative marketing program. The Township of Teaneck has delegated this responsibility to Municipal Manager or his/her designee.
(c) 
The Township of Teaneck will income-qualify low- and moderate-income households; place income-eligible households in low- and moderate-income units upon initial occupancy; provide for the initial occupancy of low- and moderate-income units with income-qualified households; continue to qualify households for reoccupancy of units as they become vacant during the period of affordability controls; assist with advertising and outreach to low- and moderate-income households if in contract; and enforce the terms of the deed restriction and mortgage loan as per N.J.A.C. 5:93-9. The Municipal Manager or his/her designee within the Township of Teaneck is the designated housing officer to act as liaison to the New Jersey Council on Affordable Housing. The Municipal Manager or his/her designee will provide counseling services to low- and moderate-income applicants on subjects such as budgeting, credit issues, mortgage qualification, responsibilities of homeownership, rental lease requirements and landlord/tenant law.
(d) 
Households who live or work in the COAH-established housing region may be given preference for sales and rental units constructed within that housing region. Applicants living outside the housing region will have an equal opportunity for units after regional applicants have been initially serviced. The Township of Teaneck intends to comply with NJ.A.C. 5:93-11.7.
(e) 
Developers of low- and moderate-income housing units may assist in the marketing of the affordable units in their respective developments if so designated by the Township of Teaneck.
[Ord. No. 3854, 1-18-2005, § 7.]
(a) 
The marketing program will commence at least 120 days before the issuance of either temporary or permanent certificates of occupancy. The marketing program will continue until all low- and moderate-income housing units are initially occupied and for as long as affordable units are deed-restricted and occupancy or reoccupancy of units continue to be necessary.
(b) 
The Municipal Manager or his/her designee will comply with monitoring and reporting requirements as per N.J.A.C. 5:93-11.6 and 12.1.
[Ord. No. 3854, 1-18-2005, § 7.]