[Added 9-11-2018 by Ord.
No. 6-2018]
A.
This article is intended to assure that low- and moderate-income
units ("affordable units") are created with controls on affordability
and that low- and moderate-income households shall occupy these units.
This article shall apply except where inconsistent with applicable
law.
B.
The City of Northfield Planning Board has adopted a Housing Element
and Fair Share Plan pursuant to the Municipal Land Use Law at N.J.S.A.
40:55D-1 et seq. The Fair Share Plan has been adopted by the Planning
Board and endorsed by the governing body. The Fair Share Plan describes
how the City of Northfield shall address its fair share for low- and
moderate-income housing as documented in the Housing Element and outlined
in the terms of the settlement agreement between the City and the
Fair Share Housing Center (FSHC).
C.
This article implements the City's Fair Share Plan, addresses the
requirements of the Court and the terms of the settlement agreement,
and also implements a City-wide requirement that all new multifamily
residential development of five or more units shall have a mandatory
affordable housing set-aside for low- and moderate-income units, subject
to certain enumerated conditions.
D.
The City of Northfield shall track the status of the implementation
of the Housing Element and Fair Share Plan. Any plan evaluation report
of the Housing Element and Fair Share Plan shall be available to the
public at City Hall, located on 1600 Shore Road, Northfield, New Jersey
08225.
E.
On the first anniversary of the execution of the settlement agreement,
April 27, 2018, and every anniversary thereafter through July 2, 2025,
the City will provide an annual reporting of the status of all affordable
housing activity within the municipality through posting on the municipal
website with a copy of such posting provided to Fair Share Housing
Center ("FSHC"), or any other forms endorsed by the Special Master
and FSHC. In addition to the foregoing, the City may also post such
activity on the CTM system and/or file a copy of its report with the
Council on Affordable Housing or its successor agency at the state
level.
[Added 7-14-2020 by Ord.
No. 10-2020]
F.
The Fair Housing Act includes two provisions regarding actions to
be taken by the City during the ten-year period of protection provided
by the FSHC agreement. The City will comply with these provisions
as follows:
[Added 7-14-2020 by Ord.
No. 10-2020]
(1)
For the midpoint realistic opportunity review due on July 1,
2020, as required pursuant to N.J.S.A. 52:27D-313, the City will post
on its municipal website, with a copy provided to Fair Share Housing
Center, a status report as to its implementation of its Housing Element
and Fair Share Plan and an analysis of whether any unbuilt sites or
unfulfilled mechanisms continue to create a realistic opportunity
and whether the mechanisms to meet unmet need should be revised or
supplemented. Such posting shall invite any interested party to submit
comments to the municipality, with a copy to FSHC, regarding whether
any sites no longer present a realistic opportunity and should be
replaced and whether the mechanisms established to address the City's
unmet need should be revised or supplemented. Any interested party
may, by motion, request a hearing before the Court regarding these
issues.
(2)
For the review of very-low-income housing requirements required
by N.J.S.A. 52:27D-329.1, within 30 days of the third anniversary
of the FSHC agreement, or April 27, 2018, and every third year thereafter,
the City will post on its municipal website, with a copy to Fair Share
Housing Center, a status report as to its satisfaction of its very-low-income
requirements, including the requirement that 13% of the affordable
units in each project will be made available to very-low-income households
in the housing region. Such posting shall invite any interested party
to submit comments to the municipality and FSHC on the issue of whether
the municipality has complied with its very-low-income housing obligation
under the terms of its settlement with FSHC.
(3)
In addition to the foregoing postings, the City may also elect
to file copies of its reports with the Council on Affordable Housing,
or its successor agency at the state level.
As used in this article, the following terms shall have the
meanings indicated:
A self-contained residential dwelling unit with a kitchen,
sanitary facilities, sleeping quarters and a private entrance, which
is created within an existing home, or through the conversion of an
existing accessory structure on the same site, or by an addition to
an existing home or accessory building, or by the construction of
a new accessory structure on the same site.
The Fair Housing Act of 1985, P.L. 1985, c. 222 (N.J.S.A.
52:27D-301 et seq.).
Constructed in compliance with the technical design standards
of the Barrier Free Subcode, N.J.A.C. 5:23-7.
The entity responsible for the administration of affordable
units in accordance with this article, N.J.A.C. 5:96, N.J.A.C. 5:97[1] and N.J.A.C. 5:80-26.1 et seq.
A regional marketing strategy designed to attract buyers
and/or renters of affordable units pursuant to N.J.A.C. 5:80-26.15.
The average percentage of median income at which restricted
units in an affordable housing development are affordable to low-
and moderate-income households.
A sales price or rent within the means of a low- or moderate-income
household as defined in N.J.A.C. 5:97-9;[2] in the case of an ownership unit, the sales price for
the unit conforms to the standards set forth in N.J.A.C. 5:80-26.6,
as may be amended and supplemented; and, in the case of a rental unit,
the rent for the unit conforms to the standards set forth in N.J.A.C.
5:80-26.12, as may be amended and supplemented.
A housing development, all or a portion of which consists
of restricted units.
The division of a parcel of land into two or more parcels,
the construction, reconstruction, conversion, structural alteration,
relocation, or enlargement of any use or change in the use of any
building or structure that provides for-sale or rental dwelling units
for low- and moderate-income households within a residential use,
structure, supportive or special needs dwelling, or residential component
of a mixed-use development in accordance with the requirements of
the City of Northfield's affordable housing ordinances and Housing
Element and Fair Share Plan.
Any mechanism in a municipal Fair Share Plan prepared or
implemented to address a municipality's fair share obligation.
A housing unit proposed or created pursuant to the Act, credited
pursuant to N.J.A.C. 5:97-4,[3] and/or funded through an affordable housing trust fund.
A housing unit designed to meet the needs of, and exclusively
for, the residents of an age-restricted segment of the population
such that: 1) all the residents of the development where the unit
is situated are 62 years or older; or 2) at least 80% of the units
are occupied by one person that is 55 years or older; or 3) the development
has been designated by the Secretary of the United States Department
of Housing and Urban Development as "housing for older persons" as
defined in Section 807(b)(2) of the Fair Housing Act, 42 U.S.C. § 3607.
The New Jersey Housing and Mortgage Finance Agency established
by P.L. 1983, c. 530 (N.J.S.A. 55:14K-1 et seq.).
A facility licensed by the New Jersey Department of Health
and Senior Services to provide apartment-style housing and congregate
dining and to assure that assisted living services are available when
needed for four or more adult persons unrelated to the proprietor
and that offers units containing, at a minimum, one unfurnished room,
a private bathroom, a kitchenette and a lockable door on the unit
entrance.
A household that has been certified by an administrative
agent as a low-income household or moderate-income household.
The State of New Jersey Department of Community Affairs.
A housing unit with health and safety code violations that
require the repair or replacement of a major system. A major system
includes weatherization, roofing, plumbing (including wells), heating,
electricity, sanitary plumbing (including septic systems), lead paint
abatement and/or load-bearing structural systems.
The Department of Community Affairs of the State of New Jersey,
that was established under the New Jersey Fair Housing Act (N.J.S.A.
52:27D-301 et seq.).
Any person, partnership, association, company or corporation
that is the legal or beneficial owner or owners of a lot or any land
proposed to be included in a proposed development, including the holder
of an option to contract or purchase, or other person having an enforceable
proprietary interest in such land.
The division of a parcel of land into two or more parcels,
the construction, reconstruction, conversion, structural alteration,
relocation, or enlargement of any use or change in the use of any
building or other structure, or of any mining, excavation or landfill,
and any use or change in the use of any building or other structure,
or land or extension of use of land, for which permission may be required
pursuant to N.J.S.A. 40:55D-1 et seq.
A development containing both affordable units and market-rate
units. Inclusionary developments that have five or more units must
have a minimum 20% set-aside of affordable units if it is for sale
and a minimum 15% set-aside for rentals. This term includes, but is
not necessarily limited to: new construction, the conversion of a
nonresidential structure to residential and the creation of new affordable
units through the reconstruction of a vacant residential structure.
A household with a total gross annual household income equal
to 50% or less of the median household income.
A restricted unit that is affordable to a low-income household.
The primary structural, mechanical, plumbing, electrical,
fire protection, or occupant service components of a building which
include, but are not limited to, weatherization, roofing, plumbing
(including wells), heating, electricity, sanitary plumbing (including
septic systems), lead paint abatement or load-bearing structural systems.
Housing not restricted to low- and moderate-income households
that may sell or rent at any price.
The median income by household size for the applicable county,
as adopted annually by the Department.
A structure or building that encompasses two or more different
land uses, which shall be a retail or commercial component and a residential
component, whereby any commercial use must be on the ground floor
of said building or structure and the upper levels of the structure
shall be the residential component and shall provide low- and moderate-income
units, for sale or rental, in accordance with the requirements of
the City's affordable housing ordinances and Housing Element and Fair
Share Plan.
A household with a total gross annual household income in
excess of 50% but less than 80% of the median household income.
A restricted unit that is affordable to a moderate-income
household.
Any sale or transfer of ownership other than the transfer
of ownership between husband and wife; the transfer of ownership between
former spouses ordered as a result of a judicial decree of divorce
or judicial separation, but not including sales to third parties;
the transfer of ownership between family members as a result of inheritance;
the transfer of ownership through an executor's deed to a Class A
beneficiary and the transfer of ownership by court order.
A process by which currently income-eligible households are
selected for placement in affordable housing units such that no preference
is given to one applicant over another except for purposes of matching
household income and size with an appropriately priced and sized affordable
unit (e.g., by lottery).
The maximum housing value in each housing region affordable
to a four-person household with an income at 80% of the regional median
as defined by the Department's adopted Regional Income Limits published
annually by the Department.
The repair, renovation, alteration or reconstruction of any
building or structure, pursuant to the Rehabilitation Subcode, N.J.A.C.
5:23-6.
The gross monthly cost of a rental unit to the tenant, including
the rent paid to the landlord, as well as an allowance for tenant-paid
utilities computed in accordance with allowances published by DCA
for its Section 8 program. In assisted living residences, rent does
not include charges for food and services.
A dwelling unit, whether a rental unit or ownership unit,
that is subject to the affordability controls of N.J.A.C. 5:80-26.1
et seq., as may be amended and supplemented, but does not include
a market-rate unit financed under UHORP or MONI.
The Uniform Housing Affordability Controls set forth in N.J.A.C.
5:80-26.1 et seq.
A household with a total gross annual household income equal
to 30% or less of the median household income.
A restricted unit that is affordable to a very-low-income
household.
Building insulation (for attic, exterior walls and crawl
space), siding to improve energy efficiency, replacement storm windows,
replacement storm doors, replacement windows and replacement doors,
and is considered a major system for rehabilitation.
The City of Northfield will use the following mechanisms to
satisfy its affordable housing obligations:
A.
A rehabilitation
program.
[Added 7-14-2020 by Ord. No. 10-2020[1]]
(1)
The City of Northfield and Fair Share Housing Center have agreed
upon a rehabilitation obligation of 17 units. The City shall enact
or amend a development fee ordinance, under separate action, that
will set aside funds into an Affordable Housing Trust Fund. The monies
within said fund shall be utilized to rehabilitate 20 existing units
from the City's housing stock and occupy each rehabilitated unit with
a low- or moderate-income household. The City will implement its rehabilitation
program through the assistance of its administrative agent, an adopted
spending plan, and will ensure enough funds are available to rehabilitate
20 units. Any renovation of deficient housing units to be occupied
by low- and moderate-income households will comply with the New Jersey
State Housing Code pursuant to N.J.A.C. 5:28.
(2)
All rehabilitated rental or owner-occupied units shall remain
affordable to low- and moderate-income households for a period of
10 years (the control period). For owner-occupied units, the control
period will be enforced with a lien and for renter occupied units
the control period will be enforced with a deed restriction.
(3)
The City of Northfield shall dedicate an average of $10,000
for each unit to be rehabilitated through this program, reflecting
the minimum hard cost of rehabilitation for each unit.
(4)
The City of Northfield shall designate, subject to the approval
of the Court, one administrative agent to administer the rehabilitation
program in accordance with N.J.A.C. 5:91 and 5:93. The administrative
agent shall provide a rehabilitation manual for both rental and owner-occupant
rehabilitations. These manuals, when created, will be reviewed by
the governing body and adopted by resolution subject to approval of
the Court. Both rehabilitation manuals shall be available for public
inspection in the office of the Municipal Clerk and in the office
of the administrative agent.
(5)
Units in a rehabilitation program shall be exempt from N.J.A.C.
5:93-9 and Uniform Housing Affordability Controls (UHAC), but shall
be administered in accordance with the following:
(a)
If a unit is vacant, upon initial rental subsequent to rehabilitation,
or if a renter-occupied unit is rerented prior to the end of controls
on affordability, the deed restriction shall require the unit to be
rented to a low- or moderate-income household at an affordable rent
and affirmatively marketed pursuant to N.J.A.C. 5:93-9 and UHAC.
(b)
If a unit is renter occupied, upon completion of the rehabilitation,
the maximum rate of rent shall be the lesser of the current rent or
the maximum permitted rent pursuant to N.J.A.C. 5:93-9 and UHAC.
(c)
Rents in rehabilitated units may increase annually based on
the standards in N.J.A.C. 5:93-9.
(d)
Applicant and/or tenant households shall be certified as income
eligible in accordance with N.J.A.C. 5:93-9 and UHAC, except that
households in owner-occupied units shall be exempt from the regional
asset limit.
B.
Percentage of mandatory set-asides for all future residential developments.
(1)
If the City permits the construction of multifamily or single-family
attached residential development that is "approvable" and "developable,"
as defined at N.J.A.C. 5:93-1.3,[2] at a gross residential density of six units to the acre or more, the City shall require that an appropriate percentage of the residential units be set aside for low- and moderate-income households. This requirement shall apply, beginning with the effective date of this article, to any multifamily or single-family attached residential development, including the residential portion of a mixed-use development, which consists of five or more new residential units, whether permitted by a zoning amendment, a variance granted by the City's Planning Board, or adoption of a redevelopment plan or amended redevelopment plan in areas in need of redevelopment or rehabilitation. For inclusionary projects in which the low and moderate units are to be offered for sale, the appropriate set-aside percentage is 20%; for projects in which the low- and moderate-income units are to be offered for rent, the appropriate set-aside percentage is 15%. This requirement does not create any entitlement for a property owner or applicant for a zoning amendment, variance, or adoption of a redevelopment plan or amended redevelopment plan in areas in need of redevelopment or rehabilitation, or for approval of any particular proposed project. This requirement does not apply to any sites or specific zones otherwise identified in the settlement agreement or Fair Share Plan, for which density and set-aside standards shall be governed by the specific standards set forth therein, though all other provisions of this article, besides § 215-56.13B shall be applicable to those sites unless otherwise specified.
[2]
Editor’s Note: So in original. N.J.A.C. 5:93 expired
on October 16, 2016.
(2)
Furthermore, this section shall not apply to developments containing
four or fewer dwelling units. All subdivision and site plan approvals
of qualifying residential developments shall be conditioned upon compliance
with the provisions of this section. Where a developer demolishes
existing dwelling units and builds new dwelling units on the same
site, the provisions of this section shall apply only if the net number
of dwelling units is five or more.
C.
Phasing. Inclusionary developments shall be subject to the following
schedule, except where an alternate phasing schedule has been incorporated
into a development or redevelopment agreement:
|
Minimum Percentage of Low- and Moderate-Income Units Completed
|
Maximum Percentage of Market-Rate Units Completed
|
|---|---|
|
0
|
25
|
|
10
|
25 + 1 unit
|
|
75
|
75
|
|
100
|
90
|
D.
Fractional units. If 20% of the total number of units in a development
results in a fraction or decimal, the developer shall be required
to provide an additional affordable unit on site. Example: An eight-unit
development requiring an affordable housing set-aside of 1.6 units
is proposed. The developer is required to provide two on-site affordable
units.
E.
Design. In inclusionary developments, to the extent possible, low-
and moderate-income units shall be integrated with the market units.
F.
Off-site construction. The standards for constructing affordable
units off site shall be in accordance with the City's recommendations,
provided that at least the same number of affordable units are provided,
at least half of the affordable units are available to families, and
not more than 25% are age-restricted, and the affordable units provided
are otherwise consistent with the terms of the settlement agreement.
G.
Utilities. Affordable units shall utilize the same type of heating
source as market units within the affordable development.
[Amended 7-14-2020 by Ord. No. 10-2020]
The following general guidelines apply to all newly constructed
developments that contain low- and moderate-income housing units,
including any currently unanticipated future developments that will
provide low- and moderate-income housing units.
A.
Low/moderate split and bedroom distribution of affordable housing
units:
(1)
The fair share obligation shall be divided equally between low-
and moderate-income units, except that where there is an odd number
of affordable housing units, the extra unit shall be a low-income
unit.
(2)
In each affordable development, at least 50% of the restricted
units within each bedroom distribution shall be low-income units.
If there is only one affordable unit, it must be a low-income unit.
(3)
Thirteen percent of all affordable units in the City shall be designated as very-low-income households earning 30% or less of the median income, with at least 50% of all very-low-income units being available to families. If an inclusionary development proposes fewer than 10 total units, a payment in lieu of a very-low-income unit shall be deposited into the City's Affordable Housing Trust Fund based on the difference in cost between providing a very-low-income unit and the region's affordability average. Inclusionary developments of 10 or more total units shall be required to provide very-low-income units equal to 13% of the total number of affordable units provided. The fractional units requirement in § 215-56.13C above shall apply. Very-low-income units shall be considered low-income units for the purposes of evaluating compliance with the required low-/moderate-income unit splits, bedroom distribution, and phasing requirements of this article.
(4)
Affordable developments that are not age-restricted shall be
structured in conjunction with realistic market demands such that:
(a)
The combined number of efficiency and one-bedroom units shall
be no greater than 20% of the total low- and moderate-income units;
(b)
At least 30% of all low- and moderate-income units shall be
two-bedroom units;
(c)
At least 20% of all low- and moderate-income units shall be
three-bedroom units; and
(d)
The remaining units may be allocated among two- and three-bedroom
units at the discretion of the developer.
(5)
Affordable developments that are age-restricted shall be structured
such that the number of bedrooms shall equal the number of age-restricted
low- and moderate-income units within the inclusionary development.
The standard may be met by having all one-bedroom units or by having
a two-bedroom unit for each efficiency unit.
B.
Accessibility requirements.
(1)
The first floor of all restricted townhouse dwelling units and
all restricted units in all other multistory buildings shall be subject
to the technical design standards of the Barrier Free Subcode, N.J.A.C.
5:23-7.
(2)
All restricted townhouse dwelling units and all restricted units
in other multistory buildings in which a restricted dwelling unit
is attached to at least one other dwelling unit shall have the following
features:
(a)
An adaptable toilet and bathing facility on the first floor;
(b)
An adaptable kitchen on the first floor;
(c)
An interior accessible route of travel on the first floor;
(d)
An interior accessible route of travel shall not be required
between stories within an individual unit;
(e)
An adaptable room that can be used as a bedroom, with a door
or the casing for the installation of a door, on the first floor;
and
(f)
An accessible entranceway as set forth at P.L. 2005, c. 350
(N.J.S.A. 52:27D-311a et seq.) and the Barrier Free Subcode, N.J.A.C.
5:23-7, or evidence that the City of Northfield has collected funds
from the developer sufficient to make 10% of the adaptable entrances
in the development accessible.
[1]
Where a unit has been constructed with an adaptable
entrance, upon the request of a disabled person who is purchasing
or will reside in the dwelling unit, an accessible entrance shall
be installed.
[2]
To this end, the builder of restricted units shall
deposit funds within the City's Affordable Housing Trust Fund sufficient
to install accessible entrances in 10% of the affordable units that
have been constructed with adaptable entrances.
[3]
The funds deposited under Subsection B(2)(f)[2] above shall be used by the City of Northfield for the sole purpose of making the adaptable entrance of any affordable unit accessible when requested to do so by a person with a disability who occupies or intends to occupy the unit and requires an accessible entrance.
[4]
The developer of the restricted units shall submit
a design plan and cost estimate for the conversion from adaptable
to accessible entrances to the Construction Official of the City.
[5]
Once the Construction Official has determined that
the design plan to convert the unit entrances from adaptable to accessible
meet the requirements of the Barrier Free Subcode, N.J.A.C. 5:23-7,
and that the cost estimate of such conversion is reasonable, payment
shall be made to the City's Affordable Housing Trust Fund where the
funds shall be deposited into the Affordable Housing Trust Fund and
appropriately earmarked.
[6]
Full compliance with the foregoing provisions shall
not be required where an entity can demonstrate that it is site impracticable
to meet the requirements. Determinations of site impracticability
shall be in compliance with the Barrier Free Subcode, N.J.A.C. 5:23-7.
C.
Maximum rents and sales prices.
(1)
In establishing rents and sales prices of affordable housing
units, the administrative agent shall follow the procedures set forth
in the UHAC utilizing the regional income limits established by the
New Jersey Department of Community Affairs (DCA) or other agency as
required by the Court.
(2)
The maximum rent for restricted rental units within each affordable
development shall be affordable to households earning no more than
60% of median income, and the average rent for restricted low- and
moderate-income units shall be affordable to households earning no
more than 52% of median income.
(3)
The developers and/or municipal sponsors of restricted rental
units shall establish at least one rent for each bedroom type for
both low-income and moderate-income units.
(a)
At least 13% of all low- and moderate-income dwelling units
shall be affordable to households earning no more than 30% of median
income.
(4)
The maximum sales price of restricted ownership units within
each affordable development shall be affordable to households earning
no more than 70% of median income, and each affordable development
must achieve an affordability average of 55% for restricted ownership
units; in achieving this affordability average, moderate-income ownership
units must be available for at least three different prices for each
bedroom type, and low-income ownership units must be available for
at least two different prices for each bedroom type.
(5)
In determining the initial sales prices and rents for compliance
with the affordability average requirements for restricted units other
than assisted living facilities, the following standards shall be
used:
(a)
A studio shall be affordable to a one-person household;
(b)
A one-bedroom unit shall be affordable to a one-and-one-half-person
household;
(c)
A two-bedroom unit shall be affordable to a three-person household;
(d)
A three-bedroom unit shall be affordable to a four-and-one-half-person
household; and
(e)
A four-bedroom unit shall be affordable to a six-person household.
(6)
In determining the initial rents for compliance with the affordability
average requirements for restricted units in assisted living facilities,
the following standards shall be used:
(7)
The initial purchase price for all restricted ownership units
shall be calculated so that the monthly carrying cost of the unit,
including principal and interest (based on a mortgage loan equal to
95% of the purchase price and the Federal Reserve H.15 rate of interest),
taxes, homeowner and private mortgage insurance and condominium or
homeowners' association fees do not exceed 28% of the eligible monthly
income of the appropriate size household as determined under N.J.A.C.
5:80-26.4, as may be amended and supplemented; provided, however,
that the price shall be subject to the affordability average requirement
of N.J.A.C. 5:80-26.3, as may be amended and supplemented.
(8)
The initial rent for a restricted rental unit shall be calculated
so as not to exceed 30% of the eligible monthly income of the appropriate
household size as determined under N.J.A.C. 5:80-26.4, as may be amended
and supplemented; provided, however, that the rent shall be subject
to the affordability average requirement of N.J.A.C. 5:80-26.3, as
may be amended and supplemented.
(9)
The price of owner-occupied low- and moderate-income units may
increase annually based on the percentage increase in the regional
median income limit for each housing region. In no event shall the
maximum resale price established by the administrative agent be lower
than the last recorded purchase price.
(10)
The rent of low- and moderate-income units may be increased
annually based on the percentage increase in the Housing Consumer
Price Index for the United States. This increase shall not exceed
9% in any one year. Rents for units constructed pursuant to low-income
housing tax credit regulations shall be indexed pursuant to the regulations
governing low-income housing tax credits.
(11)
Income limits for all units for which income limits are not already
established through a federal program exempted from the Uniform Housing
Affordability Controls pursuant to N.J.A.C. 5:80-26.1 shall be updated
by the City annually within 30 days of the publication of determinations
of median income by HUD as follows:
(a)
Regional income limits shall be established for the Region 6
based on the median income by household size, which shall be established
by a regional weighted average of the uncapped Section 8 income limits
published by HUD. To compute this regional income limit, the HUD determination
of median county income for a family of four is multiplied by the
estimated households within the county according to the most recent
decennial census. The resulting product for each county within the
housing region is summed. The sum is divided by the estimated total
households from the most recent decennial census in Region 6. This
quotient represents the regional weighted average of median income
for a household of four. The income limit for a moderate-income unit
for a household of four shall be 80% of the regional weighted average
median income for a family of four. The income limit for a low-income
unit for a household of four shall be 50% of the HUD determination
of the regional weighted average medium income for a family of four.
The income limit for a very-low-income unit for a household of four
shall be 30% of the regional weighted average median income for a
family of four. These income limits shall be adjusted by household
size based on multipliers used by HUD to adjust median income by household
size. In no event shall the income limits be less than those for the
previous year.
(b)
The income limits calculated each year shall be the result of applying the percentages set forth in Subsection C(11)(a) above to HUD's determination of median income for the relevant fiscal year and shall be utilized until the City updates the income limits after HUD has published revised determinations of median income for the next fiscal year.
(c)
The regional asset limit used in determining an applicant's eligibility for affordable housing pursuant to N.J.A.C. 5:80-26.16(b)3 shall be calculated by the City annually by taking the percentage increase of the income limits calculated pursuant to Subsection C(11)(a) above over the previous year's income limits and applying the same percentage increase to the regional asset limit from the prior year. In no event shall the regional asset limit be less than that for the previous year.
(12)
Utilities. Tenant-paid utilities that are included in the utility
allowance shall be so stated in the lease and shall be consistent
with the utility allowance approved by DCA for its Section 8 program.
A.
The City of Northfield shall adopt by resolution an affirmative marketing
plan, subject to approval of the Court, compliant with N.J.A.C. 5:80-26.15,
as may be amended and supplemented.
B.
The affirmative marketing plan is a regional marketing strategy designed
to attract buyers and/or renters of all majority and minority groups,
regardless of race, creed, color, national origin, ancestry, marital
or familial status, gender, affectional or sexual orientation, disability,
age or number of children to housing units which are being marketed
by a developer, sponsor, or owner of affordable housing. The affirmative
marketing plan is also intended to target those potentially eligible
persons who are least likely to apply for affordable units in that
region. It is a continuing program that directs all marketing activities
toward Housing Region 6 and covers the period of deed restriction.
C.
The affirmative marketing plan shall provide a regional preference
for all households that live and/or work in Housing Region 6.
D.
The administrative agent designated by the City of Northfield shall
assure the affirmative marketing of all affordable units is consistent
with the affirmative marketing plan.
E.
In implementing the affirmative marketing plan, the administrative
agent shall provide a list of counseling services to low- and moderate-income
applicants on subjects such as budgeting, credit issues, mortgage
qualification, rental lease requirements, and landlord/tenant law.
F.
The affirmative marketing process for available affordable units
shall begin at least four months prior to the expected date of occupancy.
G.
The costs of advertising and affirmative marketing of the affordable
units shall be the responsibility of the developer, sponsor or owner,
unless otherwise determined or agreed to by the City.
H.
The affirmative marketing plan resolution shall include the following
information:
[Added 7-14-2020 by Ord.
No. 10-2020]
(1)
All affordable housing units shall be marketed in accordance
with the provisions herein.
(2)
The City of Northfield has an affordable housing obligation.
This subsection shall apply to all developments that contain proposed
low- and moderate-income units and any future developments that may
occur.
(3)
In implementing the affirmative marketing program, the Municipal
Housing Liaison shall undertake all of the following strategies:
(a)
Publication of one advertisement in a newspaper of general circulation
within the housing region.
(b)
Broadcast of one advertisement by a radio or television station
broadcasting throughout the housing region.
(c)
At least one additional regional marketing strategy using one
of the other sources listed below.
(4)
The affirmative marketing plan is a regional marketing strategy
designed to attract buyers and/or renters of all majority and minority
groups, regardless of race, creed, color, national origin, ancestry,
marital or familial status, gender, affectional or sexual orientation,
disability, age or number of children, to housing units which are
being marketed by a developer or sponsor of affordable housing. The
affirmative marketing plan is also intended to target those potentially
eligible persons who are least likely to apply for affordable units
in that region. It is a continuing program that directs all marketing
activities toward the COAH housing region in which the municipality
is located and covers the period of deed restriction. The City of
Northfield is in the Housing Region 6 consisting of Atlantic, Cape
May, Cumberland and Salem Counties. The affirmative marketing program
is a continuing program and shall meet the following requirements:
(b)
The primary marketing shall take the form of at least one press
release sent to the above publication and a paid display advertisement
in the above newspaper. Additional advertising and publicity shall
be on an as-needed basis. The developer shall disseminate all public
service announcements and pay for display advertisements. The developer
shall provide proof of publication to the Housing Administrator. The
Housing Administrator shall approve all press releases and advertisements
in advance. The advertisement shall include a description of the:
[1]
Location of the units;
[2]
Direction to the units;
[3]
Range of prices for the units;
[4]
Size, as measured in bedrooms, of units;
[5]
Maximum income permitted to qualify for the units;
[6]
Location of applications;
[7]
Business hours when interested households may obtain
an application; and
[8]
Application fees, if any.
(e)
The following is the location of applications, brochure(s),
sign(s) and/or poster(s) used as part of the affirmative marketing
program:
[1]
City of Northfield Municipal Building.
[2]
Atlantic County Public Library and branches.
[3]
City of Northfield website.
[4]
Developer's sales office.
[5]
Municipal libraries and municipal administrative
buildings in the region.
[6]
Atlantic County Office of Municipal and County
Government Services.
[7]
Atlantic County Housing Authority.
(f)
The following is a listing of community contact person(s) and/or
organizations(s) in Atlantic, Cape May, Cumberland and Salem that
will aid in the affirmative marketing program with particular emphasis
on contracts that will reach out to groups that are least likely to
apply for housing within the region:
[1]
Lions club.
[2]
Habitat for Humanity.
[3]
Rotary Club.
[4]
Houses of worship.
[5]
New Jersey Housing Resource Center.
[6]
Fair Share Housing Center.
[7]
The New Jersey State Conference of the NAACP.
[8]
Latino Action Network.
[9]
Mainland/Pleasantville, Mizpah, Atlantic City and
Cape May County branches of the NAACP.
(g)
Quarterly flyers and applications shall be sent to each of the
following agencies for publication in their journals and for circulation
among their members:
(5)
Applications shall be mailed to prospective applicants upon
request. Also, applications shall be available at the developer's
sales/rental office.
(6)
Additionally, quarterly informational circulars and applications
shall be sent to the chief administrative employees of each of the
following agencies in the counties of Atlantic, Cape May, Cumberland
and Salem:
(7)
A random selection method to select occupants of low- and moderate-income
housing will be used by the Municipal Housing Liaison, in conformance
with N.J.A.C. 5:80-26.16(1).
I.
The Municipal Housing Liaison is the person responsible to administer
the program. The Municipal Housing Liaison has the responsibility
to income qualify low- and moderate-income households; to place income-eligible
households in low- and moderate-income units upon initial occupancy;
to provide for the initial occupancy of low- and moderate-income units
with income-qualified households; to continue to qualify households
for reoccupancy of units as they become vacant during the period of
affordability controls; to assist with outreach to low- and moderate-income
households; and to enforce the terms of the deed restriction and mortgage
loan as per N.J.A.C. 5:80-26. The Municipal Housing Liaison within
the City of Northfield is the designated housing officer to act as
liaison to the City Administrator. Also, the Municipal Housing Liaison
shall direct qualified low- and moderate-income applicants to counseling
services on subjects such as budgeting, credit issues, mortgage qualifications,
rental lease requirements and landlord/tenant law.
[Added 7-14-2020 by Ord.
No. 10-2020]
J.
All developers of low- and moderate-income housing units shall be
required to assist in the marketing of the affordable units in their
respective developments.
[Added 7-14-2020 by Ord.
No. 10-2020]
K.
The marketing program shall commence at least 120 days before the
issuance of either temporary or permanent certificates of occupancy.
The marketing program shall continue until all low-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.
[Added 7-14-2020 by Ord.
No. 10-2020]
L.
The Municipal Housing Liaison will comply with monitoring and reporting
requirements as per N.J.A.C. 5:80-26.
[Added 7-14-2020 by Ord.
No. 10-2020]
A.
In referring certified households to specific restricted units, to
the extent feasible, and without causing an undue delay in occupying
the unit, the administrative agent shall:
B.
Additional provisions related to occupancy standards (if any) shall
be provided in the applicable operating manuals that shall be prepared
by the administrative agent.
A.
Control periods for restricted-ownership units shall be in accordance
with N.J.A.C. 5:80-26.5, as may be amended and supplemented, and each
restricted ownership unit shall remain subject to the requirements
of this article until the City of Northfield elects to release the
unit from such requirements; however, and prior to such an election,
a restricted ownership unit must remain subject to the requirements
of N.J.A.C. 5:80-26.1 et seq., as may be amended and supplemented,
for at least 30 years.
B.
The affordability control period for a restricted-ownership unit
shall commence on the date the initial certified household takes title
to the unit.
C.
Prior to the issuance of the initial certificate of occupancy for
a restricted-ownership unit and upon each successive sale during the
period of restricted ownership, the administrative agent shall determine
the restricted price for the unit and shall also determine the nonrestricted,
fair market value of the unit based on either an appraisal or the
unit's equalized assessed value.
D.
At the time of the first sale of the unit, the purchaser shall execute
and deliver to the administrative agent a recapture note obligating
the purchaser (as well as the purchaser's heirs, successors and assigns)
to repay, upon the first nonexempt sale after the unit's release from
the requirements of this article, an amount equal to the difference
between the unit's nonrestricted fair market value and its restricted
price, and the recapture note shall be secured by a recapture lien
evidenced by a duly recorded mortgage on the unit.
E.
The affordability controls set forth in this article shall remain
in effect despite the entry and enforcement of any judgment of foreclosure
with respect to restricted-ownership units.
F.
A restricted-ownership unit shall be required to obtain a continuing
certificate of occupancy or a certified statement from the Construction
Official stating that the unit meets all code standards upon the first
transfer of title that follows the expiration of the applicable minimum
control period provided under N.J.A.C. 5:80-26.5(a), as may be amended
and supplemented.
[Amended 7-14-2020 by Ord. No. 10-2020]
Price restrictions for restricted-ownership units shall be in
accordance with N.J.A.C. 5:80-26.1, as may be amended and supplemented,
including:
A.
The initial purchase price for a restricted-ownership unit shall
be approved by the administrative agent.
B.
The administrative agent shall approve all resale prices, in writing
and in advance of the resale, to assure compliance with the foregoing
standards.
C.
The method used to determine the condominium association fee amounts
and special assessments shall be indistinguishable between the low-
and moderate-income unit owners and the market unit owners.
D.
The owners of restricted-ownership units may apply to the administrative
agent to increase the maximum sales price for the unit on the basis
of capital improvements. Eligible capital improvements shall be those
that render the unit suitable for a larger household or the addition
of a bathroom.
A.
Buyer income eligibility for restricted-ownership units shall be
in accordance with N.J.A.C. 5:80-26.1 et seq., as may be amended and
supplemented, such that low-income ownership units shall be reserved
for households with a gross household income less than or equal to
50% of median-income and moderate-income ownership units shall be
reserved for households with a gross household income less than 80%
of median income.
B.
The administrative agent shall certify a household as eligible for
a restricted-ownership unit when the household is a low-income household
or a moderate-income household, as applicable to the unit, and the
estimated monthly housing cost for the particular unit (including
principal, interest, taxes, homeowner and private mortgage insurance
and condominium or homeowners' association fees, as applicable) does
not exceed 30% of the household's certified monthly income.
A.
Prior to incurring any indebtedness to be secured by a restricted-ownership
unit, the administrative agent shall determine in writing that the
proposed indebtedness complies with the provisions of this section.
B.
With the exception of original purchase money mortgages, during a
control period neither an owner nor a lender shall at any time cause
or permit the total indebtedness secured by a restricted-ownership
unit to exceed 95% of the maximum allowable resale price of that unit,
as such price is determined by the administrative agent in accordance
with N.J.A.C. 5:80-26.6(b).
A.
Control periods for restricted rental units shall be in accordance
with N.J.A.C. 5:80-26.11, as may be amended and supplemented, and
each restricted rental unit shall remain subject to the requirements
of this article until the City of Northfield elects to release the
unit from such requirements pursuant to action taken in compliance
with N.J.A.C. 5:80-26.1 et seq., as may be amended and supplemented,
and prior to such an election, a restricted rental unit must remain
subject to the requirements of N.J.A.C. 5:80-26.1 et seq., as may
be amended and supplemented, for at least 30 years.
B.
Deeds of all real property that include restricted rental units shall
contain deed restriction language. The deed restriction shall have
priority over all mortgages on the property, and the deed restriction
shall be filed by the developer or seller with the records office
of the County of Atlantic. A copy of the filed document shall be provided
to the administrative agent within 30 days of the receipt of a certificate
of occupancy.
C.
A restricted rental unit shall remain subject to the affordability
controls of this article, despite the occurrence of any of the following
events:
A.
A written lease shall be required for all restricted rental units,
except for units in an assisted living residence, and tenants shall
be responsible for security deposits and the full amount of the rent
as stated on the lease. A copy of the current lease for each restricted
rental unit shall be provided to the administrative agent.
B.
No additional fees or charges shall be added to the approved rent
(except, in the case of units in an assisted living residence, to
cover the customary charges for food and services) without the express
written approval of the administrative agent.
C.
Application fees (including the charge for any credit check) shall
not exceed 5% of the monthly rent of the applicable restricted unit
and shall be payable to the administrative agent to be applied to
the costs of administering the controls applicable to the unit as
set forth in this article.
A.
Tenant income eligibility shall be in accordance with N.J.A.C. 5:80-26.13,
as may be amended and supplemented, and shall be determined as follows:
(1)
Very-low-income rental units shall be reserved for households
with a gross household income less than or equal to 30% of median
income.
(2)
Low-income rental units shall be reserved for households with
a gross household income less than or equal to 50% of median income.
(3)
Moderate-income rental units shall be reserved for households
with a gross household income less than 80% of median income.
B.
The administrative agent shall certify a household as eligible for
a restricted rental unit when the household is a very-low-income,
low-income or moderate-income household, as applicable to the unit,
and the rent proposed for the unit does not exceed 35% (40% for age-restricted
units) of the household's eligible monthly income as determined pursuant
to N.J.A.C. 5:80-26.16, as may be amended and supplemented; provided,
however, that this limit may be exceeded if one or more of the following
circumstances exists:
(1)
The household currently pays more than 35% (40% for households
eligible for age-restricted units) of its gross household income for
rent, and the proposed rent will reduce its housing costs;
(2)
The household has consistently paid more than 35% (40% for households
eligible for age-restricted units) of eligible monthly income for
rent in the past and has proven its ability to pay;
(3)
The household is currently in substandard or overcrowded living
conditions;
(4)
The household documents the existence of assets with which the
household proposes to supplement the rent payments; or
(5)
The household documents proposed third-party assistance from
an outside source, such as a family member, in a form acceptable to
the administrative agent and the owner of the unit.
A.
The position of Municipal Housing Liaison (MHL) for the City of Northfield
is established by this article. The City shall make the actual appointment
of the MHL by means of a resolution.
(1)
The MHL must be either a full-time or part-time employee of
Northfield.
(2)
The person appointed as the MHL must be reported to the Court
and thereafter posted on the City's website.
(3)
The MHL must meet all the requirements for qualifications, including
initial and periodic training.
(4)
The Municipal Housing Liaison shall be responsible for oversight
and administration of the affordable housing program for the City
of Northfield, including the following responsibilities, which may
not be contracted out to the administrative agent:
(a)
Serving as the municipality's primary point of contact for all
inquiries from the state, affordable housing providers, administrative
agents and interested households;
(b)
The implementation of the affirmative marketing plan and affordability
controls;
(c)
When applicable, supervising any contracting administrative
agent;
(d)
Monitoring the status of all restricted units in the City's
Fair Share Plan;
(e)
Compiling, verifying and submitting annual reports as required;
(f)
Coordinating meetings with affordable housing providers and
administrative agents, as applicable; and
(g)
Attending continuing education opportunities on affordability
controls, compliance monitoring and affirmative marketing as offered
or approved by the Affordable Housing Professionals of New Jersey
(AHPNJ).
B.
The City of Northfield shall designate by resolution of the City
Council, subject to the approval of the Court, one or more administrative
agents to administer newly constructed affordable units in accordance
with N.J.A.C. 5:91, N.J.A.C. 5:93[1] and the UHAC.
[1]
Editor's Note: So in original. N.J.A.C. 5:91 expired on April
2, 2008, and N.J.A.C. 5:93 expired on October 16, 2016.
C.
Operating manuals shall be provided by the administrative agent(s),
to be adopted by resolution of the governing body, including but not
limited to rehabilitation manual for both renter- and ownership-restricted
units, operating manual for newly constructed renter and ownership
affordable units, and any other manuals deemed necessary. The operating
manuals shall be available for public inspection in the office of
the Municipal Clerk and in the office(s) of the administrative agent(s).
D.
The administrative agent shall perform the duties and responsibilities
of an administrative agent as are set forth in the UHAC, including
those set forth in N.J.A.C. 5:80-26.14, 5:80-26.16 and 5:80-26.18
thereof, which includes:
(1)
Attending continuing education opportunities on affordability
controls, compliance monitoring, and affirmative marketing as offered
or approved by the Affordable Housing Professionals of New Jersey
(AHPNJ);
(2)
Affirmative marketing;
(3)
Household certification;
(4)
Affordability controls;
(5)
Records retention;
(6)
Resale and rerental;
(7)
Processing requests from unit owners; and
(8)
Enforcement, though the ultimate responsibility for retaining
controls on the units rests with the municipality.
(9)
The administrative agent shall have authority to take all actions
necessary and appropriate to carry out its responsibilities hereunder.
E.
The administrative agent shall also implement the rehabilitation
program, affordability assistance program, and any other affordable
housing programs required within the spending plan and adopted Housing
Plan Element and Fair Share Plan.
A.
Upon the occurrence of a breach of any of the regulations governing
the affordable unit by an owner, developer or tenant, the municipality
shall have all remedies provided at law or equity, including but not
limited to foreclosure, tenant eviction, municipal fines, a requirement
for household recertification, acceleration of all sums due under
a mortgage, recoupment of any funds from a sale in the violation of
the regulations, injunctive relief to prevent further violation of
the regulations, entry on the premises, and specific performance.
B.
After providing written notice of a violation to an owner, developer
or tenant of a low- or moderate-income unit and advising the owner,
developer or tenant of the penalties for such violations, the municipality
may take the following action against the owner, developer or tenant
for any violation that remains uncured for a period of 60 days after
service of the written notice:
(1)
The municipality may file a court action pursuant to N.J.S.A.
2A:58-11 alleging a violation, or violations, of the regulations governing
the affordable housing unit. If the owner, developer or tenant is
found by the court to have violated any provision of the regulations
governing affordable housing units, the owner, developer or tenant
shall be subject to one or more of the following penalties, at the
discretion of the court:
(a)
A fine of not more than $10,000 or imprisonment for a period
not to exceed 90 days, or both. Each and every day that the violation
continues or exists shall be considered a separate and specific violation
of these provisions and not as a continuing offense;
(b)
In the case of an owner who has rented his or her low- or moderate-income
unit in violation of the regulations governing affordable housing
units, payment into the City of Northfield Affordable Housing Trust
Fund of the gross amount of rent illegally collected;
(c)
In the case of an owner who has rented his or her low- or moderate-income
unit in violation of the regulations governing affordable housing
units, payment of an innocent tenant's reasonable relocation costs,
as determined by the court.
(2)
The municipality may file a court action in the Superior Court
seeking a judgment, which would result in the termination of the owner's
equity or other interest in the unit, in the nature of a mortgage
foreclosure. Any judgment shall be enforceable as if the same were
a judgment of default of the first purchase money mortgage and shall
constitute a lien against the low- and moderate-income unit.
C.
Such judgment shall be enforceable, at the option of the municipality,
by means of an execution sale by the Sheriff, at which time the low-
and moderate-income unit of the violating owner shall be sold at a
sale price which is not less than the amount necessary to fully satisfy
and pay off any first purchase money mortgage and prior liens and
the costs of the enforcement proceedings incurred by the municipality,
including attorney's fees. The violating owner shall have the right
to possession terminated as well as the title conveyed pursuant to
the Sheriff's sale.
D.
The proceeds of the Sheriff's sale shall first be applied to satisfy
the first purchase money mortgage lien and any prior lines upon the
low- and moderate-income unit. The excess, if any, shall be applied
to reimburse the municipality for any and all costs and expenses incurred
in connection with either the court action resulting in the judgment
of violation or the Sheriff's sale. In the event that the proceeds
from the Sheriff's sale are insufficient to reimburse the municipality
in full as aforesaid, the violating owner shall be personally responsible
for and to the extent of such deficiency, in addition to any and all
costs incurred by the municipality in connection with collecting such
deficiency. In the event that a surplus remains after satisfying all
of the above, such surplus, if any, shall be placed in escrow by the
municipality for the owner and shall be held in such escrow for a
maximum period of two years or until such earlier time as the owner
shall make a claim with the municipality for such. Failure of the
owner to claim such balance within the two-year period shall automatically
result in a forfeiture of such balance to the municipality. Any interest
accrued or earned on such balance while being held in escrow shall
belong to and shall be paid to the municipality, whether such balance
shall be paid to the owner or forfeited to the municipality.
E.
Foreclosure by the municipality due to violation of the regulations
governing affordable housing units shall not extinguish the restrictions
of the regulations governing affordable housing units as the same
apply to the low- and moderate-income unit. Title shall be conveyed
to the purchaser at the Sheriff's sale, subject to the restrictions
and provisions of the regulations governing the affordable housing
unit. The owner determined to be in violation of the provisions of
this plan and from whom title and possession were taken by means of
the Sheriff's sale shall not be entitled to any right of redemption.
F.
If there are no bidders at the Sheriff's sale, or if insufficient
amounts are bid to satisfy the first purchase money mortgage and any
prior liens, the municipality may acquire title to the low- and moderate-income
unit by satisfying the first purchase money mortgage and any prior
liens and crediting the violating owner with an amount equal to the
difference between the first purchase money mortgage and any prior
liens and costs of the enforcement proceedings, including legal fees
and the maximum resale price for which the low- and moderate-income
unit could have been sold under the terms of the regulations governing
affordable housing units. This excess shall be treated in the same
manner as the excess which would have been realized from an actual
sale as previously described.
G.
Failure of the low- and moderate-income unit to be either sold at
the Sheriff's sale or acquired by the municipality shall obligate
the owner to accept an offer to purchase from any qualified purchaser
which may be referred to the owner by the municipality, with such
offer to purchase being equal to the maximum resale price of the low-
and moderate-income unit as permitted by the regulations governing
affordable housing units.
H.
The owner shall remain fully obligated, responsible and liable for
complying with the terms and restrictions of governing affordable
housing units until such time as title is conveyed from the owner.
Appeals from all decisions of an administrative agent designated
pursuant to this article shall be filed with the Superior Court of
New Jersey, Atlantic County.
