[Ord. No. 05-01 § 1]
a.
This chapter is intended to facilitate ways in which housing rehabilitation
and new construction can be provided for low and moderate income households
within the Township of Green in order for the Township to meet its
housing obligations as determined by the New Jersey Council on Affordable
Housing (COAH).
b.
It is intended to provide technical and financial assistance to eligible
homeowners for rehabilitating homes occupied by low- or moderate-income
households.
c.
It is intended to provide a vehicle for eligible homeowners to gain
access to the loans and/or grants from the Green Township Housing
Trust Fund.
d.
Funding for rehabilitation shall be through grant programs sponsored
by the New Jersey Department of Community Affairs and/or funding from
the Housing Trust Fund and/or other sources not yet determined.
e.
Green Township will enter into a Regional Contribution Agreement
with a receiving municipality in order to partially meet the present
and prospective need component of its obligation (N.J.A.C. 5:93-6).
[Ord. No. 05-01 § 2]
a.
FAIR HOUSING PROGRAM
GROSS INCOME
HOUSING ADMINISTRATOR
HOUSING TRUST FUND
INCLUSIONARY DEVELOPMENT
INDIGENOUS HOUSING NEED
MUNICIPAL SPONSOR
REHABILITATION
Words and phrases defined in the Fair Housing Act, the Municipal
Land Use Law (40:55D-1 et seq.) and in the Substantive Rules of the
Council on Affordable Housing (COAH)(N.J.A.C. 5:93-1.3)
Shall mean the program provided under the terms of this chapter.
Shall mean the total income of all members of an applicant's
household including but not limited to, wages, tips, interest, dividends,
and retirement programs.
Shall be the Township Clerk/Administrator, who shall retain
services of an experienced individual or agency to assist in professionally
administrating the program.
Shall mean the Green Housing Trust Fund established for the
financing of low- and moderate-income housing rehabilitation and development.
Shall mean a development which is a mix of dwelling units
which sell or rent at market value and those which sell or rent at
a reduced value based on allowable spending limits for low- and moderate-income
families as determined by the Council on Affordable Housing.
Shall mean deficient housing units occupied by low- and moderate-income
households within a municipality.
Shall mean a municipality, which has involved itself in actual
production of new, low- and/or moderate-income housing.
Shall mean the restoration of a deficient or substandard
dwelling unit to a safe and sanitary condition as provided for under
the terms of this chapter.
[Ord. No. 05-01 § 3.1]
Only owners of dwelling units within Green Township shall be
eligible for rehabilitation assistance offered by this chapter.
a.
The homeowner, as a member of either a low- or moderate-income household
who lives in the dwelling unit to be rehabilitated, or an owner who
rents the dwelling unit to be rehabilitated to either a low- or moderate-income
household shall be eligible for the assistance offered under this
chapter provided the owner agrees to rent the rehabilitated dwelling
unit to a low- or moderate-income household for the required minimum
period of time and at a rate which follows COAH guidelines. Proof
of income of the household occupying the rehabilitated unit shall
be required by the Housing Administrator.
b.
A dwelling unit proposed to be rehabilitated shall be located in
the Township of Green and shall be considered deficient or substandard
as determined by the Housing Administrator. To qualify as deficient,
the unit must have a minimum of two of the following characteristics;
1.
Constructed prior to 1940.
2.
Be occupied by more than one person per room.
3.
Not have a private entranceway to the dwelling unit.
4.
Not have exclusive access to complete plumbing facilities meeting
the health and sanitary codes of the Township of Green.
5.
Not have adequate kitchen facilities such as piped water, a safe
operating stove or an operating refrigerator.
A unit shall be considered substandard if it has deficiencies
that violate the U.S. Department of Housing and Urban Development
(HUD) Section 8 Existing Housing Quality Standards.
c.
The rehabilitation will, upon completion, result in a safe and sound
dwelling unit meeting all health and safety code requirements as certified
through the issuance of a Certificate of Occupancy.
d.
The homeowner must agree, in writing, to comply with all requirements
of this chapter and the rules and regulations established by COAH,
and other applicable ordinances of the Township of Green at the time
the agreement for the assistance offered by this chapter is signed.
[Ord. No. 05-01 § 3.2]
Owners who secure financial assistance under the terms of this
chapter shall be entitled to the following rights and shall undertake
the following obligations:
a.
The right to apply for, and receive special property tax assessment
treatment in accordance with applicable State law.
b.
The obligation to place a deed restriction on the property specifying
that only low- or moderate-income households may occupy the designated
dwelling unit. The deed restriction shall take effect on the date
the application is approved and money has been made available for
the rehabilitation project. The deed restriction shall be in effect
for six years for owner-occupied units and 10 years for renter-occupied
as per N.J.A.C. 5:93-5.2(g). The beginning of the restricted time
period shall be from the date the Certificate of Occupancy is issued
following completion of the rehabilitation work. Sale of the deed-restricted
property shall not affect the deed restrictions.
c.
The obligation to sell or rent the dwelling unit at prices within
the range of affordability as set forth by COAH for the period of
the deed restriction. Increases in the affordability controls may
be granted upon written application to, and review by the Housing
Administrator assuring compliance with COAH's requirements for
changes in the affordability controls.
[Ord. No. 05-01 § 3.3]
No financial assistance from the Housing Trust Fund shall be
disbursed to any applicant without full compliance with the requirements
of this chapter and other applicable regulations. Any person who violates
or who fails to comply with this chapter or the other applicable regulations
shall be penalized no more than $1,000 and/or jailed no longer than
one year and, as part of the penalty, shall make restitution of any
and all funds paid from the Housing Trust Fund. Nothing herein shall
prevent the Township of Green from taking such other lawful action
as is necessary to prevent or remedy any violation.
[Ord. No. 05-01 § 4]
Under this section Green Township undertakes to actively market
through advertising in the media, distributing flyers, etc. the availability
of rent or sales priced restricted units, which are to be made available
to low- and moderate-income households. The Housing Administrator
is responsible for these activities.
[Ord. No. 05-01 § 4.1]
a.
The Housing Administrator shall perform the following duties:
1.
Conducting an Affirmative Marketing Program:
(a)
Mailing to all homeowners at least once a year, an announcement
of the Fair Housing Program. This announcement shall include an explanation
of the eligibility requirements as well as the procedures for making
application for rehabilitation assistance under the program.
(b)
Conducting at least one well publicized public meeting to outline
and answer questions about the Fair Housing Program.
(c)
Issuing periodic press releases to inform the public of news
related to the Fair Housing Program and to promote interest in the
program.
(d)
Preparation of information/application packets for distribution
to interested homeowners.
2.
Preparation of the necessary applications, financial statements,
a summary of the commitments to the rules and regulations of the program,
and such other forms to be executed in administering the program.
The final set of forms and documents prepared by the Housing Administrator
shall be approved by the Township Clerk/Administrator. The appropriate
forms shall include, along with other data deemed appropriate, proof
of ownership, income qualifications of the occupants of the rehabilitated
unit, the deed restrictions and the time period for affordability
controls applicable to the property, a description of the work to
be performed, the total cost of the work. How much will be a loan
and how much a grant, as well as the method of repaying any loan.
3.
Determining the eligibility of the applicant based on the requirements
of this chapter and the data provided on the forms required as part
of the application procedure.
4.
Maintenance of an updated file on available governmental and nongovernmental
programs for financial assistance for low- and moderate-income households,
including eligibility requirements, application forms, filing deadlines,
and whether funding is currently available.
5.
Providing technical assistance to eligible low- or moderate-income
applicants to apply for financial assistance for housing rehabilitation
from State and Federal programs and from the Housing Trust Fund.
6.
Determining the deficiencies of an applicant's dwelling unit
and submit the findings in writing to be kept on file as part of the
application.
7.
Maintaining a list of approved contractors based upon satisfactory
references on past work performed and on satisfactory credit ratings.
8.
Determining whether the proposed work to be performed meets the parameters
of this chapter and whether the cost to complete that work is reasonable.
Said determination shall be in writing and kept on file as part of
the application.
9.
Conducting appropriate, periodic inspections of the work being done
and, when satisfactorily completed, issue a certificate of compliance
bearing the date the certificate was issued. A copy of this certificate
shall be kept as part of the file on the application.
10.
Preparation and periodic presentation (at least once a year) to the
Township Clerk/Administrator of a report on the number and type of
rehabilitation applications received and the amount of technical assistance
provided by the Housing Administrator. The report shall contain at
a minimum:
11.
Maintaining regular office hours to be available to meet with interested
homeowners.
The Housing Administrator can call upon the following municipal
employees to aid in carrying out this chapter:
(a)
The Program Development Specialist.
(b)
The Township Treasurer.
(c)
The Zoning Officer.
(d)
The Health Officer.
(e)
The Construction Official.
(f)
The Township Engineer.
(g)
The Township Attorney.
The Housing Administrator can obtain the services of professional
consultants, if deemed to be needed, and confirmed by the proper Township
officials.
[Ord. No. 05-01 § 4.2]
a.
The Township shall include in its annual budget sufficient funds
to pay for the costs of administrating this chapter. The money expended
for preparing and implementing the Fair Housing Ordinance shall, in
accordance with the Fair Housing Act, be considered a mandated expenditure
exempt from the limitations on final appropriations imposed pursuant
to P.L. 1976, c. 68 (C.40A:4-45.1 et seq.)
The source of funding to administer and implement this program
may include:
1.
State and Federal programs.
2.
The Housing Trust Fund.
3.
Municipal budget appropriations.
State and Federal funds shall be disbursed according to the
rules and regulations of the agency administering the funds.
Housing Trust Fund monies shall be available for housing rehabilitation.
The funds shall be disbursed as grants for rehabilitating deficient
dwelling units owned or occupied by low-income households. The funds
shall be disbursed as loans bearing 2% simple interest for rehabilitating
deficient dwelling units owned and occupied by low- and moderate-income
households or deficient dwelling units owned by an absentee landlord
but occupied by either a low- or moderate-income household.
The above loans may be disbursed to qualified resident homeowners
who agree to a lien on the property for repayment of the loan plus
accrued interest. The loan and interest shall be repaid as determined
y the Township Housing Administrator and the homeowner. Where the
property is sold or transferred prior to the loan being repaid, the
entire remaining balance of the loan plus accrued interest shall be
paid to the Housing Trust Fund at the time of transfer.
[Ord. No. 05-01 § 5.1]
Applications and other required forms shall be made available
at the office of the Housing Administrator. Technical assistance shall
be available from that office to assist applicants in completing and
submitting an application. There shall be no fee for filing an application.
[Ord. No. 05-01 § 5.2]
a.
The Housing Administrator shall determine the completeness of the
application.
b.
Upon a determination of completeness, the Housing Administrator shall
determine whether the applicant meets the eligibility criteria.
c.
Upon a determination that the applicant is eligible under the program,
the Housing Administrator shall inspect the property to determine
whether it qualifies as deficient under this chapter.
d.
Upon a determination that the dwelling unit is deficient, the Housing
Administrator shall cause a written description of the work required
to be completed in order to meet the criteria of this chapter and
related health and safety codes and submit a copy to the applicant
and retain one copy to be kept as part of the applicant's file.
It shall be prepared by an individual qualified to make such written
description.
e.
Upon receipt of this description of the work required to be completed,
the applicant shall:
Indicate any discrepancies or omissions in writing to the Housing
Administrator. The Housing Administrator shall review the applicant's
comments and provide a written response, including any appropriate
adjustments to the original report. A copy of this response shall
be submitted to the applicant with a copy to be kept as part of the
applicant's file.
Following the final determination of the work to be performed
and acceptance by the homeowner, the Housing Administrator shall seek
written proposals, together with the cost to complete the work, from
appropriate qualified contractors. A list of those contractors shall
be kept in the office of the Housing Administrator. The Housing Administrator
shall recommend a contractor based upon completeness of the proposal
and the lowest overall cost submitted. This recommendation shall be
submitted to the applicant for review and concurrency.
[Ord. No. 05-01 § 5.3]
a.
Upon review of the contractor's written proposal and cost estimate,
the Housing Administrator shall either approve, disapprove, or modify
the proposal as might be appropriate to meet the requirements of the
applicable ordinances and requirements of this program and the judgment
of both as to the reasonableness of the cost. If the proposal is modified
or disapproved, the applicant and the contractor may meet with the
Housing Administrator to make appropriate modifications until the
application is approved.
b.
Upon approval of the work to be performed and the related cost, together
with the eligibility of the applicant, all contracts shall be executed.
1.
The contract between the applicant and the Township of Green and/or
other governmental agencies covering the amount of the loan, the purpose
of the loan, the deed restrictions and affordability controls, payback
requirements for any loans, penalties for noncompliance, and such
other requirements of the program as required by law.
2.
The contract between the contractor and the applicant outlining the
work to be performed, the cost, and the time of performance.
c.
All payments which require expenditures from the Township Housing Trust Fund shall be made by the Township to the contractor in accordance with the provisions of the contract outlined in subsection 34-5.3b,2 above, subject to a guarantee that the money will go toward completion of the work included in the application and the contract. Any agreements with State and/or Federal agencies will be conditioned upon the criteria of those agencies.
d.
Following completion of the work, the Housing Administrator shall
inspect the dwelling unit and certify whether or not the work has
been satisfactorily completed. If the work is sufficient, a Certificate
of Compliance shall be issued. If the work is insufficient, the contractor
shall be notified and given 90 days to remedy the conditions cited.
If the conditions are not corrected within 90 days, the Housing Administrator
shall be authorized to either use remaining funds of the guarantee
or such other remedies as appropriate to complete the work in a satisfactory
manner.
[Ord. No. 05-01 § 6]
This portion of the chapter regulates the provision of new low-
and moderate-income housing units. It includes units which may be
for sale or for rent. This section outlines the requirements of the
Council on Affordable Housing with regard to allowable costs, marketing
efforts and the mix of unit types to be provided in any inclusionary
development.
It is unlikely, for the foreseeable future, that adequate infrastructure
will be available to sustain inclusionary housing for low- and moderate-income
households. This section is included to indicate the Township's
commitment, if and when such infrastructure becomes available, to
capitalize on that availability to provide additional housing opportunities.
[Ord. No. 05-01 § 6.1]
In accordance with COAH standards, affordability controls shall
be based on two person households for one bedroom units, three person
households for two bedroom units, and five person households for three
bedroom units.
[Ord. No. 05-01 § 6.2]
a.
Rents shall not exceed 30% of the published income limits for households of the sizes indicated in subsection 34-6.2 above and these rent limits shall include utilities to be paid by the tenant.
b.
Rents may be increased annually based on the percentage increase
in the Housing Consumer Price Index for the United States in accordance
with N.J.A.C. 5:93-9.15.
[Ord. No. 05-01 § 6.3]
Affordability controls for owner-occupied buildings, which have
been rehabilitated to incorporate new rental units, shall be for a
period of six years. Rental rehabilitated dwelling units, which are
not owner-occupied, shall be restricted as to affordability both from
the standpoint of income and rent for a period of 10 years.
[Ord. No. 05-01 § 7]
This section of the Green Township Code sets forth regulations
regarding low- and moderate-income housing units in Green Township
that are consistent with the provisions of N.J.A.C. 5:93 et seq. effective
January 5, 1998, as amended. These rules are pursuant to the Fair
Housing Act of 1985 and Green Township's constitutional obligation
to provide for its fair share of low- and moderate-income housing.
When the Township is able and permitted to incorporate inclusionary
development into its fair share plan, Green Township's new construction
or inclusionary component will be divided equally between low- and
moderate-income households as per N.J.A.C. 5:93-2.20.
Except for inclusionary developments constructed pursuant to
low-income tax credit regulations:
a.
At least 1/2 of all units with each inclusionary development will
be affordable to low-income households:
b.
At least 1/2 of all rental units will be affordable to low-income
households:
c.
At least 1/3 of all units in each bedroom distribution pursuant to
N.J.A.C. 5:93-7.2(c) will be affordable to low-income households.
[Ord. No. 05-01 § 7.1]
Inclusionary developments that are not restricted to senior
citizens will be structured in conjunction with realistic market demands
pursuant to N.J.A.C. 5:93-7.3 so that:
a.
The combination of efficiency and one bedroom units is at least 10%
and no greater than 20% of the total low- and moderate-income units;
b.
At least 30% of all low- and moderate-income units are two bedroom
units;
c.
At least 20% of all low- and moderate-income units are three bedroom
units;
d.
Low- and moderate-income units restricted to senior citizens may
utilize a modified bedroom distribution, and at a minimum, the number
of bedrooms will equal the number of senior citizen low- and moderate-income
units within the inclusionary development.
[Ord. No. 05-06 § 7.2]
In conjunction with realistic market information, the following
criteria will be used in determining maximum rents and sales prices:
a.
Efficiency units will be affordable to one person households;
b.
One bedroom units will be affordable to 1.5 person households:
c.
Two bedroom units will be affordable to three person households;
d.
Three bedroom units will be affordable to 4.5 person households;
e.
Median income by household size will be established by a regional
weighted average of the uncapped Section 8 income limits published
by HUD as per N.J.A.C. 5:93-7.4(b);
f.
The maximum average rent and price of low- and moderate-income units
within each inclusionary development will be affordable to households
earning 57.5% of median income;
g.
Moderate-income sales units will be available for at least three
different prices and low-income sales units will be available for
at least two different prices;
h.
For both owner-occupied and rental units, the low- and moderate-income
units will utilize the same heating source as market units within
an inclusionary development;
i.
Low-income units will be reserved for households with a gross household
income less than or equal to 50% of the median income approved by
COAH moderate-income units will be reserved for households with a
gross household income less than 80% of the median income approved
by COAH as per N.J.A.C. 5:93-9.16;
j.
The regulations outlined in N.J.A.C. 5:93-9.15 and 9.16 will be applicable
for purchased and rental units.
[Ord. No. 05-01 § 7.3]
For rental units, developers and/or municipal sponsors may:
a.
Establish one rent for a low-income unit and one for a moderate-income
unit for each bedroom distribution.
b.
Gross rents, including an allowance for tenant-paid utilities, will
be established so as not to exceed 30% of the gross monthly income
of the appropriate household size as per N.J.A.C. 5:93-7.4(a). The
tenant-paid utility allowance will be consistent with the utility
allowance approved by HUD for use in New Jersey.
[Ord. No. 05-01 § 7.4]
a.
The initial price of a low- and moderate-income owner-occupied single-family
housing unit will be established so that after a down payment of 5%
the monthly principal, interest, homeowner and private mortgage insurance,
property taxes (based on the restricted value of the low- and moderate-income
units) and condominium or homeowner fees do not exceed 28% of the
eligible gross monthly income.
b.
Master deeds of inclusionary developments will regulate condominium
or homeowner association fees or special assessments of low- and moderate-income
purchasers at 40% of those paid by market purchasers. This 40% is
consistent with the requirement of N.J.A.C. 5:93-7.4(e). Once established
within the master deed, the 40% will not be amended without prior
approval from COAH.
c.
The Township of Green will follow the general provisions concerning
uniform deed restriction liens and enforcement through Certificates
of Occupancy or Reoccupancy on sale units as per N.J.A.C. 5:93-9.3.
d.
The Township of Green will require a Certificate of Reoccupancy for
any occupancy of a low- or moderate-income sales unit resulting form
a resale as per N.J.A.C. 5:93-9.39c).
e.
Municipal, State, nonprofit and seller options regarding sale units
will be consistent with N.J.A.C. 5:93-9.5 — 9.8. Municipal rejection
of repayment options for sale units will be consistent with N.J.A.C.
5:93-9.9.
f.
The continued application of options to create, rehabilitate or maintain
low- and moderate-income sales units will be consistent with N.J.A.C.
5:93-9.10.
g.
Eligible capital improvements prior to the expiration of controls
on sale units will be consistent with N.J.A.C. 5:93-9.11.
h.
The regulations detailed in N.J.A.C. 5:93-9.12 — 9.14 will
be applicable to low- and moderate-income units that are for sale
units.
[Ord. No. 05-01 § 7.5]
In zoning for inclusionary developments the following is required:
Low- and moderate-income units will be built in accordance with
N.J.A.C. 5:93-5.6(d):
|
Minimum % of Low/Moderate Income Units Completed
|
% of Market Housing Units Completed
|
|---|---|
|
0
|
25
|
|
10
|
25 + 1 unit
|
|
50
|
50
|
|
75
|
75
|
|
100
|
90
100
|
A design of inclusionary developments that integrates low- and
moderate-income units with market units is encouraged as per N.J.A.C.
5:93-5.6(f).
[Ord. No. 05-01 § 7.6]
Development fee regulations are specified in N.J.A.C. 5:93-8
of COAH's Substantive Rules. Green Township may adopt an ordinance
in conformance with the above subsection.
[Ord. No. 05-01 §§ 7.7
— 7.9]
a.
To provide assurances that low- and moderate-income units are created
with controls on affordability over time and that low- and moderate-income
households occupy these units, Green Township will designate the Housing
Administrator, with the responsibility of ensuring the affordability
of sales and rental units over time. The Housing Administrator, Green
Township Housing Program will be responsible for those activities
detailed in N.J.A.C. 5:93-9.1(a).
1.
The Green Township Housing Program will be responsible for utilizing
the verification and certification procedures outlined in N.J.A.C.
5:93-9.1(b) in placing households in low- and moderate-income units;
2.
Newly constructed low- and moderate-income sales units will remain
affordable to low- and moderate-income households for at least 30
years. The Green Township Housing Program will require all conveyances
of newly constructed units to contain the deed restriction and mortgage
lien adopted by COAH and referred to as Technical Appendix E and found
in N.J.A.C. 5:93;
3.
Housing units created through the conversion of a nonresidential
structure will be considered a new housing unit and will be subject
to thirty-year controls on affordability. The Green Township Housing
Program will require COAH's appropriate deed restriction and
mortgage lien.
b.
Regarding rehabilitated units, as per N.J.A.C. 5:93-5.2(g):
1.
Rehabilitated owner-occupied single family housing units that are
improved to code standard will be subject to affordability controls
for at least six years.
2.
Rehabilitated renter-occupied housing units that are improved to
code standard will be subject to affordability controls for at least
10 years.
c.
Regarding rental units; newly constructed low- and moderate-income
rental units will remain affordable to low- and moderate-income households
for at least 30 years. The Green Township Housing program will require
the deed restriction and lien and deed easement referred to as Technical
Appendix H as found in N.J.A.C. 5:93.
1.
Affordability controls in accessory apartments will be for a period
of at least 10 years as per N.J.A.C. 5:93-5.9 except if the apartment
is to receive a rental bonus credit pursuant to N.J.A.C. 5:93-5.15,
then the controls on affordability will extend for 30 years;
2.
Alternative living arrangements will be controlled in a manner suitable
to COAH as per N.J.A.C. 5:93-5.8, that provides assurances that such
a facility will house low- and moderate-income households for at least
10 years except if the alternative living arrangement is to receive
a rental bonus credit pursuant to N.J.A.C. 5:93-5.15, then the controls
on affordability will extend for 30 years;
3.
Section 14(b) of the Fair Housing Act N.J.S.A. 52:27D-301 et seq.
incorporates the need to eliminate unnecessary cost generating features
from Green Township's land use ordinances. Accordingly, Green
Township will eliminate development standards that are not essential
to protect the public welfare and to expedite or fast track municipal
approvals/denials on inclusionary development applications. Green
Township will adhere to the components of N.J.A.C. 5:93-10.1 through
10.3.
[Ord. No. 05-01 § 7-10]
The Township of Green has a COAH 1987-1999 fair share obligation
of 30 units of which 16 is new construction. This chapter incorporates
an affirmative marketing plan, which will apply to all future developments
that contain proposed low- and moderate-income units:
a.
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 Green is
in the housing region consisting of Sussex, Bergen, Passaic and Hudson
Counties. The affirmative marketing program is a continuing program
and will meet the following requirements. All newspaper articles,
announcements and requests for applications for low- and moderate-income
units will appear in the following daily regional newspapers/publications.
New Jersey Herald
b.
The primary marketing will take the form of at least one press release
sent to the above publications and a paid display advertisement in
each of the above newspapers. Additional advertising and publicity
will be on an as needed basis. The advertisement will include a description
of the:
Street address of units
Directions to housing units
Number of bedrooms per unit
Range of prices/rents
Incoming information
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 neighborhood oriented
weekly newspapers, religious publications and organizational newsletters
within the region (as they may exist at the time).
d.
The following regional radio and/or cable television station(s) will
be used:
WNNJ
New Jersey Network
Service Election Channel 8 Community Bulletin Board
e.
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:
Municipal Administrative Building
County Library
Developer's Sales Office
Major employees in region
Others as may be identified at the time of need
f.
The following is a listing of community contract person(s) and/or
organization(s) in Sussex, Bergen, Passaic, and Hudson Counties 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 regions:
(To be determined at the time of need)
g.
Quarterly flyers and applications will be sent to each of the following
agencies for publication in their journals and for circulation among
their members: Board of Realtors in Bergen, Passaic, Hudson and Sussex
Counties;
h.
Applications will be mailed to prospective applicants upon request;
i.
Additionally, quarterly informational circulars and applications
will be sent to the chief administrative employees of each of the
following agencies in the counties of Sussex, Bergen, Hudson and Passaic:
Welfare or Social Service Board
Rental Assistance Office (local office of DCA)
Office of Aging
Housing Agency or Authority
Library
Area Community Action Agencies
[Ord. No. 05-01 § 7.11]
The following is a description of the random selection method
that will be used to select occupants of low- and moderate-income
housing:
a.
Applicants will be qualified and provided opportunity on a first
come, first served basis within each category (low-income and moderate-income)
as modified by paragraph c below:
b.
The Green Township Housing Program is the agency under contract with
the Township of Green to administer the affirmative marketing program.
The Green Housing Program 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 advertising and 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. 5:93-9.1. The Housing Administrator within Green
Township is the designated housing officer to act as administrator
of the Green Township Housing Program. The Green Township Housing
Program will provide counseling services to low- and moderate-income
applicants on subjects such as budgeting, credit issues, mortgage
qualification, rental lease requirements and landlord/tenant law;
c.
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. Green Township intends to comply with
N.J.A.C. 5:93-11.7;
d.
All developers of low- and moderate-income housing units will be
required to assist in the marketing of the affordable units in their
respective developments;
e.
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 continues
to be necessary;
f.
The Green Township Program will comply with monitoring and reporting
requirements as per N.J.A.C. 5:93-11.6 and 12.1.
[Ord. No. 05-01 § 7.12]
Green Township currently operates a self-funded program to rehabilitate
substandard housing units occupied by low- and moderate-income households.
The Township may in the future request funding from other sources
to supplement the program. Future rehabilitation programs will also
be administered by the Green Township Housing Administrator. The Green
Township Housing Administrator will prepare a marketing plan for the
rehabilitation program. The rehabilitation program will be consistent
with N.J.A.C. 5:93-5.2(b) through 5.2(1).
