This affirmative marketing ordinance shall apply to all developments
that contain low and moderate-income housing.
The affirmative marketing plan is a regional marketing strategy
designed to attract income eligible households of all majority and
minority groups, regardless of sex, age or number of children, for
the purpose of buying or renting affordable housing units. The plan
shall address the requirements of N.J.A.C. 5:93-11. In addition, the
plan prohibits discrimination in the sale, rental, financing, etc.,
on the basis of race, color, sex, religion, handicap, age, familial
status/size or national origin. The municipality of Pine Beach is
in the housing region consisting of Ocean, Mercer and Monmouth Counties.
The affirmative marketing plan is a continuing program and shall meet
the following requirements:
A. All newspaper articles, announcements and requests for low and moderate-income
housing shall appear in the following daily regional newspaper(s):
Ocean County Observer, Asbury Park Press, and Trenton Times.
B. The initial advertising of affordable housing must take the form
of at least one press release and one paid display advertisement in
each of the above newspaper(s). At a minimum, the paid display advertisement
shall include the following:
(2) Directions to housing units.
(3) Number of bedrooms per unit.
(5) Prices or rents of units.
(6) Income range for qualifying households.
(7) Location of applications.
(8) Telephone number and office hours for obtaining information and requesting
applications.
C. Applications must be mailed to prospective applicants upon request.
D. Public service announcements shall be made through the use of the
following radio and/or cable television stations broadcasting throughout
the region: WOBM-AM, WJLK, Asbury Park and TKR Cable, Trenton, NJ.
E. Announcements, requests for applicants and newspaper articles may
be placed in the following neighborhood oriented weekly newspapers,
religious publications and organizational newsletters within Ocean,
Mercer and Monmouth Counties:
Ocean County Observer
Project Freedom, Trenton
Rural Development Corp., Toms River
F. Affordable housing application, brochures, signs and/or announcements
regarding the availability of affordable housing units with Pine Beach
shall be forwarded to and posted at the following four large-scale
employers within the region:
(1) Ocean County Admin. Building.
(2) Toms River Regional School.
(3) Community Medical Center, Toms River.
G. The following is a listing of community and regional organizations
in Ocean, Mercer and Monmouth Counties that will aid in the affirmative
marketing program with particular emphasis on contacts that will reach
out to groups that are least likely to apply for affordable housing
within the region:
Ocean Inc. - Nonprofit home provider, Toms River, NJ.
Collaborative Support Programs of NJ, Freehold, NJ.
H. Affordable housing applications, brochures, announcements and/or
posters will be forwarded to and posted at the following locations:
Developer's sales office Municipal building.
Ocean County Library.
Mercer County Library Monmouth County Library.
I. Quarterly informational circulars and applications shall be sent
to each of the following agencies for publication in their journals
and for circulating among their members:
Board of Realtors in Ocean County
Board of Realtors in Mercer County
Board of Realtors in Monmouth County
J. Additional quarterly information circulars and applications shall
be sent to the following nonprofit, religious, governmental, fraternal,
civic, community action agencies in Ocean, Mercer and Monmouth Counties:
Homes for All - Toms River, NJ
Lutheran Social Ministries of NJ, Yardville Monmouth Housing
Alliance, Eatontown
K. The following points (Subsections
L to
O) describe the random selection method that will be used to select occupants of low and moderate-income housing random selection method used by NJ Affordable Housing Management Service (AHMS).
L. AHMS or another experienced administrative agency approved by COAH
will be the agency under contract with Pine Beach to administer the
affordable housing units. The administrative entity has the responsibility
to advertise, income qualify low and moderate-income households, to
place eligible households in low and moderate-income units upon initial
occupancy, to continue to qualify households for re-occupancy of units
as they become vacant and to enforce the terms of the deed restriction.
The Borough of Pine Beach or the administrative entity will provide
counseling services to low and moderate income applicants on subjects
such as budgeting, credit issues, mortgage qualifications, rental
lease requirements and landlord-tenant law.
In addition, the Borough of Pine Beach is designating the Borough
Clerk and/or the Land Use Board Secretary as a full-time "housing
officer" to act as liaison between COAH, the municipality and the
administrative entity. The municipal liaison will be responsible for
tracking the progress of affordable housing, fielding inquiries regarding
affordable housing from the public and COAH, complying with COAH monitoring
and reporting requirements as per N.J.A.C. 5:93-11.6 and 5:93-12.1.
M. Developers and builders of low and moderate-income housing units
may be required by Pine Beach to assist in the advertising of affordable
units in their respective developments in accordance with the preceding
paragraphs. Such advertising must be coordinated with the administrative
entity and is subject to the approval of Pine Beach.
N. Pine Beach, in conjunction with AHMS or another selected qualified
agency, may delegate other specific tasks to a developer/builder (such
as interviewing applicants, pre-screening households, etc.) provided
that copies of all applications, income verification documents, sales
records, etc., of the low and moderate-income units are returned to
Pine Beach for reporting purposes and to aid with future resales.
O. Households who live or work in the housing region of Ocean, Mercer
and Monmouth Counties may be given preference for the affordable housing
units within the municipality. Applicants living outside the housing
region shall have an equal opportunity for units after intra-regional
applicants have been processed. Pine Beach intends to comply with
N.J.A.C. 5:93-11.7.
P. The affirmative marketing plan for new (NA) units shall commence
120 days before the issuance of either temporary or permanent certificates
of occupancy. Affirmative marketing shall continue until all low and
moderate-income housing units are initially occupied. Affirmative
marketing for existing units shall continue on an "as needed" basis
for as long as affordable units are deed restricted.