[Added 8-4-1986 by Ord. No. 9-1986]
Pursuant to the provisions of N.J.S.A. 40:55D-39
every application for development submitted to the Planning Board
shall be accompanied by proof that no taxes or assessments for local
improvements are due or delinquent on the property which is the subject
of such application; or, if it is shown that taxes or assessments
are delinquent on said property, any approvals or other relief granted
by said Board shall be conditioned upon either the prompt payment
of such taxes or assessments or the making of adequate provision for
the payment thereof in such manner that the municipality will be adequately
protected.
Copies of this chapter shall be available upon
request and payment of a fee covering cost of preparation. It shall
be the right of any applicant to request a meeting with the Planning
Board to review his development concepts and/or the applicability
of the regulations of this chapter.
[Added 1-27-1977 by Ord. No. 2-1977]
All applications and procedures for subdivision approval, both major and minor, shall be in accordance with the provisions of this chapter and in accordance with Chapter 34, Land Use Procedures, and in accordance with the provisions of the Municipal Land Use Law,[1] and in the event of conflict, the provisions of Chapter 34, Land Use Procedures, and of the Municipal Land Use Law shall supersede this chapter, and applications and procedures shall be in accordance with Chapter 34, Land Use Procedures, and Municipal Land Use Law.
[1]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
A.
Submission: Any owner of land within the Township shall, prior to subdividing or resubdividing land as defined in this chapter, submit to the Secretary of the Planning Board at least 30 days prior to the regular meeting of the Board 12 copies of the sketch plat and six copies of the sketch plat application of the proposed subdivision. The sketch plat and the sketch plat application shall meet the requirements of Article IV and shall be accompanied by the required fees as set forth in Article VII.
B.
The Secretary of the Planning Board shall retain one
copy of the plat for the Township files and immediately distribute
copies of the plat to each of the following:
(1)
The Township Clerk (one copy);
(2)
The Township Engineer (one copy);
(3)
The Building Inspector or Zoning Officer (one copy);
(4)
The Tax Assessor (one copy);
(5)
The County Planning Board (four copies), plus one
copy of the sketch plat application;
(6)
The Township Solicitor (one copy); and
(7)
In the case of a subdivision any portion of which
lies within 200 feet of an adjacent municipality, one copy to the
Planning Board of that municipality.
C.
Planning Board review: The Planning Board shall act
upon a regularly submitted sketch plat within 45 days of the next
regularly scheduled meeting after submission, taking one of the following
actions:
(1)
The Planning Board or the Subdivision Committee, when
and if the Planning Board transfers that power, may classify and approve
a minor subdivision. Those subdivisions not classified as minor shall
go before the full Board which shall take action as set forth below.
(2)
The Planning Board by a majority vote may classify
the proposed subdivision as a major, minor or industrial subdivision.
(3)
The Planning Board may, by a majority vote, disapprove
the application and may request additional information or documentation
prior to further consideration by the Board.
(4)
The Planning Board may, by a majority vote, reject
the application due to incompleteness or the lack of meeting a technical
requirement of submission. If rejected for this reason, the applicant
may once resubmit the additional information or modified application
within 45 days without payment of additional fee.
D.
If classified as a minor subdivision a notation to
that effect will be made on the sketch plat.
E.
Effect of approval. The zoning requirements and general
terms and conditions, whether conditional or otherwise, upon which
minor subdivision approval was granted shall not be changed for a
period of two years after the date of approval, provided that the
minor subdivision was duly recorded as provided for in this subsection.
[Amended 6-15-1992 by Ord. No. 9-1992]
(1)
Expiration of approval. The approval of a minor subdivision
shall expire 190 days from the date of approval by the Board unless
within such period a plat in conformity with such approval and the
provisions of the Map Filing Law (N.J.S.A. 46:23-9.9 et seq.) or a
deed clearly describing the minor subdivision is filed by the applicant
with the county recording officer, the Township Tax Assessor, and
the Township Engineer. Any such plat or deed accepted for filing shall
have been signed by both the Chairman or Chairwoman and Secretary
of the approving Board. In reviewing the application for development
of a proposed minor subdivision, the Board may be permitted to accept
a plat not in conformity with the Map Filing Law, provided that if
the developer so chooses to record the minor subdivision by plat rather
than by deed, then such plat shall conform to the Map Filing Law.
(2)
Extension of filing period. The Board may extend the
one-hundred-ninety-day period for filing a minor subdivision plat
or deed if the applicant proves to the reasonable satisfaction of
the Board that the applicant was barred or prevented, directly or
indirectly, from filing because of delays in obtaining legally required
approvals from other governmental or quasi-governmental entities;
and that the applicant applied promptly for and diligently pursued
the required approvals. The length of the extension shall be equal
to the period of delay caused by the wait for the required approvals,
as determined by the Board. The applicant may apply for the extension
either before or after what would otherwise be the expiration date.
(3)
Extension of approval. The Board shall grant an extension
of minor subdivision approval for a period determined by the Board
but not exceeding one year from what would otherwise be the expiration
date, if the applicant proves to the reasonable satisfaction of the
Board that the applicant was barred or prevented, directly or indirectly,
from proceeding with the development because of delays in obtaining
legally required approvals from other governmental entities and that
the applicant applied promptly for and diligently pursued the required
approvals. An applicant shall apply for the extension before what
would otherwise be the expiration date of minor subdivision approval
or the 91st day after the applicant receives the last legally required
approval from other governmental entities, whichever occurs later.
F.
If disapproved by Planning Board: If approval is denied
by the Planning Board, the Planning Board Secretary shall return the
sketch plat, together with a letter from the Chairman of the Planning
Board, stating the reasons for denial and listing any additional actions,
information or documentation which will be required of the applicant
prior to further consideration by the Planning Board.
G.
If classified as a major subdivision or industrial subdivision: If classified as a major subdivision or an industrial subdivision a notation to that effect shall be made on the sketch plat which shall be returned by the Secretary of the Planning Board to the applicant for compliance with the procedural requirements of §§ 192-10, 192-11 and 192-12 of this chapter.
H.
Expiration of classification: All classifications
shall expire six months from the date of approval if no further action
is taken by the applicant under the provisions of this chapter.
A.
Preliminary plat submission: At least 30 days prior
to the regularly scheduled meeting of the Planning Board at which
consideration is desired, all applicants desiring tentative approval
of a major subdivision shall submit to the Secretary of the Planning
Board the following:
B.
At the time of the submission, the subdivider shall pay the fees as established by the Planning Board as set forth in Article VII, said fees to be used to offset the cost of professional services and other incidental expenses connected with processing, reviewing and checking the material submitted as well as notification of any persons concerned with the pending hearing on said subdivision.
C.
Distribution of preliminary plat: The Township Clerk
shall retain one copy of the plat for the Township files and immediately
distribute copies of the preliminary plat and application for tentative
approval as follows:
(1)
The Secretary of the Planning Board (two copies);
(2)
The Township Engineer (one copy);
(3)
The Building Inspector or Zoning Officer (one copy);
(4)
The Tax Assessor (one copy);
(5)
The Secretary of the Board of Health (one copy);
(6)
The County Planning Board (four copies, together with
one copy of the completed application form for preliminary approval
and any supporting documentation);
(7)
School Board (one copy);
(8)
Governing body (one copy);
(9)
Sewer and Water Authority (one copy);
(10)
The Township Solicitor (one copy);
(11)
In the case of a subdivision any portion of
which lies within 200 feet of an adjacent municipality, one copy to
the Planning Board of that municipality; and
(12)
Other officers and public bodies as appropriate.
D.
Notice of public hearing on preliminary plat.
[Amended 6-15-1992 by Ord. No. 9-1992]
(1)
If the application is found to conform to the definition
of a preliminary subdivision and is complete, the Board shall formally
determine that a complete application has been submitted, and shall
set a time and date for public notice and hearing and shall so advise
the applicant. The Board may delegate the setting of the time and
date for public notice and hearing to the Board Secretary.
(2)
Notice of the hearing shall be published, given to
the public, and served to others by the applicant, at the applicant's
expense, as required by N.J.S.A. 40:55D-12. The notice of the hearing
shall state the time and place of the hearing and shall contain a
brief description of the property involved, a statement as to its
location, a list of the maps and other documents to be considered,
any variances or waivers that have been requested, and a summary statement
of the matters to be heard.
(3)
The applicant shall ensure that all plans, maps and
documents for which approval is sought shall be on file with the Board
Secretary at least 10 days prior to the hearing for public inspection
during normal business hours.
(4)
The applicant shall file an affidavit of proof of
service and proof of publication prior to the hearing pursuant to
N.J.S.A. 40:55D-12.
(5)
All persons having an interest in the proposed development
shall be given an opportunity to be heard at the hearing.
E.
Review by professionals. The Board Engineer, Planner,
and/or other professional, if appropriate, shall review all aspects
of the application, including the completeness of the application,
and shall expeditiously report their findings and conclusions to the
Board.
[Amended 6-15-1992 by Ord. No. 9-1992]
F.
Board action on applications.
[Amended 6-15-1992 by Ord. No. 9-1992]
(1)
The Board shall act upon the application after it
has sufficiently reviewed the application, that the Board professionals
have adequately reviewed the application, that the applicant has had
sufficient opportunity to present its request for development approval
to the Board, and that the concerns of other interested persons have
been considered.
(2)
Time periods for action.
(a)
The Board shall grant, grant with conditions,
or deny the application for a preliminary subdivision in accordance
with:
[1]
A subdivision of 10 or fewer lots within 45
days of the date of determination that a complete application has
been submitted to the Board or within such time as may be consented
to by the applicant; or
[2]
A subdivision of more than 10 lots within 95
days of the date of determination that a complete application has
been submitted to the Board or within such time as may be consented
to by the applicant.
(b)
Upon failure of the Board to act within the
aforementioned time periods, the Board shall be deemed to have granted
preliminary approval of the subdivision.
(3)
The Board shall not act upon an application until
it has determined that it is complete.
(4)
The decision and resolution of the Board shall be
in writing in accordance with N.J.S.A. 40:55D-10g through 40:55D-10i.
(5)
The Board may condition approval on terms ensuring
the applicant's conformance to this chapter and any other applicable
ordinance or other governmental agency review.
(6)
Whenever review or approval of an application for
development by the Gloucester County Planning Board is required pursuant
to N.J.S.A. 40:27-6.3, the Board shall condition any approval upon
the timely receipt of favorable action on the application by the Gloucester
County Planning Board or approval by the Gloucester County Planning
Board by its failure to report thereon within the required time period.
(7)
Failure of the Board to act within the time period
prescribed shall constitute approval, and a certificate of the Board
Secretary as to the failure of the Board to act shall be issued on
the request of the applicant. Such certificate shall be sufficient
in lieu of a resolution of approval and written endorsements and shall
be accepted by the county recording officer for the purpose of filing
subdivision plats.
G.
Disapproval of preliminary plat: If the preliminary
plat is disapproved, the plat shall be returned to the applicant together
with two copies of the County Planning Board report, if the County
Planning Board disapproved the plat; and/or two copies of a letter
from the Chairman of the Planning Board stating the reasons for disapproval
if the plat is disapproved by the Township Planning Board.
H.
Preliminary subdivision approval.
(1)
Favorable action; revision of plat.
(a)
If the Board acts favorably on a preliminary
plat, the plat shall be revised by the applicant to reflect all conditions
of approval, and it shall be reviewed by the Board Engineer, Board
Planner and/or other professionals for compliance. A notation of the
Board approval shall be made on the preliminary plat when said plat
shall be in conformance with the resolution of approval and all conditions
thereof.
[Amended 6-15-1992 by Ord. No. 9-1992]
(2)
Effect of approval. The approval of a preliminary
major subdivision shall confer upon the applicant the following rights
for a three-year period from the date of a preliminary approval:
[Amended 6-15-1992 by Ord. No. 9-1992]
(a)
That the general terms and conditions on which
preliminary approval have been granted shall not be changed, including
but not limited to, use requirements; layout and design standards
for streets, curbs, and sidewalks; lot sizes, dimensions, yards, and
improvements, whether on tract or off.
(b)
That the applicant may submit for final approval
on or before the expiration date of preliminary approval the whole
or a section or sections of the preliminary subdivision.
(c)
That the applicant may apply for and the Board
may grant extensions on such preliminary approval for additional periods
of time of at least one year and not to exceed two years, provided
that if the design standards have been revised by ordinance, such
revised standards may govern at the discretion of the Board.
(d)
In the case of a subdivision of 50 acres or
larger, the Board may grant these rights for a period of time longer
than three years as shall be reasonable taking into consideration
the number of dwelling units and nonresidential floor area permissible
under the preliminary approval; economic conditions; and the comprehensiveness
of the development. The applicant may petition the Board thereafter
and the Board may grant an extension of preliminary approval for such
additional time period as shall be determined by the Board to be reasonable
taking into consideration the number of dwelling units and nonresidential
floor area permissible under the preliminary approval; the potential
number of dwelling units and nonresidential floor area of the section
or sections awaiting final approval; economic conditions; and the
comprehensiveness of the development, provided that, if the design
standards have been revised, such standards may govern.
(e)
Whenever the Board grants an extension of preliminary
approval pursuant to this subsection and preliminary approval has
expired before the date on which the extension is granted, the extension
shall begin on what would otherwise be the expiration date. The applicant
may apply for the extension either before or after what would otherwise
be the expiration date.
(f)
The Board shall grant an extension of preliminary
approval for a period determined by the Board but not exceeding one
year from what would otherwise be the expiration date, if the applicant
proves to the reasonable satisfaction of the Board that the applicant
was barred or prevented, directly or indirectly, from proceeding with
the development because of delays in obtaining legally required approvals
from other governmental entities and that the applicant applied promptly
for and diligently pursued the required approvals. An applicant shall
apply for the extension before what would otherwise be the expiration
date of preliminary approval, or the 91st day after the applicant
receives the last legally required approval from other governmental
entities, whichever occurs later. An extension granted pursuant to
this subsection shall not preclude the Board from granting an extension
pursuant to this subsection.
(3)
Request for Title 39 enforcement.
[Added 9-17-2007 by Ord. No. 41-2007]
(a)
Prior to the granting of final approval by the
Board, the developer shall file a written request with the Township
Clerk requesting the Township of Harrison to enforce the provisions
of Title 39 of the New Jersey Revised Statutes on all streets and
roads in the development which are open to or used by the public.
The provisions of Title 39 shall be made applicable to said streets
and roads at the discretion of the Township and with the approval
of the Commissioner of Transportation of New Jersey.
(b)
This section shall apply to any site plan, subdivision,
planned development, general development or any new type of development
classification hereinafter authorized to be undertaken in the Township
of Harrison involving roads open or to be opened to the public.
A.
Submission of final subdivision plat. The final subdivision
plat or sections thereof shall be submitted to the Secretary of the
Board for final approval within three years from the date of preliminary
approval or within such time as may have been granted by the approving
Board.
[Amended 6-15-1992 by Ord. No. 9-1992]
(1)
The original tracing, one translucent tracing, cloth or plastic film reproducible, two cloth-backed prints, 20 black-on-white prints and 20 copies of the application form for final approval shall be submitted to the Secretary of the Planning Board at least 30 days prior to the date of a regular Planning Board meeting, together with additional documentation as required under Article IV of this chapter and the fees required in Article VII.
(2)
The Township Clerk shall retain the original tracing,
one cloth print and one reproducible of the plat for the Township
files and immediately distribute copies of the plat to each of the
following:
(a)
The Secretary of the Planning Board (two copies);
(b)
The Township Engineer (one copy);
(c)
The Building Inspector or Zoning Officer (one
copy);
(d)
The Secretary of the Board of Health (one copy);
(e)
The Tax Assessor (one copy);
(f)
The County Planning Board (four copies, one
cloth copy duplicate print, one reproducible print of the plat and
one copy of the completed application form for final approval and
any supporting documentation, and, in the case of subdivisions proposed
to include commercial, industrial or multifamily structures containing
five or more units or any land development requiring off-street parking
area or off-street standing area for an excess of five vehicles, or
producing surface runoff directly or indirectly to a county street,
four additional copies for site review, and an additional copy of
the completed application for final approval and any supporting documentation);
(g)
The Township Solicitor (one copy);
(h)
In the case of a subdivision any portion of
which lies within 200 feet of an adjacent municipality, one copy to
the Planning Board of the municipality; and
(i)
Other officers and public bodies as appropriate.
(3)
Before consideration of a final plat the subdivider will have installed the improvements required or the Planning Board shall have required the posting of adequate performance guarantees in keeping with the estimate of improvement costs as prepared by the Township Engineer in accordance with the provisions of Article VI. Said performance guarantee shall have been reviewed and have the approval of the Township Solicitor as to both form and amount. The time limit on the installation of the required improvements under the performance guarantee shall not exceed 36 months from the date of posting. Such written approval by the Solicitor shall accompany the application for final approval.
B.
Review by professionals. The Board Engineer, planner,
and/or other professional, if appropriate, shall review all aspects
of the application, including the completeness of the application,
and shall expeditiously report their findings and conclusions to the
Board.
[Amended 6-15-1992 by Ord. No. 9-1992]
C.
Board action on applications.
[Amended 6-15-1992 by Ord. No. 9-1992]
(1)
The Board shall act upon the application after it
has sufficiently reviewed the application, that the Board professionals
have adequately reviewed the application, that the applicant has had
sufficient opportunity to present its request for development approval
to the Board, and that the concerns of other interested persons have
been considered.
(2)
The Board shall grant, grant with conditions, or deny
the application for a final major subdivision within 45 days of the
determination of completeness or within such time as may be consented
to by the applicant.
(3)
The Board shall not act upon an application until
it has determined that it is complete.
(4)
The decision and resolution of the Board shall be
in writing in accordance with N.J.S.A. 40:55D-10g through 40:55D-10i.
(5)
The Board may condition approval on terms ensuring
the applicant's conformance to this chapter and any other applicable
ordinance and shall condition approval on the approval of other agencies
with development review powers over the subdivision application.
(6)
Whenever review or approval of an application for
development by the Gloucester County Planning Board is required pursuant
to N.J.S.A. 40:27-6.3, the Board shall condition any approval upon
the timely receipt of favorable action on the application by the Gloucester
County Planning Board or approval by the Gloucester County Planning
Board by its failure to report thereon within the required time period.
(7)
Failure of the Board to act within the time period
prescribed shall constitute approval, and a certificate of the Board
Secretary as to the failure of the Board to act shall be issued on
the request of the applicant.
D.
Effect of Board approval.
[Amended 6-15-1992 by Ord. No. 9-1992]
(1)
The zoning requirements applicable to the preliminary
approval first granted and all other rights conferred upon the developer,
whether conditionally or not, shall not be changed for a period of
two years after the date of final approval, provided that the rights
so granted shall expire unless the applicant has duly filed the final
subdivision plat with the county recording officer pursuant to N.J.S.A.
40:55D-54.
(2)
Provided that the applicant has duly filed the plat
in accordance with N.J.S.A. 40:55D-54, the Board may extend such period
of protection of rights for extensions of one year but not to exceed
three such extensions. The granting of final approval terminates the
time period of preliminary approval for the section(s) granted final
approval.
(3)
In the case of a subdivision within a planned unit
development of 50 acres or more or of a conventional subdivision of
150 acres or more, the Board may grant these rights for a period of
time longer than two years as shall be reasonable taking into consideration
the number of dwelling units and nonresidential floor area permissible
under the final approval; economic conditions; and the comprehensiveness
of the development. The applicant may petition the Planning Board
thereafter and the Planning Board may grant an extension of final
approval for such additional time period as shall be determined by
the Planning Board to be reasonable taking into consideration the
number of dwelling units and nonresidential floor area permissible
under the final approval; the potential number of dwelling units and
nonresidential floor area of the section or sections awaiting final
approval; economic conditions; and the comprehensiveness of the development.
(4)
Whenever the Board grants an extension of final approval
pursuant to this subsection and final approval has expired before
the date on which the extension is granted, the extension shall begin
on what would otherwise be the expiration date. The applicant may
apply for the extension either before or after what would otherwise
be the expiration date.
(5)
The Board shall grant an extension of final approval
for a period determined by the Board but not exceeding one year from
what would otherwise be the expiration date, if the applicant proves
to the reasonable satisfaction of the Board that the applicant was
barred or prevented, directly or indirectly, from proceeding with
the development because of delays in obtaining legally required approvals
from other governmental entities and that the applicant applied promptly
for and diligently pursued the required approvals. An applicant shall
apply for the extension before what would otherwise be the expiration
date of final approval or the 91st day after the applicant receives
the last legally required approval from other governmental entities,
whichever occurs later. An extension granted pursuant to this subsection
shall not preclude the Board from granting an extension pursuant to
this subsection.
E.
Upon the granting of subdivision approval by the Board,
copies of the approved documents, including the resolution of approval,
shall be sent to the applicant, the Board's permanent file, the Township
and Board Engineers, the Board Planner, the Zoning Officer, the Township
Clerk, the Tax Assessor, and Gloucester County Board of Health, if
applicable.
[Amended 6-15-1992 by Ord. No. 9-1992]
F.
Filing of final subdivision plat.
[Amended 6-15-1992 by Ord. No. 9-1992]
(1)
Final approval of a major subdivision shall expire
95 days from the date of the signing of the plat unless within such
period the plat shall have been duly filed by the applicant with the
county recording officer. The Board, for good cause shown, may extend
the period for recording the plat for an additional period not to
exceed 190 days from the signing of the plat.
(2)
No subdivision plat shall be accepted for filing by the county recording officer until it has been approved by the Board and so indicated by the signatures of the Chairman or Chairwoman and Secretary of said Board unless a certificate has been issued pursuant to N.J.S.A. 40:55D-47, 40:55D-50, 40:55D-56, 40:55D-61, 40:55D-67, or 40:55D-76 for failure of the Board in act in the time period so allotted. The signatures of the Chairman or Chairwoman and Secretary shall not be affixed until the developer has posted sufficient performance guarantees pursuant to § 192-41 of this chapter. If the county recording officer records any plat without such signatures, such recording shall be deemed null and void, and upon the written request of the Board Secretary, the plat shall be expunged from the official records.
(3)
The county recording officer shall notify the Board,
in writing, within seven days of the filing of any plat, identifying
such instrument by its title, date of filing, and official record
number.
G.
At the same time as the notification of the filing
of a plat pursuant to this chapter, the county recording officer shall
so notify the Tax Assessor of the Township.
[Added 6-15-1992 by Ord. No. 9-1992]
A.
Phases of review: All industrial subdivisions shall comply with § 192-9 dealing with classifications, § 192-10 dealing with preliminary plat approval and § 192-11 dealing with final approval as to its initial application. Said initial application shall show the perimeter of the tract, improvements to be made, all design specifications and in addition, the plat should also indicate the type of industry and if there is any noise, smell, dust, tar, or other deleterious product or by-products and how the public would be protected therefrom.
B.
Standards of review: Rearrangement or creation of
an interior lot line and additional improvements or relocation of
initial improvements and any other matter pertaining to development
of the tract within the perimeter boundaries shall be handled by the
same procedure as minor subdivisions are handled, regardless of the
number of lots involved or the number of subdivisions that the applicant
makes, provided that each interior subdivision meets the following
criteria:
(1)
Does not involve the extension of any municipal facilities.
(2)
Does not require encroachment on floodplains.
(3)
Does not, in the opinion of the Planning Board, adversely
affect the development of the remainder of the parcel by:
(4)
Does not, in the opinion of the Planning Board, adversely
affect adjoining property by reason of:
(5)
Does not adversely affect the present or future development
of the Township by reason of:
(a)
Conflict with the proposals of the Master Plan
regarding types of land use, intensity of land use, density of population,
circulation requirements, community facilities, open space preservation,
recreation needs.
(b)
Conflict with any provision of the Official
Map.
(d)
Conflict with any portion of this chapter.
(6)
The developer installs all improvements required or
provides for same under the bonding provisions as outlined above and
furnishes the Planning Board with any documentation, guarantee or
proof of improvement installation as the Planning Board may require.
[Added 3-15-1999 by Ord. No. 5-1999]
A.
The Township of Harrison has prepared a Housing Element
and Fair Share Plan in response to its affordable housing obligation
as determined by the Council on Affordable Housing (COAH). This section
shall apply to all developments that contain proposed low- and moderate-income
units that may be constructed or rehabilitated in the Township.
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 sex, age, or number of children,
to housing units which are being marketed by a developer/sponsor of
affordable housing. It is a continuing program and covers the period
of deed restriction. 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 or other services related to housing on the basis
of race, color, sex, religion, handicap, age, familial status/size
or national origin. Harrison Township is in the housing region consisting
of Burlington, Gloucester, and Camden Counties.
C.
The Affirmative Marketing Program is a continuing
program and shall meet the following requirements:
(1)
All newspaper articles, announcements and requests
for applications for low- and moderate-income units shall appear in
the Gloucester County Times and any other daily regional publications
as described by the developer. (One major newspaper is sufficient
as long as the combined outreach efforts attract sufficient applicants.)
(2)
The primary marketing shall take the form of at least
one press release sent to the publications described by the developer
above and a paid display advertisement in the Gloucester County Times.
Additional advertising and publicity shall be on an as-needed basis.
(3)
The advertisement shall include a description of the:
(4)
All newspaper articles, announcements and requests
for applications for low- and moderate-income housing shall appear
in the following neighborhood-oriented weekly newspapers, religious
publications and organizational newsletters within the region:
(5)
The following regional radio and/or cable television
stations shall be used: Comcast (local channel).
(6)
The following are locations where applications, brochures,
signs and/or posters used as part of the Affirmative Marketing Program
should be placed:
(7)
The following is a listing of community contact persons
and/or organizations which will aid in the Affirmative Marketing Program
with particular emphasis on contacts that will reach out to groups
that are least likely to apply for housing within the region: Robert
Broughton (Gloucester County Community Development).
(8)
Quarterly flyers and applications shall be sent to
each of the following agencies for publication in their journals and
for circulation among their members: Board of Realtors in Burlington,
Camden, and Gloucester Counties.
(9)
Applications shall be mailed to prospective applicants
upon request.
(10)
Additionally, quarterly information circulars
and applications shall be sent to the chief administrative employees
of each of the following agencies in the Counties of Burlington, Camden,
and Gloucester: Welfare or Social Service Board, Rental Assistance
Office (local office of the Department of Community Affairs), Office
on Aging, Housing Authority, Library, and area community action agencies.
(11)
All developers of low- and moderate-income housing
units shall be required to affirmatively market the affordable units
in their respective developments.
(12)
The developer of low- and moderate-income housing
units has the responsibility to contract on its own with the Affordable
Housing Management Service (AHMS) of the New Jersey Department of
Community Affairs (DCA) to administer COAH's provisions for affirmative
marketing, to income-qualify low- and moderate-income households;
to place income-eligible households in low- and moderate-income units
upon initial occupancy; to continue to qualify households for reoccupancy
of units as they become vacant during the period of affordability
controls; assist with advertising and outreach to low- and moderate-income
households; and to enforce the terms of the deed restriction and mortgage
loan as per N.J.A.C. 5:93-9.1. The mentioned service providers have
agreed to perform counseling services to low- and moderate-income
households on subjects such as budgeting, credit issues, mortgage
qualification, rental lease requirements and landlord/tenant law.
(13)
Households who live or work in Burlington, Camden,
and Gloucester Counties may be given preference for the sales and
rental units constructed within the housing region. Applicants living
outside the housing region shall have an equal opportunity for the
units after regional applicants have been initially serviced.
(14)
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-
and moderate-income housing units are initially occupied and for so
long as affordable units are deed restricted and occupancy or reoccupancy
of units continues to be necessary.
(15)
The developer shall make available to the Harrison
Township Planning Board Secretary any and all information required
by COAH to comply with its monitoring and reporting requirements as
noted in N.J.A.C. 5:93-11.6 and 5:93-12.1.
