[HISTORY: Adopted by the Village Council of the Village of Ridgewood 12-12-2007 by Ord. No. 3090. Amendments noted where applicable.]
The purpose of this chapter is to create the administrative mechanisms needed for the execution of the Village of Ridgewood's responsibility to assist in the provision of affordable housing pursuant to the Fair Housing Act of 1985.
As used in this chapter, the following terms shall have the meanings indicated:
- ADMINISTRATIVE AGENT
- The entity responsible for administering the affordability controls of some or all units in the affordable housing program for the Village of Ridgewood to ensure that the restricted units under administration are affirmatively marketed and sold or rented, as applicable, only to low- and moderate-income households.
- AFFIRMATIVE MARKETING PLAN
- That plan required and approved by COAH for the marketing of affordable housing units in the Village.
- A sales price or rent within the means of a low- or moderate-income household as defined in N.J.A.C. 5:94-7.
- The New Jersey Council on Affordable Housing.
- The New Jersey Department of Community Affairs.
- FAIR SHARE PLAN
- That plan that describes the projects, strategies and the funding sources, if applicable, by which the Village proposes to address its affordable housing obligation as set forth in N.J.A.C. 5:94-2.4, and also includes the ordinances necessary to implement that plan, and addresses the requirements of the substantive rules of COAH.
- HOUSING REGION
- That geographic area, determined by COAH, within which the Village is located and which is used by COAH for various purposes related to the need for and cost of affordable housing, and within which affordable housing units are to be marketed. At the time of the adoption of this chapter, the Village of Ridgewood is located within the Northeast Housing Region, consisting of the counties of Bergen, Hudson, Passaic and Sussex.
- Fifty percent or less of the median gross household income for households of the same size within the housing region in which the household is located, based upon the U.S. Department of Housing and Urban Development's (HUD's) Section 8 Income Limits (uncapped), averaged across counties for COAH's housing regions.
- More than 50% but less than 80% of the median gross household income for households of the same size within the housing region in which the household is located, based upon the U.S. Department of Housing and Urban Development's (HUD's) Section 8 Income Limits (uncapped), averaged across counties for COAH's housing regions.
- MUNICIPAL HOUSING LIAISON
- The employee charged by the Village Council with the responsibility for oversight and administration of the affordable housing program for the Village of Ridgewood.
Establishment of position of Municipal Housing Liaison. There is hereby established the position of Municipal Housing Liaison for the Village of Ridgewood.
Subject to the approval of COAH, the Municipal Housing Liaison shall be appointed by the Village Council and may be a full- or part-time municipal employee.
The Municipal Housing Liaison shall be responsible for oversight and administration of the affordable housing program for the Village of Ridgewood, including the following responsibilities which may not be contracted out, exclusive of Subsection C(6), which may be contracted out:
Serving as the Village of Ridgewood's primary point of contact for all inquiries from the state, affordable housing providers, administrative agents, and interested households;
Monitoring the status of all restricted units in the Village of Ridgewood's Fair Share Plan;
Compiling, verifying, and submitting annual reports as required by COAH;
Coordinating meetings with affordable housing providers and administrative agents, as applicable;
Attending continuing education opportunities on affordability controls, compliance monitoring, and affirmative marketing as offered or approved by COAH;
Subject to approval by COAH, the Village of Ridgewood may contract with or authorize a consultant, authority, government or any agency charged by the Village Council, which entity shall have the responsibility of administering the affordable housing program of the Village of Ridgewood, except for those responsibilities which may not be contracted out pursuant to Subsection C above. If the Village of Ridgewood contracts with another entity to administer all or any part of the affordable housing program, including the affordability controls and Affirmative Marketing Plan, the Municipal Housing Liaison shall oversee and supervise the contracting administrative agent.
Compensation. Compensation shall be fixed by the Village Council at the time of the appointment of the Municipal Housing Liaison. The Council may, to the extent permitted by § 145-8F(1) and (2) and as funds are available, pay such compensation from the Village's affordable housing trust fund created as a repository for mandatory development fees for affordable housing pursuant to § 145-8E.
Administrative powers and duties assigned to the Municipal Housing Liaison. The Municipal Housing Liaison shall have the following powers and duties, except where such powers and duties are delegated specifically to an approved administrative agent as part of a contract:
Conducting an outreach process to insure affirmative marketing of affordable housing units in accordance with the Affirmative Marketing Plan of the Village of Ridgewood and the provisions of N.J.A.C. 5:80-26.15; and
Providing counseling or contracting to 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.
Soliciting, scheduling, conducting and following up on interviews with interested households;
Conducting interviews and obtaining sufficient documentation of gross income and assets upon which to base a determination of income eligibility for a low- or moderate-income unit;
Providing written notification to each applicant as to the determination of eligibility or noneligibility;
Requiring that all certified applicants for restricted units execute a certificate substantially in the form, as applicable, of either the ownership or rental certificates set forth in Appendices J and K of N.J.A.C. 5:80-26.1 et seq.;
Creating and maintaining a referral list of eligible applicant households living in the housing region and eligible applicant households with members working in the housing region where the units are located; and
Employing the random selection process as provided in the Affirmative Marketing Plan of the Village of Ridgewood when referring households for certification to affordable units.
Furnishing to attorneys or closing agents forms of deed restrictions and mortgages for recording at the time of conveyance of title of each restricted unit;
Creating and maintaining a file on each restricted unit for its control period, including the recorded deed with restrictions, recorded mortgage and note, as appropriate;
Ensuring that the removal of the deed restrictions and cancellation of the mortgage note are effectuated and properly filed with the appropriate county's register of deeds or county clerk's office after the termination of the affordability controls for each restricted unit;
Communicating with lenders regarding foreclosures; and
Ensuring the issuance of continuing certificates of occupancy or certifications pursuant to N.J.A.C. 5:80-26.10.
Resale and rental.
Instituting and maintaining an effective means of communicating information between owners and the administrative agent regarding the availability of restricted units for resale or rental; and
Instituting and maintaining an effective means of communicating information to low- and moderate-income households regarding the availability of restricted units for resale or rerental.
Processing requests from unit owners.
Reviewing and approving requests from owners of restricted units who wish to take out home equity loans or refinance during the term of their ownership;
Reviewing and approving requests to increase sales prices from owners of restricted units who wish to make capital improvements to the units that would affect the selling price, such authorizations to be limited to those improvements resulting in additional bedrooms or bathrooms and the cost of central air-conditioning systems; and
Processing requests and making determinations on requests by owners of restricted units for hardship waivers.
Securing annually lists of all affordable housing units for which tax bills are mailed to absentee owners and notifying all such owners that they must either move back to their unit or sell it;
Securing from all developers and sponsors of restricted units, at the earliest point of contact in the processing of the project or development, written acknowledgement of the requirement that no restricted unit can be offered, or in any other way committed, to any person, other than a household duly certified to the unit by the administrative agent;
The posting annually in all rental properties, including two-family homes, of a notice as to the maximum permitted rent together with the telephone number of the administrative agent where complaints of excess rent can be made;
Sending annual mailings to all owners of affordable dwelling units, reminding them of the notices and requirements outlined in N.J.A.C. 5:80-26.18(d)4;
Establishing a program for diverting unlawful rent payments to the municipality's Affordable Housing Trust Fund or other appropriate municipal fund approved by the DCA;
Creating and publishing a written operating manual, as approved by COAH, setting forth procedures for administering such affordability controls; and
Providing annual reports to COAH as required.
The Administrative Agent shall have authority to take all actions necessary and appropriate to carry out its responsibilities hereunder.