Source: https://www.ecode360.com/28638397
Timestamp: 2019-04-21 03:13:56+00:00

Document:
§ 65A-3 Provision of units off site.
§ 65A-6 Control periods for restricted ownership units and enforcement mechanisms.
§ 65A-7 Price restrictions for restricted ownership units, homeowners' association fees and resale prices.
§ 65A-8 Buyer income eligibility.
§ 65A-9 Limitations on indebtedness secured by ownership unit; subordination.
§ 65A-10 Control periods for restricted rental units.
§ 65A-11 Price restrictions for rental units; leases.
§ 65A-12 Tenant income eligibility.
§ 65A-13 Administration: Municipal Housing Liaison and administrative agent.
§ 65A-14 Enforcement of affordable housing regulations.
§ 65A-15 Inclusionary standards and requirements for future redevelopment plans.
Council on Affordable Housing — See Ch. 7.
Minimum standards for dwellings — See Ch. 95.
Maintenance of hotels and multiple dwellings — See Ch. 120.
Rental housing — See Ch. 154.
Rent control — See Ch. 155.
Rooming houses — See Ch. 158.
The entity responsible for the administration of affordable units in accordance with this chapter, as defined and with the responsibilities specified at N.J.A.C. 5:96, N.J.A.C. 5:97 and N.J.A.C. 5:80-26.1 et seq., as may be amended and supplemented.
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; in the case of an ownership unit, that 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, that 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.
Housing restricted to income-eligible low- and moderate-income households.
Any mechanism in a municipal fair share plan prepared or implemented to address a municipality's fair share housing obligation.
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 Planning Board of the City of Hoboken, the Board of Adjustment of the City of Hoboken, or the City Council of the City of Hoboken, as applicable.
The Council on Affordable Housing, which is in, but not of, 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.), or successor agency.
A geographic area, determined by COAH, of no less than two and no more than four contiguous, whole counties, which exhibits significant social, economic, and income similarities and which constitutes, to the greatest extent practicable, a Primary Metropolitan Statistical Area (PMSA), as last defined by the United States Census Bureau.
A development containing both affordable units and market-rate units. 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.
Development on vacant or underutilized property between existing buildings.
A household with a total gross annual household income equal to 50% or less of the median household income for the housing region.
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.
A household with a total gross annual household income in excess of 50% but less than 80% of the median household income for the housing region.
A plan adopted by the City Council of the City of Hoboken for the redevelopment or rehabilitation of all or any part of a redevelopment area, or area in need of rehabilitation, pursuant to the Local Redevelopment and Housing Law, N.J.S.A. 40A:12A-1 et seq.
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, as may be amended and supplemented, but does not include a market-rate unit financed under the UHORP or MONI programs of the Agency.
Any rehabilitation of a vacant structure or any rehabilitation that involves the replacement of two or more major systems.
The expenses that a developer can reasonably expect to incur in order to develop an affordable housing development, which include "hard costs" such as land acquisition, site improvements, and new construction or rehabilitation, and "soft costs" consisting of all other costs and fees, such as professional services and financing fees.
Any district or subdistrict so designated by the Zoning Ordinance of the City of Hoboken.
Editor's Note: See Ch. 196, Zoning.
Applicability; types of development: all development of property in the City of Hoboken subject to approval by either the Planning Board or Zoning Board of Adjustment for site plan or conditional use approval for residential development subject to the exemptions listed below in Subsection B (The City recognizes that many applicants elect to bifurcate applications before the Zoning Board of Adjustment and first seek only variance relief and return at a later date for site plan approval. Precise residential unit counts are not necessarily known until a site plan application is filed. It is therefore necessary to apply this chapter to site plan approvals, subject to the exclusions in Subsection B.); for variance relief pursuant to any section of N.J.S.A. 40:55D-70d involving an increase in residential density; or for an approval in conjunction with a redevelopment plan adopted pursuant to the Local Redevelopment and Housing Law that includes residential uses. All such development shall include housing affordable to low- and moderate-income individuals and families in accordance with the standards of this chapter, with the exception of the exemptions enumerated in Subsection B.
The first 10 units of substantial rehabilitation projects where variance relief pursuant to N.J.S.A. 40:55D-70d is required.
Applications exclusively for development of 10 residential units or fewer, whether before the Planning Board or Zoning Board of Adjustment.
Any project which is to be undertaken by a nonprofit corporation for the purpose of developing, through new construction or substantial rehabilitation, residential property in which all of the units in the project are for low- and/or moderate-income families, but only upon application to and a written finding by the Board that the project is providing an affordable housing benefit in the spirit of and comparable to the benefit provided through this chapter. Such development would be 100% affordable and not an inclusionary development, therefore not necessitating a set-aside.
Development under an adopted redevelopment plan in effect as of the effective date of this chapter, unless amended subsequently to increase the density or floor area ratio.
Any application before the Planning Board for a permitted use. This subsection does not serve as a blanket exemption for any site plan. Site plan applications submitted in conjunction with an application for a permitted use before the Planning Board shall be exempt. Applications for site plan approval submitted in conjunction with either a variance or bifurcated variance application pursuant to N.J.S.A. 40:55D-70d, which either increase permitted residential density or permit residential development where none is permitted, are not subject to this exemption. Applications submitted pursuant to a redevelopment plan which include a residential component which requires a site plan approval and are not subject to the exemption listed in Subsection B(3) above shall not qualify for an exemption.
Ten percent where all affordable units provided pursuant to this chapter are located on site, whether rental, "for sale," fee simple, condominium or cooperative.
One off-site unit must be provided in lieu of each on-site unit required by Subsection C(1) hereof where some or all affordable units provided pursuant to this chapter are located off site as permitted by this chapter, with the exception of development located in the Waterfront District. One and five-tenths off-site units must be provided in lieu of each on-site unit required by Subsection C(1) hereof for development in the Waterfront District.
In all calculations of a developer's affordable housing set-aside responsibility under this chapter, any unit reserved for the superintendent of the residential development shall not be credited towards satisfaction of the affordable housing obligation.
Rounding. When any calculation of the percentage of affordable units required to be provided results in a fractional unit of 1/2 or more, the fraction shall be rounded up to the next whole unit. When a calculation results in a faction of less than 1/2, the fraction shall be rounded down to the previous whole unit.
Any residential or mixed-use development receiving Urban Transit Hub Tax Credit financing pursuant to N.J.S.A. 34:1B-207 et seq. shall set side 20% of the total units in the development as affordable units.
A description of the development, which may be given by reference to other documents submitted to the Board.
A statement of the number of proposed residential units in the development.
A statement setting forth the number of affordable units required to be provided, specifying the number of low-income and moderate-income units, and the number of efficiency, one-bedroom, two-bedroom, and three-bedroom (or larger) units to be provided in each category.
A statement setting forth the anticipated purchase or rental prices of the affordable housing units to be provided.
A sworn affidavit by the developer that the project is not part of any larger development and has not been artificially subdivided, separated or developed apart from that larger development through the manipulation of the design or implementation schedule in order to evade the provisions of this chapter.
A fiscal statement demonstrating that the number of proposed market-rate residential units is necessary to subsidize the proposed number of low- and moderate-income units. The statement shall demonstrate a rational nexus between any proposed density bonus or compensatory benefit and the number of affordable housing units provided on or off site.
No preliminary or minor site plan, subdivision or bifurcated use variance approval shall be granted until and unless the plan of compliance has been approved by the Board of jurisdiction.
It is the intent of this chapter to prevent evasion of its requirements by the artificial subdivision, separation, construction or rehabilitation of a project into smaller developments through the manipulation of the design or implementation schedule. The Board, therefore, shall review each project to determine whether the project has been artificially subdivided, separated, constructed or rehabilitated through the manipulation of the design or implementation schedule in order to evade the provisions of this chapter. If the Board so finds, it shall disapprove the plan.
The affordable housing units to be provided off site are of comparable or superior size and quality to those that would have otherwise been provided.
The environmental conditions of the neighborhood in which the affordable units are to be located are suitable for residential development.
Approval would not tend to increase the concentration of low- or moderate-income households within any part of the City of Hoboken.
The Board of jurisdiction should give substantial weight to the policy of favoring integrated development over separate developments for low- and moderate-income households and higher-income households.
Certificates of occupancy for the last 10% of the market units shall not be issued until certificates of occupancy have been issued for all of the required affordable units.
In inclusionary developments, low- and moderate-income units shall be integrated with and interspersed among the market-rate units but may be concentrated for financing or property management reasons at the discretion of the Board of jurisdiction, e.g., for rental affordable units satisfying the set-aside required for a development of market-rate condominium units.
A schedule setting forth the phasing of the actual number of total units and affordable units, by income category and unit size, for each development shall be incorporated into the resolution of approval for any development subject to the provisions of this chapter.
Low- and moderate-income units shall utilize the same type of heating source as market-rate units within the affordable development.
Affordable housing units provided under this chapter shall comply with the standards of this section.
Bedroom distribution of affordable housing units.
Marketing shall take place in accordance with the provisions of a marketing plan, as provided herein.
The City of Hoboken shall adopt, by resolution, an affirmative marketing plan, compliant with N.J.A.C. 5:80-26.15, as may be amended and supplemented. Such affirmative marketing plan shall be included as part of an eventual petition to COAH for substantive certification.
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 COAH Housing Region 1 (Northeast: Bergen, Passaic, Hudson, and Sussex Counties, as may be amended) and covers the period of deed restriction.
The administrative agent designated by the City of Hoboken shall assure the affirmative marketing of all affordable units developed pursuant to this chapter, consistent with the affirmative marketing plan for the municipality.
In implementing the affirmative marketing plan, the administrative agent shall provide a list of housing counseling services to low- and moderate-income applicants on subjects such as budgeting, credit issues, mortgage qualification, rental lease requirements, and landlord/tenant law.
The affirmative marketing process for available affordable units shall begin at least four months prior to the expected date of occupancy of the units.
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 of Hoboken.
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 chapter until the City of Hoboken elects to release the unit from such requirements. 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. and this chapter, as may be amended and supplemented, for a minimum of 40 years.
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 chapter, 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.
All conveyances of restricted ownership units pursuant to this chapter shall be made by deeds and restrictive covenants substantially in the form prescribed in N.J.A.C. 5:80-26 appendices. The deed restriction shall have priority over all mortgages on the property. The deed restriction shall be filed by the developer or seller with the records, office of the County of Hudson. A copy of the filed document shall be provided to the administrative agent within 30 days of the receipt of a certificate of occupancy.
Buyer income eligibility for restricted ownership units shall be in accordance with N.J.A.C. 5:80-26.1, 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.
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, homeowners' and private mortgage insurance and condominium or homeowners' association fees, as applicable) does not exceed 33% of the household's certified monthly income.
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.
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 chapter until the City of Hoboken elects to release the unit from such requirements pursuant to action taken in compliance with N.J.A.C. 5:80-26.1, 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. and this chapter, as may be amended and supplemented, for minimum of 40 years.
Deeds of all real property that include restricted rental units shall contain deed restriction language substantially in the form set forth in N.J.A.C. 5:80-26 appendices. 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 Hudson. A copy of the filed document shall be provided to the administrative agent within 30 days of the receipt of a certificate of occupancy.
The position of Municipal Housing Liaison (MHL) for the City of Hoboken is established by this chapter and shall be appointed through a resolution adopted by the City Council. In the event of a petition for substantive certification, the City of Hoboken shall confirm the appointment of the MHL to COAH by means of a letter from the Mayor to COAH.
The MHL must be either a full-time or part-time employee of the City of Hoboken.
In the event of a petition for substantive certification, the person appointed as the MHL must be reported to COAH for approval.
The MHL must comply with all COAH requirements.
Attending continuing education opportunities on affordability controls and compliance monitoring.
The City of Hoboken shall designate by resolution of the City Council one or more administrative agents to administer newly constructed or substantially rehabilitated affordable units in accordance with N.J.A.C. 5:96, N.J.A.C. 5:97 and UHAC (N.J.A.C. 5:80-26). All administrative agents must be approved by COAH in the event of a petition for substantive certification.
An Operating Manual shall be prepared and provided by the administrative agent(s) to be adopted by resolution of the City Council. The Operating Manual(s) shall be available for public inspection in the office of the Municipal Clerk and in the office(s) of the administrative agent(s). The Operating Manual shall be subject to review and approval by COAH in the event of a petition for substantive certification.
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 violation of the regulations, injunctive relief to prevent further violation of the regulations, entry on the premises, and specific performance.
A fine of not more than $2,500 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.
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 Hoboken Affordable Housing Trust Fund of the gross amount of rent illegally collected.
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 attorneys' fees. The violating owner shall have the right to possession terminated as well as the title conveyed pursuant to the Sheriff's sale.
The owner shall remain fully obligated, responsible and liable for complying with the terms and restrictions governing affordable housing units until such time as title is conveyed from the owner.
All redevelopment plans providing for residential development, prepared and adopted or amended pursuant to the Local Redevelopment and Housing Law, N.J.S.A. 40A:12A-1 et seq., after the effective date of this chapter, shall include inclusionary affordable housing development standards and requirements identical to the standards and requirements of this chapter.
This chapter shall take effect upon passage and publication as provided by law but shall not be applicable to applications for residential development pending before the Board of jurisdiction on the effective date of this chapter.
If any section, subsection, sentence, clause, phrase or portion of this chapter is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision, and such holding shall not affect the validity of the remaining portions thereof.
The Affordable Housing Ordinance added to the City Code 5-18-1988 by Ord. No. P-6, §§ 196-68 through 196-81, is hereby repealed prospectively. It shall remain in full force and effect for all applications for residential development pending before the Board of jurisdiction on the effective date of this chapter seeking a use variance to allow residential development in a zoning district or redevelopment plan where such uses are not currently permitted or seeking an increase in residential density or floor area ratio (FAR). This chapter shall further remain applicable to all applications having received approval under its terms.
All ordinances or parts of ordinances inconsistent herewith are repealed as to such inconsistencies.

References: § 65

§ 65

§ 65

§ 65

§ 65

§ 65

§ 65

§ 65

§ 65

§ 65
 § 3607