Source: https://www.ecode360.com/14591011
Timestamp: 2019-04-25 20:16:56+00:00

Document:
§ 150-4 Affordable Housing Trust Fund.
§ 150-5 Affordable Housing Board.
§ 150-6 Action by Township Committee.
§ 150-7 Screening and qualification of prospective purchasers.
§ 150-8 Household size and dwelling unit type.
§ 150-9 Annual indexed increases.
§ 150-11 Impact of foreclosure.
§ 150-21 Affordable housing obligation.
§ 150-23 Affordable housing programs.
§ 150-29 Affirmative marketing requirements.
§ 150-31 Control periods for restricted ownership units and enforcement mechanisms.
§ 150-32 Price restrictions for restricted ownership units, homeowners' association fees and resale prices.
§ 150-33 Buyer income eligibility.
§ 150-34 Limitations on indebtedness secured by ownership unit; subordination.
§ 150-35 Control Periods for restricted rental units.
§ 150-36 Price restrictions for rental units; leases.
§ 150-37 Tenant income eligibility.
§ 150-39 Enforcement; violations and penalties.
Numbering of buildings — See Ch. 97.
Multiple-dwelling units — See Ch. 175.
Housing standards — See Ch. 313.
This chapter shall be known as the "Affordable Housing Procedures Ordinance" of the Township of Maplewood.
The purpose of this chapter is to create the administrative mechanisms for the implementation of the Fair Housing Act and its amendments and the rules and regulations of the Council on Affordable Housing.
Editor's Note: See 52:27D-301 et seq.
A total gross household income no greater than 50% of the median household income of the Essex-Morris-Sussex-Union Housing Region (Region Two Housing Region as defined by the New Jersey Council on Affordable Housing), adjusted for household size, based on the most recent income limits published by the United States Department of Housing and Urban Development (HUD).
A total gross household income no greater than 80% and no less than 50% of the median household income of the Essex-Morris-Sussex-Union Housing Region (Region Two Housing Region as defined by the New Jersey Council on Affordable Housing), adjusted for household size, based on the most recent income limits published by the United States Department of Housing and Urban Development (HUD).
Editor's Note: See 40:55D-1 et seq.
There is hereby established within the Township of Maplewood an Affordable Housing Trust Fund which shall be maintained by the Township Treasurer as a separate fund to be used and applied solely for the purposes set forth herein.
It shall be permissible for the Treasurer to place the moneys deposited into such fund into the general depository interest-bearing accounts of the Township, provided that a separate accounting for such moneys is maintained by the Treasurer.
All funds collected from developers or other persons pursuant to developer's agreements, settlement of litigation or by donation shall be deposited into the Affordable Housing Trust Fund in accordance with this chapter.
In the event that the Township receives funds from any governmental sources or from a private organization authorized by the county, state or federal government to engage in funding for affordable housing projects which are required to be held in a separate account, the Treasurer shall be authorized to establish such separate account and to provide for the keeping of appropriate records thereon, but such funds shall be otherwise considered as part of the Affordable Housing Trust Fund.
Payments to assist in the rehabilitation of substandard housing in the Township by removal of health and safety code violations of housing qualifying under the provisions of the Fair Housing Act.
Payments to provide for the maintenance, repair, replacement and/or improvement of affordable housing in the Township of Maplewood.
Payments to provide for the implementation of an affirmative marketing program to market the designated low- and moderate-income units in the Township.
Payments to provide for the administration of the fund.
There is hereby established an Affordable Housing Board which shall consist of eight members appointed by the Township Committee. The members shall serve without compensation.
The Board shall be comprised of four residents of the Township who will serve for three years, and one member of the Township Committee, who shall be the Chair of the Board, the Township’s Chief Financial Officer, the Township’s Construction Code Official, the Township’s Director of Welfare and the Township’s Municipal Liaison/Housing Officer, each of whom shall serve for one year. Appointments to fill vacancies resulting from resignations or removals from office shall be for the departing member’s unexpired term.
To govern the sale or rental of affordable housing units to lower- and moderate-income persons pursuant to the Zoning Ordinance and Fair Share Compliance Plan of the Township of Maplewood.
To assure that the housing units built or rehabilitated for affordable housing pursuant to the Zoning Ordinance and the Compliance Plan will remain available to lower- and moderate-income persons for the appropriate period of time as required by the substantive rules issued by the Council on Affordable Housing.
To establish eligibility criteria for persons wishing to purchase or rent affordable housing in the Township in accordance with the Zoning Ordinance and Compliance Plan and the substantive rules issued by the Council on Affordable Housing.
To establish screening mechanisms to ensure that all affordable housing units are occupied only by lower- and moderate-income households.
To recommend to the Township Committee appropriate expenditures of those funds made available to the Township's Affordable Housing Fund.
To regulate the resale of affordable housing units so as to allow lower- and moderate-income households to recoup the value of any improvements to the units while providing for the recapture by the Township of any windfall profits from the resale of the units, pursuant to COAH rules N.J.A.C. 5:92-12.1 et seq.
To regulate the calculation of rents and other charges for affordable housing rental units for the purposes of ensuring that affordable housing rental units are rented only to and remain occupied by lower- and moderate-income households.
To provide for a fair and equitable disbursal of funds from the Affordable Housing Trust Fund, to the extent that such funds are available, for rehabilitation of substandard housing occupied by lower- and moderate-income households and for such other purposes as may be authorized by the Township Committee.
To carry out such additional responsibilities as may be necessary to fulfill the Township's affordable housing program in accordance with the Fair Housing Act of 1985 and amendments thereto and the substantive rules issued by the Council on Affordable Housing.
To ascertain the extent and location of substandard housing and, upon authorization by the Township Committee, to conduct a survey or to arrange to have a survey conducted.
To secure sources of government funding that will assist the Township, if necessary, in meeting its goals of supplying affordable housing as set forth in the Fair Compliance Plan and, upon authorization by the Township Committee, to prepare and submit applications to secure such funding.
To prepare an annual budget for the Affordable Housing Board, including all salaries, administrative costs and expenditures, exclusive of expenditures for rehabilitation, necessary to meet the goals of the Fair Share Compliance Plan. The budget shall be prepared in accordance with proper Township accounting procedures and submitted to the Township Committee for approval as part of the Township budget.
To recommend to the Township Committee the disbursement of funds from the Housing Fund, for rehabilitation of housing and for such other purposes as may be authorized by the Township Committee consistent with the Fair Housing Act.
To provide a semiannual written report to the Mayor, Township Committee and Planning Board on its activities and the progress and problems in providing affordable housing and assuring the continued affordability of this housing and to file a semiannual monitoring report with COAH pursuant to N.J.A.C. 5:92-17.2.
To undertake such other activities as may be authorized by law to carry out the obligations of the Township to assist in providing affordable housing in accordance with the Fair Housing Act of 1985 and amendments thereto and substantive rules issued by the Council on Affordable Housing and the Fair Share Compliance Plan for the Township of Maplewood.
In the absence of the appointment of an Affordable Housing Board, the Township Committee shall act in its stead.
The Affordable Housing Board shall screen and determine whether prospective purchasers and tenants qualify for the newly designated low- and moderate-income units built or rehabilitated within the Township. Qualification criteria shall include household income, place of residence and place of employment.
The Board shall maintain a registry of income-eligible applicants for purchase or rental of low- and moderate-income housing.
Occupancy preference for new low- and moderate-income units.
A maximum of 50% of the designated low- and moderate-income housing units may be reserved initially for income-eligible current residents of the Township or individuals who work in the Township and reside elsewhere.
After 50% of the designated low- and moderate-income housing units have been purchased or leased by town residents or those who work in the Township but reside elsewhere, the remaining eligible applicants shall be pooled and selected on a random basis.
The Board shall recommend eligible prospective purchasers and tenants to the developer(s) of low- and moderate-income housing.
Initial pricing of low- and moderate-income owner-occupied single housing units shall be established in accordance with the requirements of the substantive rules and regulations of COAH.
Efficiency units shall be affordable to one-person households.
One-bedroom units shall be affordable to two-person households.
Two-bedroom units shall be affordable to three-person households.
Three-bedroom units shall be affordable to five-person households.
Four-bedroom units shall be affordable to seven-person households.
The price of an owner-occupied housing unit and the rents of affordable housing units may increase annually based on the percentage increase in the median income for the Essex-Morris-Sussex-Union Housing Region, as determined from the uncapped Section 8 Program income limits, as published by the United States Department of Housing and Urban Development (HUD) as defined in N.J.A.C. 5:92-1.3 or other recognized standards adopted by COAH that apply to rental housing units.
Editor's Note: Former § 150-10, Controls on affordability, was superseded by Ord. No. 2598-09, adopted 7-21-2009. See now Art. II, Compliance With Third Round Obligations.
A judgment of foreclosure or a deed in lieu of foreclosure by a financial institution regulated by state and/or federal law shall extinguish controls on affordability, provided that the owner of the affordable housing unit shall be personally obligated to pay to the Board any surplus funds, but only to the extent such surplus funds exceed the difference between the maximum price permitted at the time of foreclosure and the amount necessary to redeem the debt to the financial institution, including the costs of foreclosure.
A homeowner or investor-landlord participating in any local rehabilitation program shall execute a lien in favor of the Township of Maplewood in consideration for the funds granted for the cost of rehabilitation and for the period of controls on affordability. Prior to execution, the lien shall be reviewed by the Township Attorney.
If any article, section, subsection, sentence, clause or phrase of this chapter is for any reason held to be unconstitutional or invalid, such decision shall not affect the remaining provisions of this chapter.
This chapter shall take effect immediately upon final passage with publication as provided by law.
This article is intended to assure that low- and moderate-income units ("affordable units") are created with controls on affordability over time and that low- and moderate-income households shall occupy these units. This article shall apply except where inconsistent with applicable law.
The Maplewood Township Planning Board has adopted a Housing Element and Fair Share Plan pursuant to the Municipal Land Use Law at N.J.S.A. 40:55D-1 et seq. The Fair Share Plan has been endorsed by the governing body. The Fair Share Plan describes the ways Maplewood Township shall address its fair share for low- and moderate-income housing as determined by the Council on Affordable Housing (COAH) and documented in the Housing Element.
This article implements and incorporates the Fair Share Plan and addresses the requirements of N.J.A.C. 5:97, as may be amended and supplemented.
The Township of Maplewood shall file monitoring reports with COAH in accordance with N.J.A.C. 5:96, tracking the status of the implementation of the Housing Element and Fair Share Plan. Any plan evaluation report of the Housing Element and Fair Share Plan and monitoring prepared by COAH in accordance with N.J.A.C. 5:96 shall be available to the public at the Maplewood Township Municipal Building, Municipal Clerk's Office, 574 Valley Road, Maplewood, New Jersey 07040 or from COAH at 101 South Broad Street, Trenton, New Jersey and on COAH's website, www.nj.gov/dca/affiliates/coah.
A self-contained residential dwelling unit with a kitchen, sanitary facilities, sleeping quarters and a private entrance, which is created within an existing home, through the conversion of an existing accessory structure on the same site, by an addition to an existing home or accessory building, or by the construction of a new accessory structure on the same site.
The entity responsible for the administration of affordable units in accordance with this article, N.J.A.C. 5:96, N.J.A.C. 5:97 and N.J.A.C. 5:80-26.1 et seq.
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 development included in the Housing Element and Fair Share Plan and includes, but is not limited to, an inclusionary development, a municipal construction project or a one-hundred-percent affordable development.
The development has been designated by the Secretary of the U.S. 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 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.).
A housing unit with health and safety code violations that require the repair or replacement of a major system. A "major system" includes weatherization, roofing, plumbing (including wells), heating, electricity, sanitary plumbing (including septic systems), lead paint abatement and/or load-bearing structural systems.
Any person, partnership, association, company or corporation that is the legal or beneficial owner or owners of a lot or any land proposed to be included in a proposed development, including the holder of an option to contract or purchase, or other person having an enforceable proprietary interest in such land.
The median income by household size for the applicable county, as adopted annually by COAH.
Any sale or transfer of ownership other than the transfer of ownership between husband and wife; the transfer of ownership between former spouses ordered as a result of a judicial decree of divorce or judicial separation, but not including sales to third parties; the transfer of ownership between family members as a result of inheritance; the transfer of ownership through an executor's deed to a Class A beneficiary; and the transfer of ownership by court order.
Maplewood Township's rehabilitation program shall be designed to renovate deficient housing units occupied by low- and moderate-income households such that, after rehabilitation, these units will comply with the New Jersey State Housing Code pursuant to N.J.A.C. 5:28.
Both owner-occupied and renter-occupied units shall be eligible for rehabilitation funds.
Essex County also administers a home improvement program that is designed to renovate deficient housing units occupied by low- and moderate-income households such that, after rehabilitation, these units will comply with the New Jersey State Housing Code pursuant to N.J.A.C. 5:28. Information regarding this program is available from Elvin Pereira, Loan Advisor at the Department of Economic Development, Training and Employment, Division of Housing and Community Development, 50 South Clinton Street, Suite 4301, East Orange, NJ 07018.
All rehabilitated units shall remain affordable to low- and moderate-income households for a period of 10 years (the control period). For owner-occupied units, the control period will be enforced with a lien, and for renter-occupied units, the control period will be enforced with a deed restriction.
The Township of Maplewood shall dedicate a minimum of $10,000 for each unit to be rehabilitated through this program, reflecting the minimum hard cost of rehabilitation for each unit.
The Township of Maplewood shall adopt a resolution committing to fund any shortfall in the rehabilitation programs for Maplewood Township.
The Township of Maplewood shall designate, subject to the approval of COAH, one or more administrative agents to administer the rehabilitation program in accordance with N.J.A.C. 5:96 and N.J.A.C. 5:97. The administrative agent(s) shall provide a rehabilitation manual for the owner occupancy rehabilitation program and a rehabilitation manual for the rental occupancy rehabilitation program to be adopted by resolution of the governing body and subject to approval of COAH. Both rehabilitation manuals shall be available for public inspection in the office of the Municipal Clerk and in the office(s) of the administrative agent(s).
If a unit vacant, upon initial rental subsequent to rehabilitation, or if a renter-occupied unit is re-rented prior to the end of controls on affordability, the deed restriction shall require the unit to be rented to a low- or moderate-income household at an affordable rent and affirmatively marketed pursuant to N.J.A.C. 5:97-9 and UHAC.
If a unit is renter-occupied, upon completion of the rehabilitation, the maximum rate of rent shall be the lesser of the current rent or the maximum permitted rent pursuant to N.J.A.C. 5:97-9 and UHAC.
Applicant and/or tenant households shall be certified as income eligible in accordance with N.J.A.C. 5:97-9 and UHAC, except that households in owner-occupied units shall be exempt from the regional asset limit.
The following general guidelines apply to all newly constructed developments that contain low- and moderate-income housing units, including any currently unanticipated future developments that will provide low- and moderate-income housing units.
Affordable developments that are age-restricted shall be structured such that the number of bedrooms shall equal the number of age-restricted low- and moderate-income units within the inclusionary development. The standard may be met by having all one-bedroom units or by having a two-bedroom unit for each efficiency unit.
To this end, the builder of restricted units shall deposit funds within the Township of Maplewood's Affordable Housing Trust Fund sufficient to install accessible entrances in 10% of the affordable units that have been constructed with adaptable entrances.
The funds deposited under Subsection B above shall be used by the Township of Maplewood for the sole purpose of making the adaptable entrance of any affordable unit accessible when requested to do so by a person with a disability who occupies or intends to occupy the unit and requires an accessible entrance.
The developer of the restricted units shall submit a design plan and cost estimate for the conversion from adaptable to accessible entrances to the Construction Official of the Township of Maplewood.
Once the Construction Official has determined that the design plan to convert the unit entrances from adaptable to accessible meet the requirements of the Barrier Free Subcode, N.J.A.C. 5:23-7 and N.J.A.C. 5:97-3.14, and that the cost estimate of such conversion is reasonable, payment shall be made to the Township of Maplewood's Affordable Housing Trust Fund in care of the Municipal Treasurer, who shall ensure that the funds are deposited into the Affordable Housing Trust Fund and appropriately earmarked.
Full compliance with the foregoing provisions shall not be required where an entity can demonstrate that it is site impracticable to meet the requirements. Determinations of site impracticability shall be in compliance with the Barrier Free Subcode, N.J.A.C. 5:23-7 and N.J.A.C. 5:97-3.14.
In establishing rents and sales prices of affordable housing units, the administrative agent shall follow the procedures set forth in UHAC and in COAH, utilizing the regional income limits established by COAH.
The maximum rent for restricted rental units within each affordable development shall be affordable to households earning no more 60% of median income, and the average rent for restricted low- and moderate-income units shall be affordable to households earning no more than 52% of median income.
The developers and/or municipal sponsors of restricted rental units shall establish at least one rent for each bedroom type for both low-income and moderate-income units.
At least 10% of all low- and moderate-income rental units shall be affordable to households earning no more than 30% of median income.
The initial purchase price for all restricted ownership units shall be calculated so that the monthly carrying cost of the unit, including principal and interest (based on a mortgage loan equal to 95% of the purchase price and the Federal Reserve H.15 rate of interest), taxes, homeowner and private mortgage insurance and condominium or homeowners' association fees do not exceed 28% of the eligible monthly income of the appropriate size household as determined under N.J.A.C. 5:80-26.4, as may be amended and supplemented; provided, however, that the price shall be subject to the affordability average requirement of N.J.A.C. 5:80-26.3, as may be amended and supplemented.
The rent of low- and moderate-income units may be increased annually based on the percentage increase in the Housing Consumer Price Index for the United States. This increase shall not exceed 9% in any one year. Rents for units constructed pursuant to low-income housing tax credit regulations shall be indexed pursuant to the regulations governing low-income housing tax credits.
Maplewood Township shall adopt by resolution an affirmative marketing plan, subject to approval of COAH, compliant with N.J.A.C. 5:80-26.15, as may be amended and supplemented.
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 2 and covers the period of deed restriction.
The affirmative marketing plan shall provide a regional preference for all households that live and/or work in COAH Housing Region 2 comprised of Essex, Morris, Union and Warren Counties.
The administrative agent designated by the Township of Maplewood shall assure the affirmative marketing of all affordable units consistent with the affirmative marketing plan for the municipality.
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 Maplewood Township.
Additional provisions related to occupancy standards (if any) shall be provided in the municipal Operating Manual.
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 article until the Township of Maplewood elects to release the unit from such requirements; however, and prior to such an election, a restricted ownership unit must remain subject to the requirements of N.J.A.C. 5:80-26.1, as may be amended and supplemented, for at least 30 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 article, 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.
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, homeowner 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 article until the Township of Maplewood 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, as may be amended and supplemented, for at least 30 years.
Deeds of all real property that include restricted rental units shall contain deed restriction language. 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 Essex. 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 entry and enforcement of any judgment of foreclosure.
The applicant shall file documentation sufficient to establish the existence of the circumstances in Subsection B(1) through (5) above with the administrative agent, who shall counsel the household on budgeting.
The position of Municipal Housing Liaison (MHL) for the Township of Maplewood is established by this article. The Maplewood Township Committee shall make the actual appointment of the MHL by means of a resolution.
The MHL must be either a full-time or part-time employee of Maplewood Township.
The person appointed as the MHL must be reported to COAH for approval.
The MHL must meet all COAH requirements for qualifications, including initial and periodic training.
The Township of Maplewood shall designate by resolution of the Maplewood Township Committee, subject to the approval of COAH, one or more administrative agents to administer newly constructed affordable units in accordance with N.J.A.C. 5:96, N.J.A.C. 5:97 and UHAC.
An Operating Manual shall be provided by the administrative agent(s) to be adopted by resolution of the governing body and subject to approval of COAH. The Operating Manuals shall be available for public inspection in the Office of the Municipal Clerk and in the office(s) of the administrative agent(s).
Duties and responsibilities of administrative agent; authority.
Enforcement, though the ultimate responsibility for retaining controls on the units rests with the municipality.
The administrative agent shall have authority to take all actions necessary and appropriate to carry out its responsibilities, hereunder.
A fine of not more than $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 Maplewood Township Affordable Housing Trust Fund of the gross amount of rent illegally collected.
Appeals from all decisions of an administrative agent designated pursuant to this article shall be filed in writing with the Executive Director of COAH.

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