Source: https://www.ecode360.com/15596582
Timestamp: 2019-01-16 03:49:20
Document Index: 567583167

Matched Legal Cases: ['§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 79', '§ 3607']

Township of Willingboro, NJ Affordable Housing
Ch 79 Art I Development Fees
§ 79-2 Basic requirements.
§ 79-4 Residential development fees.
§ 79-5 Nonresidential development fees.
§ 79-6 Collection procedure.
§ 79-7 Affordable Housing Trust Fund.
§ 79-8 Use of funds.
§ 79-9 Monitoring.
§ 79-10 Ongoing collection of fees.
Ch 79 Art II Affordable Housing Obligations
§ 79-11 Affordable housing obligation.
§ 79-12 Definitions.
§ 79-13 Affordable housing programs.
§ 79-14 New construction.
§ 79-15 Affirmative marketing requirements.
§ 79-16 Occupancy standards.
§ 79-17 Control periods for ownership units; enforcement mechanisms.
§ 79-18 Price restrictions for ownership units.
§ 79-19 Buyer income eligibility.
§ 79-20 Limitations on indebtedness.
§ 79-21 Capital improvements to ownership units.
§ 79-22 Control periods for rental units.
§ 79-23 Price restrictions for rental units; leases.
§ 79-24 Tenant income eligibility.
§ 79-25 Utilities.
§ 79-26 Administration.
§ 79-27 Developer, sponsor and occupant obligations.
§ 79-28 Enforcement; violations and penalties.
§ 79-29 Appeals.
Chapter 79 Affordable Housing
Article II Affordable Housing Obligations
[Adopted 12-23-2008 by Ord. No. 2008-9]
In Holmdel Builder's Association v. Holmdel Township, 121 N.J. 550 (1990), the New Jersey Supreme Court determined that mandatory development fees are authorized by the Fair Housing Act of 1985, N.J.S.A. 52:27D-301 et seq, and the State Constitution, subject to the rules adopted by the New Jersey Council on Affordable Housing (COAH).
Pursuant to P.L. 2008, c. 46, Section 8 (N.J.S.A. 52:27D-329.2), and the Statewide Nonresidential Development Fee Act (N.J.S.A. 40:55D-8.1 through 40:55D-8.7), COAH is authorized to adopt and promulgate regulations necessary for the establishment, implementation, review, monitoring and enforcement of municipal affordable housing trust funds and corresponding spending plans. Municipalities that are under the jurisdiction of the Council or court of competent jurisdiction and have an approved spending plan may retain fees collected from nonresidential development.
This article establishes standards for the collection, maintenance, and expenditure of development fees pursuant to COAH's regulations and in accordance with P.L. 2008, c. 46, Sections 8 (N.J.S.A. 52:27D-329.2) and 32 to 38 (N.J.S.A. 40:55D-8.1 through 40:55D-8.7). Fees collected pursuant to this article shall be used for the sole purpose of providing low- and moderate-income housing. This article shall be interpreted within the framework of COAH's rules on development fees, codified at N.J.A.C. 5:97-8.
The Township of Willingboro shall not impose development fees on any applicant pursuant to this article until COAH or a court has approved the Development Fee Ordinance pursuant to N.J.A.C. 5:96-5.1, except that residential fees may be collected pursuant to the previously approved fee ordinance until such time as this article takes effect, and nonresidential fees shall be collected in accordance with the Statewide Nonresidential Development Fee Act, N.J.S.A. 40:55D-8.1 et seq.
The Township of Willingboro shall not spend development fees until COAH or a court has approved a plan for spending such fees in conformance with N.J.A.C. 5:97-8.10 and N.J.A.C. 5:96-5.3.
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 assessed value of a property divided by the current average ratio of assessed to true value for the municipality in which the property is situated, as determined in accordance with Sections 1,5, and 6 of P.L. 1973, c. 123 (N.J.S.A. 54:1-35a through 54:1-35c).
Within all zoning districts in the Township of Willingboro, residential developers, except for developers of the types of development specifically exempted below, shall pay a fee of 1.5% of the equalized assessed value for residential development, provided no increased density is permitted.
When an increase in residential density pursuant to N.J.S.A. 40:55D-70d(5) (known as a "d" variance) has been permitted, developers shall be required to pay a development fee of 6% of the equalized assessed value (EAV) for each additional unit above that permitted by right which may be realized. However, if the zoning on a site has changed during the two-year period preceding the filing of such a variance application, the base density for the purposes of calculating the bonus development fee shall be the highest density permitted by right during the two-year period preceding the filing of the variance application.
Nonresidential developments shall be exempt from payment of nonresidential development fees in accordance with the exemptions required pursuant to P.L. 2008, c. 46, as specified in the Form N-RDF "State of New Jersey Nonresidential Development Certification/Exemption" form. Any exemption claimed by a developer shall be substantiated by that developer.
If a property which was exempted from the collection of a nonresidential development fee thereafter ceases to be exempt from property taxation, the owner of the property shall remit the fees required pursuant to this section within 45 days of the termination of the property tax exemption. Unpaid nonresidential development fees under these circumstances may be enforceable by the Township of Willingboro as a lien against the real property of the owner.
Should the Township of Willingboro fail to determine or notify the developer of the amount of the development fee within 10 business days of the request for final inspection, the developer may estimate the amount due and pay that estimated amount consistent with the dispute process set forth in Subsection b of Section 37 of P.L. 2008, c. 46 (N.J.S.A. 40:55D-8.6).
A developer may challenge residential development fees imposed by filing a challenge with the County Board of Taxation. Pending a review and determination by the Board, collected fees shall be placed in an interest-bearing escrow account by the Township of Willingboro. Appeals from a determination of the Board may be made to the Tax Court in accordance with the provisions of the State Tax Uniform Procedure Law, N.J.S.A. 54:48-1 et seq., within 90 days after the date of such determination. Interest earned on amounts escrowed shall be credited to the prevailing party.
A developer may challenge nonresidential development fees imposed by filing a challenge with the Director of the Division of Taxation. Pending a review and determination by the Director, which shall be made within 45 days of receipt of the challenge, collected fees shall be placed in an interest-bearing escrow account by the Township of Willingboro. Appeals from a determination of the Director may be made to the Tax Court in accordance with the provisions of the State Tax Uniform Procedure Law, N.J.S.A. 54:48-1 et seq., within 90 days after the date of such determination. Interest earned on amounts escrowed shall be credited to the prevailing party.
Any other funds collected in connection with the Township of Willingboro's affordable housing program.
The Township of Willingboro shall provide COAH with written authorization, in the form of a three-party escrow agreement between the municipality, the Township's banking institution, and COAH, to permit COAH to direct the disbursement of the funds as provided for in N.J.A.C. 5:97-8.13(b).
The expenditure of all funds shall conform to a spending plan approved by COAH or the court. Funds deposited in the housing trust fund may be used for any activity approved by COAH or the court to address the Township of Willingboro's fair share obligation and may be set up as a grant or revolving loan program. Such activities include, but are not limited to, preservation or purchase of housing for the purpose of maintaining or implementing affordability controls, rehabilitation, new construction of affordable housing units and related costs, accessory apartment, market to affordable, or regional housing partnership programs, conversion of existing nonresidential buildings to create new affordable units, green building strategies designed to be cost saving and in accordance with accepted national or state standards, purchase of land for affordable housing, improvement of land to be used for affordable housing, extensions or improvements of roads and infrastructure to affordable housing sites, financial assistance designed to increase affordability, administration necessary for implementation of the Housing Element and Fair Share Plan, or any other activity as permitted pursuant to N.J.A.C. 5:97-8.7 through 5:97-8.9 and specified in the approved spending plan.
Funds shall not be expended to reimburse the Township of Willingboro for past housing activities.
The Township of Willingboro may contract with a private or public entity to administer any part of its Housing Element and Fair Share Plan, including the requirement for affordability assistance, in accordance with N.J.A.C. 5:96-18.
The Township of Willingboro shall complete and return to COAH all monitoring forms included in the annual monitoring report related to the collection of development fees from residential and nonresidential developers, payments in lieu of constructing affordable units on site, and funds from the sale of units with extinguished controls, barrier-free escrow funds, rental income, repayments from affordable housing program loans, and any other funds collected in connection with the Township of Willingboro's housing program, as well as to the expenditure of revenues and implementation of the plan approved by the court. All monitoring reports shall be completed on forms designed by COAH.
The ability of the Township of Willingboro to impose, collect and expend development fees shall expire with its substantive certification or judgment of compliance, unless the Township of Willingboro has filed an adopted Housing Element and Fair Share Plan with COAH, has petitioned COAH for substantive certification, or brought a declaratory relief action in court pursuant to N.J.S.A. 52:27D-313 and has received approval of its development fee ordinance by COAH or a court. If the Township of Willingboro fails to renew its ability to impose and collect development fees prior to the expiration of its substantive certification or judgment of compliance, it may be subject to forfeiture of any or all funds remaining within its municipal trust fund. Any funds so forfeited shall be deposited into the "New Jersey Affordable Housing Trust Fund" established pursuant to Section 20 of P.L. 1985, c. 222 (N.J.S.A. 52:27D-320). The Township of Willingboro shall not impose a residential development fee on a development that receives preliminary or final site plan approval after the expiration of its substantive certification or its judgment of compliance, nor shall the Township of Willingboro retroactively impose a development fee on such a development. The Township of Willingboro shall not expend development fees after the expiration of its substantive certification or its judgment of compliance.
[Adopted 12-6-2011 by Ord. No. 2011-15]
The Township of Willingboro 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 Township of Willingboro shall address its fair share for low- and moderate-income housing as documented in the Housing Element.
The Township of Willingboro shall file monitoring reports with the DCA 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 in accordance with N.J.A.C. 5:96 shall be available to the public at the Township of Willingboro Municipal Building, Municipal Clerk's office, 1 Rev. Dr. M. L. King Jr. Drive, Willingboro, New Jersey, or from the Department of Community Affairs at 101 South Broad Street, Trenton, New Jersey.
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, 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, 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.
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 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.
The median income by household size for the applicable county, as adopted annually by the DCA.
The maximum housing value in each housing region affordable to a four-person household with an income at 80% of the regional median as defined by the DCA's adopted regional income limits published annually by the DCA.
The Township of Willingboro has determined that it will use the following mechanisms to satisfy its affordable housing obligations:
The Township of Willingboro's rehabilitation program shall be designed to renovate deficient owner-occupied and rental 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.
The Township of Willingboro Neighborhood Stabilization Program is not considered a rehabilitation program; the units will be receiving credits as new construction units.
Owner-occupied units will be rehabilitated through the Township of Willingboro's participation in the Burlington County Home Improvement Loan Program administered by the Burlington County Office of Community Development. This program is funded by a community development block grant through the United States Department of Housing and Urban Development (HUD) and provides deferred loans up to $20,000 to income-eligible single-family homeowners for the repair of major systems. A lien in the amount of the loan is placed against the property which is typically satisfied at the time of transfer of title or on the occasion of the death of the individual who received the loan. Recaptured funds are used to fund additional units. Information on the program is available through the office of the Township Manager, located in the Township of Willingboro Municipal Building at 1 Rev. Dr. M. L. King Jr. Drive, Willingboro, New Jersey, or through the office of the Burlington County Department of Community Affairs, located at 795 Woodlane Road, Westhampton, New Jersey.
Rehabilitation of rental units will be accomplished through the Township of Willingboro sponsored program to be administered through contractual agreement with a qualified administrative agent. Information on the program is available through the office of the Township Manager, located in the Township of Willingboro Municipal Building at 1 Rev. Dr. M. L. King Jr. Drive, Willingboro, New Jersey.
The Township of Willingboro shall ensure that an average of at least $10,000 is spent per unit, and that each rehab includes the rehabilitation of a major system, reflecting the minimum hard cost of rehabilitation for each rental unit.
The Township of Willingboro shall designate an administrative agent to administer the rental 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 rental rehabilitation program to be adopted by resolution of the governing body and subject to approval of the court. The rental rehabilitation manual shall be available for public inspection in the office of the Municipal Clerk and in the office of the administrative agent.
Affordability assistance program. An affordability assistance program will be established by the Township of Willingboro, which will be administered via a contractual agreement with a qualified administrative agent. This program will provide affordability assistance to low-, very-low, and moderate-income households. Pursuant to N.J.A.C. 5:97-8.8(a), 1/3 of the affordability assistance portion shall be used to provide affordability assistance to very-low-income households. Affordability assistance will be provided for the following:
Emergency repairs in owner-occupied units only; and
Market to affordable program assistance.
The administration of a supportive living housing facility shall be in compliance with N.J.A.C. 5:97-6.10, including the administration thereof in accordance with N.J.A.C. 5:97-9 and UHAC, with the following exceptions:
Affirmative marketing (N.J.A.C. 5:80-26.15); provided, however, that the units or bedrooms shall be affirmatively marketed to individuals with special needs in accordance with a plan approved by the court or by the DCA's Executive Director, if approval is delegated by the court.
With the exception of units established with capital funding through a twenty-year operating contract with the Department of Human Services, Division of Developmental Disabilities, supportive living housing facilities shall have the appropriate controls on affordability in accordance with N.J.A.C. 5:97-9 and UHAC.
The service provider for a supportive living housing facility shall act as the administrative agent for the purposes of administering the affirmative marketing and affordability requirements for the supportive living housing facility.
The fair share obligation shall be divided equally between low- and moderate-income units, except that, where there is an odd number of affordable housing units, the extra unit shall be a low-income unit.
An accessible entranceway as set forth at P.L. 2005, c. 350 (N.J.S.A. 52:27D-311a et seq.), and the Barrier Free Subcode, N.J.A.C. 5:23-7 and N.J.A.C. 5:97-3.14, or evidence that the Township of Willingboro has collected funds from the developer sufficient to make 10% of the adaptable entrances in the development accessible:
To this end, the builder of restricted units shall deposit funds within the Township of Willingboro'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(2)(f)[2] above shall be used by the Township of Willingboro 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 Willingboro.
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 Willingboro'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.
In establishing rents and sales prices of affordable housing units, the administrative agent shall follow the procedures set forth in UHAC and in substantive rules as may be applicable, utilizing the regional income limits as previously established by the DCA.
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 homeowner 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.
Utilities. Tenant-paid utilities that are included in the utility allowance shall be so stated in the lease and shall be consistent with the utility allowance approved by the DCA for its Section 8 program.
Phasing schedule for inclusionary zoning. In all inclusionary developments, the follow phasing schedule shall be followed:
Additional requirements for inclusionary projects.
In inclusionary developments, to the extent possible, low- and moderate-income units shall be integrated with the market-rate units.
In inclusionary developments, low- and moderate-income units shall have access to all of the same common elements and facilities as the market-rate units.
The Township of Willingboro shall adopt by resolution an affirmative marketing plan, subject to approval of the DCA, compliant with N.J.A.C. 5:80-26.15, as may be amended and supplemented.
The affirmative marketing plan shall provide a regional preference for all households that live and/or work in Housing Region 5 comprised of Burlington, Camden, and Gloucester Counties.
The administrative agent designated by the Township of Willingboro shall assure the affirmative marketing of all affordable units is 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 Township of Willingboro.
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 Willingboro 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.
Notwithstanding the foregoing, however, the administrative agent may, subject to the DCA's approval, permit moderate-income purchasers to buy low-income units in housing markets determined by the DCA to have an insufficient number of eligible low-income purchasers to permit prompt occupancy of the units. All such low-income units to be sold to moderate-income households shall retain the required pricing restrictions for low-income units.
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 Willingboro 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.
Tenant-paid utilities included in the utility allowance shall be set forth in the lease and shall be consistent with the utility allowance approved by the DCA for its Section 8 program.
The position of Municipal Housing Liaison (MHL) for the Township of Willingboro is established by this article. The Township of Willingboro 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 the Township of Willingboro.
The person appointed as the MHL must be reported to the court or the Department of Community Affairs, as the case may be, for approval.
The MHL must meet all Department of Community Affairs requirements for qualifications, including initial and periodic training.
The Municipal Housing Liaison shall be responsible for oversight and administration of the affordable housing program for the Township of Willingboro, including the following responsibilities which may not be contracted out to the administrative agent:
Monitoring the status of all restricted units in the Township of Willingboro's Fair Share Plan;
Compiling, verifying and submitting annual reports as required by the Department of Community Affairs;
Attending continuing education opportunities on affordability controls, compliance monitoring and affirmative marketing as offered or approved by the Department of Community Affairs.
The Township of Willingboro shall designate by resolution of the Township Council of the Township of Willingboro, subject to the approval of the court, 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. The administrative agent's fees and charges shall be paid for by the inclusionary developer, sponsor and/or the builder that will construct the affordable units, unless otherwise determined or agreed to by the Township of Willingboro.
An operating manual shall be provided by the administrative agent to be adopted by resolution of the governing body and subject to approval of the court or Department of Community Affairs, as the case may be. The operating manual shall be available for public inspection in the office of the Municipal Clerk and in the office of the administrative agent.
Attending continuing education opportunities on affordability controls, compliance monitoring, and affirmative marketing as offered or approved by the Department of Community Affairs;
The administrative agent shall prepare an operating manual, affirmative marketing plan and affordability assistance manual (manual) which the Township shall make available to inclusionary developers, affordable housing sponsors, builders and prospective or current affordable housing occupants so that they can understand their affordable housing obligations and the functions that the administrative agent will perform. The manual will contain the administrative agent's fee schedule (fee schedule). Inclusionary developers, affordable housing sponsors and builders and individuals who are occupying affordable units who desire to sell or rent their units shall be responsible for paying the administrative agent's fees and all direct costs associated with the performance of the agent's services.
Inclusionary developers and affordable housing sponsors/builders shall contact the administrative agent and the Housing Liaison prior to constructing a new affordable unit, whereupon the Liaison will in turn provide a per-unit estimate of the administrative agent's fees. The developer and/or builder shall deliver a check to the Construction Official in the amount of the estimate, made payable to the Township of Willingboro, prior to issuance of the building permit. If construction of the affordable unit has commenced prior to the effective date of this article and/or the full amount of the agent's fees and costs was not paid prior to commencement of construction, the check in payment of the administrative agent's fees and costs, or the unpaid balance thereof, shall be paid prior to issuance of the certificate of occupancy.
Owners of existing affordable units who desire to sell or rent their affordable units are required to notify the administrative agent and the Housing Liaison of their intent to sell or rent, whereupon the Liaison will notify the owner of the administrative agent's fees that he or she is responsible to pay. In the case of for-sale units, payment shall be made to the Township of Willingboro at closing; in the case of rental units, payment shall be made to the Township of Willingboro prior to the issuance of a continued certificate of occupancy.
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 Township of Willingboro 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 Commissioner of the Department of Community Affairs.