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2018 Third Round Housing Element and Fair Share Plan
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ISSUED: 4/1/2018
DUE: 7/1/2025
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Executive Summary
This document is the 2018 Third Round Housing Element and Fair Share Plan for Florence Township, Burlington County, New Jersey. It outlines the township's strategy for addressing affordable housing obligations in accordance with the New Jersey Fair Housing Act and the terms of a Court-approved Settlement Agreement with the Fair Share Housing Center (FSHC). The plan details how Florence Township intends to meet its Rehabilitation Share, Prior Round obligation, and Third Round fair share obligation, primarily through a combination of regional contribution agreement (RCA) credits, the development of 100% affordable housing projects, inclusionary zoning, and a market to affordable program, alternative living arrangements and third round rental bonuses. The plan covers the period from 1999 to 2025, with a focus on achieving a Judgment of Compliance and Repose to ensure protection from exclusionary zoning lawsuits.
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--- Document: 2018 Third Round Housing Element and Fair Share Plan Document ---
2018
Third Round Housing
Element & Fair Share
Plan
APRIL 2018
Florence Township, Burlington County, New Jersey
Prepared by:
Clarke Caton Hintz | 1 0 0 b a r r a c k s t r e e t | t r e n t o n , n j | 0 8 6 0 8
Housing Element and Fair Share Plan
Florence Township, Burlington County, New Jersey
Adopted by the Planning Board on April 24, 2018
Endorsed by the Township Council on May 2, 2018
Prepared for Florence Township by
Clarke Caton Hintz:
________________________________________________________
Mary Beth Lonergan, PP, AICP
New Jersey Professional Planner License 4288
Kendra Lelie, PP, AICP | PP License # 5537
A signed and sealed version is available at the municipal building.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
PLANNING BOARD
Mildred J. Hamilton-Wood, Chair
James Molimock, Vice-Chair
Wayne Morris, Secretary
Craig H. Wilkie, Mayor (Class I)
Ted Lovenduski, Council (Class III)
Ray Montgomery
Thomas McCue
John Pagano, 1st Alternate
Carl Mattson, 2nd Alternate
Karen Federico, Board Clerk
David C. Frank, Esquire, Board Attorney
Hugh J. Dougherty PE, Board Engineer
Barbara Fegley, PP, AICP, Board
Planner
TOWNSHIP COUNCIL
Craig H. Wilkie, Mayor
Paul C. Ostrander, Councilman,
President
Jerry Sandusky, Councilman, Vice
President
Theodore J. Lovenduski, Councilman
David Woolston, Councilman
Frank K. Baldorossi, Jr., Councilman
Richard A. Brook, Administrator
Thomas A. Sahol, Asst. Administrator
Nancy L. Erlston, RMC, Clerk
Kelly Grant, Esquire, Township Attorney
James Biegen, PE, Township Engineer
Barbara Fegley, PP, AICP, Township
Planner
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 1
TABLE OF CONTENTS
Executive Summary ................................................................................................................................ 3
Judicial & Legislative Background ......................................................................................................... 7
Affordability Requirements ...................................................................................................................12
Housing Element/Fair Share Plan Requirements ............................................................................... 15
Florence Township Affordable Housing History ............................................................................... 16
Consideration of Lands Appropriate for Affordable Housing ............................................................ 17
Florence Township’s Affordable Housing Obligation ...................................................................... 18
Florence Township’s Affordable Housing Plan.................................................................................. 19
Affordable Housing Administration & Affirmative Marketing .......................................................... 49
Affordable Housing Trust Fund ........................................................................................................... 51
Cost Generation ................................................................................................................................... 52
APPENDICES TO THE HOUSING ELEMENT & FAIR SHARE PLAN
A. Housing, Demographic and Employment Analysis
B. Settlement Agreement: Fair Share Housing Center (FSHC)
C. 2017 Court Orders – Including Order Approving the FSHC and Weiss Agreements
D. Burlington County Home Improvement Loan Program: Owner Occupied Rehabilitation
E. Urban County Cooperation Agreement with Burlington County and Resolution Entering into
Program
F. Rental Rehabilitation Administrator: Resolution and Agreement
G. Senior Rental Rehabilitation: BCCAP Agreement (Original and Amended) and Resolutions
H. RCA CFO Certification
I.
Fair Share Ordinance including Township-wide Mandatory Set-Aside Ordinance
J.
Spending Plan, Resolution Adopting Spending Plan and Resolution of Intent to Fund
K. Affirmative Marketing Plan and Resolution Adopting Plan
L. Prior Round: Roebling Arms Documentation
M. Prior Round: Roebling Inn Documentation
N. Prior Round: Transitional Housing Documentation
O. Third Round: 300-320 Alden Avenue Documentation
P. Third Round: Duffy 100% Affordable Housing Documentation
Q. Third Round: Hornberger 100% Affordable Housing Documentation
R. Third Round: Albax/McHugh Court Inclusionary Housing Documentation
S. Third Round: Sassman Inclusionary Housing Documentation
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 2
T. Third Round: Legacy Inclusionary Housing Documentation
U. Sewer/Water Availability Letter
V. Third Round Weiss Agreement and Inclusionary Redevelopment Plan
W. Third Round: Market to Affordable Program Documentation
X. Third Round: Supportive and Special Needs Housing Documentation
Y. Development Fee Ordinance
Z. 100% Affordable Housing Ordinance – Hornberger Site
AA. Administrative Agent Appointment Documentation
BB. Planning Board Resolution Adopting Housing Element and Fair Share Plan
CC. Governing Body Resolution Endorsing the Fair Share Plan
DD. Municipal Housing Liaison Resolution
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 3
EXECUTIVE SUMMARY
This amended Third Round Housing Element and Fair Share Plan has been prepared for
Florence Township, Burlington County in accordance with the New Jersey Fair Housing Act
and the rules of the New Jersey Council on Affordable Housing (“COAH”) at N.J.A.C. 5:93 et
seq. Also, the plan was prepared in order to address the Court-approved Settlement Agreement
(“FSHC Agreement”) between Florence Township and Fair Share Housing Center (“FSHC”),
dated November 22, 2016 and later amended December 19, 2017. This plan is an amendment
to the prior Third Round plan adopted by the Planning Board and endorsed by the Township
Council in December 2008 (which received COAH third round substantive certification) and
a plan amendment in April 2010. This Plan will serve as the foundation for the Township’s
submission to the Honorable John E. Harrington, P.J.Cv., for a third round Judgment of
Compliance and Repose to July 2025.
There are three components to a municipality’s affordable housing obligation: the
Rehabilitation Share, or Present Need, the Prior Round obligation, and the Third Round
obligation. The Court-approved FSHC Agreement established the Township’s 96-unit
Rehabilitation Share / Present Need obligation, a 114-unit Prior Round obligation for the years
1987 to 1999, and a 378-unit Third Round fair share obligation for the years 1999 to 2025
(including the “gap” period).
Regarding rehabilitation, the Township will continue its owner-occupied rehabilitation
program participation with Burlington County’s Home Improvement Loan Program and
Community Development Block Program, institute a local rental-rehabilitation program and
provide any funding from the affordable housing trust fund necessary to supplement the cost
to satisfy its obligation.
The Township has fully satisfied the prior round obligation (1987-1999) of 114 units with the
following completed projects including 42 (of 103) transferred RCA credits with Pemberton
Township, 24 Roebling Arms family rentals, 14 Roebling Inn senior rentals, 5 alternative living
arrangement housing units and 29 prior round rental bonus credits.
The third round obligation (1999-2025) of 378 units will be satisfied with the following
components; 61 (of 103) surplus RCA credits; 80 100% affordable family rental credits and
proposed units (300/320 Alden, Hornberger); 53 100% affordable senior rental credits
(Duffy/MEND); 17 inclusionary senior sales credits (Atlantic/Legacy); one (1) inclusionary
family sale unit (Albax/McHugh Ct.); 38 inclusionary family rental units (Sassman, Weiss); 17
market to affordable program credits; 25 alternate living arrangement units and 95 third round
rental bonus credits.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 4
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 5
INTRODUCTION
Florence Township, a primarily residential suburban community of 12,109 persons with a land
area of 9.65 square miles, is located in the north central edge of Burlington County. The
Township adjoins Bristol and Falls Township to the north across the Delaware River in
Pennsylvania, Bordentown Township to the north, Mansfield Township to the east, Burlington
Township to the southwest and Springfield Township to the south.
The Township has about 3 miles of frontage on the Delaware River and constitutes
approximately 1.2 percent of the land in Burlington County. Florence Township is
approximately 20 miles from Philadelphia and located within the Suburban and Rural
Planning Areas (PA-2 and 4) category as designated by The State Development Plan (SDRP)
of New Jersey. It is easily accessible from much of the region, as the New Jersey Turnpike and
New Jersey Route 130 bisect the Township, and Interstate Route 295 traverses the southern
edge of the Township. The Township is also serviced by New Jersey Transit’s (“NJ Transit”)
River Line commuter rail line, providing access to Trenton, Camden and other destinations
throughout the region.
Florence Township’s Master Plan portrays a community that has developed with a wide range
of land uses, creating both residential communities as well as employment opportunities.
However, the Master Plan notes, “In recent years, housing development has greatly
outstripped commercial development further extending an imbalance that resulted from the
closing of the Roebling Steel Mill, increasing pressure on an already strained tax base.” Thus,
a goal of the Master Plan was to restore the balance in land uses by promoting commercial
development in the Township.
There are two census-designated places in the Township, Village of Roebling and Florence
Station, located along the Delaware River and comprise a “Town” as designated by the SDRP.
The Roebling Steel Mill, now not in operation, is located in Roebling and provided steel for the
Golden Gate Bridge and the Brooklyn Bridge. Approximately 15% or 63 acres of Roebling
Village contains moderate to high density residential row house dwellings on 1,500 square foot
lots. Florence Station contains more moderate density residential dwellings on 5,000 square
foot lots. Adjoining Florence Station is an area which includes a foundry installation of 61
acres and many nearby multi-family and two-family dwellings. Contrasting with the developed
portion of Florence Township, the area east of Route 130 is more rural containing low density
housing and agricultural production uses.
There are small pockets of neighborhood commercial uses within the Florence Station and
Village of Roebling downtown areas. The larger, more suburban oriented commercial uses
are located along NJSH Business Route 130 and include significant new manufacturing and
warehouse uses. The NJ Transit Rail system consists of two stops – one in the historic village
of Roebling adjacent to the Roebling Redevelopment site and one in the midst of an existing
and planned warehouse development.
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INTERSTATE 295
NEW JERSEY PA EXT TPKE
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LOCATION:
Affordable Housing Compliance Plan Map
February 2018
0
3,200Ft
Housing element and fair share plan
Florence Township, Burlington County, NJ
DATE:
°
Clarke Caton Hintz
Architecture
Planning
Landscape Architecture
Legend
Type
Existing Inclusionary Sites
Existing Municipally Sponsored 100% Affordable
Proposed Inclusionary Sites
Proposed Municipally Sponsored 100% Affordable
Planning Areas (2001)
PA2 - Suburban Planning Area
PA4 - Rural Planning Area
Centers
I3
Light Rail Stations
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 7
JUDICIAL & LEGISLATIVE BACKGROUND
In its landmark 1975 decision now referred to as “Mount Laurel I”, the New Jersey Supreme
Court ruled that developing municipalities have a constitutional obligation to provide a realistic
opportunity for the construction of low- and moderate-income housing. In its 1983 Mount
Laurel II decision, the Supreme Court extended the obligation to all municipalities. Subject to
a number of limitations, Mt. Laurel II also gave developers under appropriate circumstances
the opportunity to secure a “builder’s remedy”.1 "A builder's remedy, a form of exclusionary
zoning litigation, is a mechanism to potentially force municipal compliance with its affordable
housing obligations in instances in which a municipality fails to do so voluntarily. Under a
builder's remedy suit, if a developer is successful in demonstrating that the municipality failed
to provide a realistic opportunity for the construction of the regions low and moderate income
housing, a developer may be granted a builder's remedy if the developer's site is suitable for
inclusionary development. A developer would typically build a multi-family project on land that
was not zoned to permit this use or at densities desired by the developer at the time of the suit
and where a “substantial” percentage of the units are reserved for low- and moderate-income
households.
In 1985, the Legislature enacted the Fair Housing Act in response to Mount Laurel II and AMG
Realty Co v. Warren Township. The Fair Housing Act created COAH as the administrative
alternative to compliance in a court proceeding. The Legislature conferred “primary
jurisdiction” on COAH and charged COAH with promulgating regulations: (i) to establish
housing regions; (ii) to estimate low- and moderate-income housing needs; (iii) to set criteria
and guidelines for municipalities to determine and address their fair share numbers, and (iv)
to create a process for the review and approval of appropriate housing elements and fair share
plans. As will be further discussed, the New Jersey Supreme Court declared COAH a moribund
agency and reactivated a judicial process in the review and approval of affordable housing
plans. As the Superior Court has already approved the Township’s affordable housing
allocations, this document is being created to submit to the judicial process for final approval
of its compliance methods and ultimately, to receive a Third Round Judgment of Repose for a
10-year period from 2015 to 2025. This Judgment of Repose will provide the Township
protection from exclusionary zoning lawsuits during the time that it is in effect.
COAH’s First and Second Round
COAH determined municipal affordable housing obligations 2 , or number of affordable
dwellings, and created the criteria and guidelines for municipalities to address their respective
fair share obligations. COAH originally established municipal affordable housing obligations
for the six-year period between 1987 and 1993 (N.J.A.C. 5:92-1 et seq.), which became known
as the “first round.” These rules established an existing need where sub-standard housing was
1 Southern Burlington NAACP v. Twp. of Mt. Laurel, 92 NJ 158 (1983)
2 A.k.a. a municipality’s “fair share” of affordable housing.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 8
being occupied by low- and moderate-income households (variously known as “present need”
or “rehabilitation share”) and future demand to be satisfied with new construction
(“prospective need”). They followed guidelines established by the U.S. Dept. of Housing and
Urban Development (“HUD”), which defined affordable housing as dwellings that could be
occupied by households making 80% or less of the regional household median income.
The first round fair share regulations were superseded by COAH regulations in 1994 (N.J.A.C.
5:93-1.1 et seq.). The 1994 regulations recalculated a portion of the 1987-1993 affordable
housing obligations for each municipality and computed the additional municipal affordable
housing need from 1993 to 1999 using 1990 U.S. Census data. The regulations COAH
adopted in 1994 to identify a municipality’s “cumulative” obligations for the first and second
round are known as “the second round” regulations. Under regulations adopted for round
three, the obligation of municipalities to create new affordable housing for the first and second
round is referred to as the “prior round” obligation. This plan will refer to the new construction
obligation for the first and second housing cycles as the “prior round” obligation.
COAH’s Third Round and Related Judicial Activity
On December 20, 2004, COAH’s first version of the Third Round rules (N.J.A.C. 5:94-1 and
5:95-1, “Round 3.1”) became effective some five years after the end of round two in 1999.
Whereas the first two rounds covered periods of six years, the FHA was amended in 2001 to
extend the time period to 10 years. The Third Round was defined as the time period from 1999
to 2014 but was intended to be addressed during a delivery period from January 1, 2004
through January 1, 2014. In other words, 15 years of affordable housing activity was to take
place in 10 years.
The Third Round rules marked a significant departure from the methods utilized in COAH’s
prior round. Previously, COAH assigned an affordable housing obligation as an absolute
number to each municipality. These Third Round rules implemented a “growth share”
approach that linked the production of affordable housing to the development of residential
and non-residential development within a municipality. Each municipality was required to
project the amount of residential and non-residential growth that would occur during the
period 2004 through 2014. Then municipalities were required to provide the opportunity of
one affordable unit for every 8 market rate housing units developed and one affordable unit
for every 25 jobs created. Jobs were not counted directly but rather by using non-residential
building square footage as a substitute for employment. The Township prepared a housing
plan based on these rules as will be discussed below.
This set of rules changed, however, when the New Jersey Appellate Court invalidated key
elements of the first version of the Third Round rules, including the growth share approach,
on January 25, 2007, In re Adoption of N.J.A.C. 5:94 and 5:95, 390 N.J. Super. 1. The Court
ordered COAH to propose and adopt amendments to its rules within six months to address
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 9
the deficiencies identified by the Court. COAH missed this deadline but did issue revised rules
effective on June 2, 2008 (as well as a further rule revision effective on October 20, 2008).
COAH largely retained the growth share approach but implemented several changes intended
to create compliance with the 2007 Appellate Court decision. Additionally, the Third Round
was expanded from 2014 to 2018. As such, this required 19 years of affordable housing activity
(1999-2018) to take place during a 10-year delivery period (2008-2018).
Just as various parties challenged COAH’s initial Third Round regulations, parties challenged
COAH’s 2008 revised Third Round rules. On October 8, 2010, the Appellate Division issued
its decision, In re Adoption of N.J.A.C. 5:96 and 5:97, 416 N.J. Super. 462, with respect to the
challenge to the second iteration of COAH’s Third Round regulations. The Appellate Division
validated the COAH prior round regulations that assigned rehabilitation and prior round
numbers to each municipality, but invalidated the regulations by which the agency assigned
housing obligations in the Third Round. Specifically, the Appellate Division ruled that COAH
could not allocate obligations through a “growth share” formula. Instead COAH was directed
to use similar methods that had been previously used in the first and second rounds. The
Court gave COAH five months to address its ruling, and provide guidance on some aspects of
municipal compliance. Other highlights of the Appellate Court’s 2010 decision included:
To be credited, municipally-sponsored or 100% affordable housing sites must
show site control, site suitability, and a proposed source of funding.
COAH’s rules did not provide sufficient incentive for the private construction of
inclusionary developments (market-rate and affordable units). Clearly defined
percentages supported by economic data must be provided. The Court noted that
a 20% affordable housing set-aside was typical.
The Court invalidated Prior Round rental bonuses for developments that were
not built within a reasonable time-frame.
Bonuses for smart growth and redevelopment activities were upheld; however,
the Court invalidated Third Round compliance bonuses.
The Court upheld its prior ruling on COAH's formula that did not reallocate
present need obligation from urban aid eligible municipalities to other
municipalities in the region. The Court also questioned whether or not urban aid
municipalities should be assigned an allocation for future growth.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 10
Judicial Activity from 2011 to the Present
COAH sought a stay from the NJ Supreme Court of the March 8, 2011 deadline that the
Appellate Division imposed in its October 2010 decision for the agency to issue new Third
Round housing rules. The Supreme Court granted COAH’s application for a stay and granted
petitions and cross-petitions to all of the various challenges to the Appellate Division’s 2010
decision. The Supreme Court heard oral argument on the various petitions and cross petitions
on November 14, 2012.
The NJ Supreme Court decided on the appeal by the executive branch of the Appellate Court’s
decision of March 8, 2012 that disallowed the dissolution of COAH under Governor Christie’s
Reorganization Plan No. 001-2011. The Supreme Court upheld the lower court’s ruling,
finding that the governor did not have the power to unilaterally reorganize COAH out of
existence. The judges found that such an action requires the passage of new legislation.
On September 26, 2013, the NJ Supreme Court upheld the Appellate Court decision in In re
Adoption of N.J.A.C. 5:96 and 5:97 by New Jersey Council On Affordable Housing, 215 N.J.
578 (2013), and ordered COAH to prepare the necessary rule revisions. Subsequent delays in
COAH’s rule preparation and ensuing litigation led to the NJ Supreme Court, on March 14,
2014, setting forth a schedule for adoption.
Although ordered by the NJ Supreme Court to adopt revised new rules on or before October
22, 2014, COAH deadlocked 3-3 at its October 20, 2014 meeting and failed to adopt the draft
rules it had issued on April 30, 2014. In response, FSHC filed a motion in aid of litigant’s
rights with the NJ Supreme Court and oral argument on that motion was heard on January 6,
2015.
On March 10, 2015, the Supreme Court issued a ruling on the motion in aid of litigant’s rights
(In re Adoption of N.J.A.C. 5:96 & 5:97, 221 NJ 1, aka “Mt. Laurel IV”). This long-awaited
decision provides a new direction for how New Jersey municipalities are to comply with the
constitutional requirement to provide their fair share of affordable housing. The Court
transferred responsibility to review and approve housing elements and fair share plans
(housing plans) from COAH to designated Mt. Laurel trial judges. The implication of this was
that municipalities could no longer wait for COAH to adopt Third Round rules before
preparing new Third Round housing plans and municipalities must now apply to Court,
instead of COAH, if they wish to be protected from exclusionary zoning lawsuits. These trial
judges, with the assistance of an appointed Special Master to the Court, should review
municipal plans much in the same manner as COAH previously did. Those towns whose plans
are approved by the Court should receive a Judgment of Repose.
While the NJ Supreme Court’s decision set a process in motion for towns to address their Third
Round obligation, it did not assign those obligations. Instead, that must be done by the trial
courts. Additionally, the Court stated that municipalities should rely on COAH’s Second
Round rules (N.J.A.C. 5:93) and those components of COAH’s 2008 regulations that were not
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 11
specifically invalidated, as well as the Fair Housing Act (N.J.S.A. 52:27D – 301 et seq.), in their
preparation of Third Round housing elements and fair share plans. This plan is prepared in
response to and in compliance with the March 10, 2015 NJ Supreme Court decision.
On January 17, 2017, the NJ Supreme Court issued a decision In Re Declaratory Judgment
Actions Filed By Various Municipalities, 227 N.J. 508 (2017) that found that the “gap period,”
defined as 1999-2015, generates an affordable housing obligation. This obligation requires an
expanded definition of the municipal Present Need obligation to include low- and moderate-
income households formed during the gap period. Accordingly, the municipal affordable
housing obligation is composed of the following four (4) parts: Present Need (rehabilitation),
Prior Round (1987-1999, new construction), Gap Present Need (1999-2015, new construction),
and Prospective Need (Third Round, 2015 to 2025, new construction). The structure of the
obligation established through the Township’s Settlement Agreement with FSHC complies
with the findings of this recent Supreme Court decision as the Township’s Third Round
obligation (1999-2025) includes the 1999-2015 gap period.
Past Legislative Activity
In addition to the COAH process and judicial decisions, the New Jersey Legislature has
amended the Fair Housing Act in recent years. On July 17, 2008, Governor Corzine signed
P.L.2008, c.46 (referred to as the “Roberts Bill”, or “A500”), which amended the Fair Housing
Act in a number of ways. Key provisions of the legislation included the following:
It established a statewide 2.5% nonresidential development fee instead of requiring
nonresidential developers to provide affordable housing;
It eliminated regional contribution agreements (“RCAs”) as a compliance technique
available to municipalities whereby a municipality could transfer up to 50% of its fair
share to a so called “receiving” municipality;
It added a requirement that 13% of all future affordable housing units and 13% of all
similar units funded by the state’s Balanced Housing Program and its Affordable Housing
Trust Fund be restricted to very low income households (30% or less of median income);
and
It added a requirement that municipalities had to commit to spend development fees
within four years of the date of collection after its enactment, which commitment
obligation deadline was initially the four-year anniversary of the law (July 17, 20123).
These amendments to the FHA are not promulgated in any valid COAH regulations.
3 - The four-year period of fund commitment will start when the Court approves the municipal fair share
plan and spending plan, per the subsequent Appellate Division decision on trust fund expenditure.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 12
On July 27, 2009 Governor Corzine signed the “NJ Economic Stimulus Act of 2009”,4 which
instituted a moratorium on the collection of non-residential affordable housing development
fees through July 2010. This moratorium was later extended until July 1, 2013 (P.L. 2011, c.
122). Since the moratorium has now expired, municipalities are obligated to collect the fee of
2.5% of the equalized assessed value of a non-residential development. Municipalities were
always permitted to impose and collect residential development impact fees approved by
COAH following a 1990 NJ Supreme Court decision5.
AFFORDABILITY REQUIREMENTS
Affordable housing is defined under New Jersey’s
Fair Housing Act as a dwelling, either for sale or
rent that is within the financial means of
households of low- or moderate-income, as is
measured within each housing region. Florence
Township is in COAH’s Region 5, which includes
Burlington, Camden and Gloucester Counties.
Moderate-income households are those earning
between 50% and 80% of the regional median
income. Low-income households are those with
annual incomes that are between 30% and 50% of the regional median income. Very-low
income households must also be accounted for. These households, which are a subset of “low-
income” households, are defined as households earning 30% or less of the regional median
income.
The Uniform Housing Affordability Controls (“UHAC”) at N.J.A.C. 5:80-26.3(d) and (e)
requires that the maximum rent for a qualified unit be affordable to households that earn 60%
or less of the median income for the region. The average rent must be affordable to households
earning no more than 52% of the median income. The maximum sale prices for affordable
units must be affordable to households that earn 70% or less of the median income. The
average sale price must be affordable to a household that earns 55% or less of the median
income.
In the spring of each year HUD releases updated regional income limits which is then
reallocated to its regions. It is from these income limits that the rents and sale prices for
affordable units are derived. COAH last published regional income limits in 2014. In June of
2017, the Affordable Housing Professionals of NJ and FSHC released income limits for 2017,
which are shown for Housing Region 5 in Tables 1 through 3. The Township included a process
to update income limits on an annual basis in its revised agreement with FSHC which was
4 - P.L. 2009, c.90.
5 - Holmdel Builders Assn. v. Tp. of Holmdel, 121 N.J. 550, 583 A.2d 277 (1990).
Income Categories
Moderate = 50% to 80% regional
median income
Low = 30% to 50% regional median
income
Very Low = 30% regional median
income or less.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 13
approved by the Superior Court on December 21, 20176. The sample rents and sale prices are
gross figures and do not account for the specified utility allowance.
Table 1. 2017 Income Limits for Region 5
Household
Income Levels
1 Person
Household
2 Person
Household
3 Person
Household
4 Person
Household
5 Person
Household
Moderate
$46,592
$53,248
$59,904
$66,560
$71,885
Low
$29,120
$33,280
$37,440
$41,600
$44,928
Very Low
$17,472
$19,968
$22,464
$24,960
$26,957
Source: Affordable Housing Professionals of NJ / FSHC Affordable Housing Regional Income Limits
Table 2. Illustrative 2017 Affordable Rents for Region 5
Household Income Levels
1 Bedroom Unit
Rent
2 Bedroom
Unit Rent
3 Bedroom
Unit Rent
Moderate (60%)
$964
$1,156
$1,336
Low (46%)
$738
$886
$1,025
Very Low (30%)
$481
$577
$668
Source: Affordable Housing Professionals of NJ / FSHC Affordable Housing Regional Income Limits; Maximum rent increases per the
proposed 2017 income limits table.
Table 3. Illustrative 2017 Affordable Sales Prices for Region 5
Household Income Levels
1 Bedroom
Unit Price
2 Bedroom
Unit Price
3 Bedroom
Unit Price
Moderate (55%)
$112,096
$134,515
$155,440
Low (40%)
$74,044
$88,853
$102,674
Very Low (30%)
$35,991
$43,190
$49,908
Source: Affordable Housing Professionals of NJ / FSHC Affordable Housing Regional Income Limits; Maximum sales increases per the
proposed 2017 income limits table.
6 Future Annual Income Limits will be adopted by the Township or another entity with relevant jurisdiction.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 14
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 15
HOUSING ELEMENT/FAIR SHARE PLAN REQUIREMENTS
In accordance with the Municipal Land Use Law (N.J.S.A. 40:55D-1, et seq.), a municipal
Master Plan must include a housing element as the foundation for the municipal zoning
ordinance. Pursuant to the FHA, a municipality’s housing element must be designed to
provide access to affordable housing to meet present and prospective housing needs, with
particular attention to low- and moderate-income housing. The housing element must contain
at least the following, as per the FHA at N.J.S.A. 52:27D-310:
An inventory of the municipality’s housing stock by age, condition, purchase or rental
value, occupancy characteristics, and type, including the number of units affordable to
low- and moderate-income households and substandard housing capable of being
rehabilitated (Refer to Appendix A);
A projection of the municipality’s housing stock, including the probable future
construction of low- and moderate-income housing, for the next ten years, taking into
account, but not necessarily limited to, construction permits issued, approvals of
applications for development, and probable residential development trends (Refer to
Appendix A and the Consideration of Lands Appropriate for Affordable Housing sub-
section);
An analysis of the municipality’s demographic characteristics, including, but not
necessarily limited to, household size, income level, and age (Refer to Appendix A);
An analysis of the existing and probable future employment characteristics of the
municipality (Refer to Appendix A);
A determination of the municipality’s present and prospective fair share of low- and
moderate-income housing and its capacity to accommodate its present and prospective
housing needs, including its fair share of low- and moderate-income housing (Refer to
the Affordable Housing Obligation sub-section); and
A consideration of the lands most appropriate for construction of low- and moderate-
income housing and of the existing structures most appropriate for conversion to, or
rehabilitation for, low- and moderate-income housing, including a consideration of
lands of developers who have expressed a commitment to provide low- and moderate-
income housing (Refer to the Consideration of Lands Appropriate for Affordable Housing
sub-section).
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 16
FLORENCE TOWNSHIP AFFORDABLE HOUSING HISTORY
Florence Township prepared a first round (1987-1993) Housing Element/Fair Share Plan
(Plan) addressing a 210-unit affordable housing obligation (144 new construction/66
rehabilitation) and received first round substantive certification from COAH on July 1, 1992.
Subsequently, the Township prepared a second round Plan to address its cumulative (1987-
1999) affordable housing obligation of 171 units (114 new construction/57 rehabilitation) and
received second round certification from COAH on April 7, 1999. As the Township’s second
round substantive certification was valid for six years and COAH had just adopted its third
round (1987-2014) regulations, the Township filed a motion for an extension of their second
round substantive certification pursuant to N.J.A.C. 5:95-15.2 and received an extension of its
second round substantive certification from COAH on July 27, 2005.
On November 21, 2005, the Township adopted its initial third round Housing Element/Fair
Share Plan to address the third round Affordable Housing Obligation. The Township initially
petitioned COAH on December 16, 2005. COAH did not act on the 2005 plan before the
Appellate Division’s 2007 decision invalidated the first version of COAH’s third round rules.
The Township adopted a 2008 plan to address COAH’s revised regulations and COAH granted
substantive certification of the Township’s 2008 plan on July 8, 2009 (COAH Resolution #20-
09). The Township adopted an amended third round Plan in April 2010 to include seven (7)
new family affordable sale and rental housing opportunities as well as five (5) new supportive
and special needs affordable housing opportunities in Florence Township.
Pursuant to the NJ Supreme Court’s March 10, 2015 decision, Florence Township was deemed
to be a ‘certified’ municipality. The Township was one of only approximately 60 towns that
received third round substantive certification. A certified municipality is a town that received
third round substantive certification from COAH that allows courts to be more inclined to
grant applications for immunity from exclusionary zoning actions during the court review
process. On July 8, 2015, the Township filed its Declaratory Judgment action with the Superior
Court and on February 21, 2016, the Special Court Master, Elizabeth McKenzie, PP, AICP
recommended the Township receive continued immunity which the court granted a number
of times including through the present time. As a result of mediation through the Superior
Court, the Township and FSHC negotiated and executed a settlement on November 22, 2016.
The Township’s Agreement with FSHC established the Township’s three-part fair share
obligation and set forth the Township’s preliminary compliance mechanisms. That agreement
was modified and an amended settlement agreement was executed by the parties on December
19, 2017. This Plan includes updated information to conform to the terms of the settlement
agreement, as revised.
The Township’s amended settlement agreement was approved by Judge Harrington at a
Fairness Hearing on December 21, 2017, as reflected in an Order dated December 21, 2017.
The Court’s approval established the Township’s fair share and provided preliminary approval
of the Township’s compliance efforts (See Appendix C).
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 17
CONSIDERATION OF LANDS APPROPRIATE FOR
AFFORDABLE HOUSING
As part of this housing element, the Township has considered land that is appropriate for the
construction of low- and moderate-income housing. Consistent with smart growth planning
principles, the Township has chosen to intersperse affordable housing throughout the existing
residential neighborhoods in the Township and in proximity to transportation corridors
including Route 130 and the Turnpike. These areas of the Township provide the greatest
number of employment opportunities, services and access to mass transit, including the New
Jersey River Line and NJ Transit bus service.
The Township has analyzed whether additional inclusionary zoning or 100% affordable
housing sites would serve the Township in the Third Round and has included several sites in
the plan. The following sites were initially considered by the Township and for different
reasons were not included in this plan:
Florence Station (Foxdale Properties) -Ready Pac Site – Block 147.01, Lots 3.01 and 3.11.
The Township initially considered this site as an inclusionary redevelopment site and
had included it in the 2016 Settlement Agreement with FSHC but due to
insurmountable County traffic concerns at the intersection of Railroad and Delaware
Avenues, the Township was forced to eliminate this site for residential inclusionary
development purposes.
Quaker Group Burlington II, LLC (Quaker)/Community Investment Strategies (“CIS”)
Site – Block 165.01, Lot 2.01, Block 165.04, Lot 63, Block 165.07, Lot 17. Quaker filed
a motion to be named as an intervener. The Township analyzed the site and decided
to acquire it. Quaker withdrew the motion to intervene on May 17, 2017 and the
Township used a portion of the site to also settle litigation with CIS, which received
approval for a market-rate residential development that will provide a residential
development fee.
Salt and Light- 111 Norman Avenue Site – Block 118, Lot 20. This site was purchased
by Salt and Light in December 2008 for the reconstruction of an existing vacant
building to provide four (4) new affordable family rental units. The Township entered
into an agreement on May 27, 2017 with Salt and Light to acquire the Norman Avenue
site and in lieu of providing affordable housing units on the site, the Township
executed an agreement with Salt and Light to produce ten (10) affordable family rental
units scattered throughout the Township.
Weiss Properties (Weiss) Redevelopment Site – Block 160.01, Lots 11.01, 11.02 and 24.
Weiss filed a motion to be named as an intervener in the Township’s Declaratory
Judgment matter and offered to develop an inclusionary development on Block 160.01,
Lots 11.01, 11.02 and 24. As discussed more below, the Township entered into an
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 18
agreement with Weiss indicating the site provided a suitable opportunity for an
inclusionary development which was approved by Judge Harrington as part of the
fairness hearing on December 21, 2017.
The Township believes that the projects indicated in this document represent the best options
for affordable housing development within the Township. The Township’s affordable
inclusionary housing sites and 100% affordable housing sites such as the Duffy/Mend 100%
site, the Route 130/Hornberger 100% site and the Weiss inclusionary redevelopment site, all
of which provide opportunities for the very-low, low and moderate income households to be a
part of the community and have access local schools, public transportation, parks and services.
FLORENCE TOWNSHIP’S AFFORDABLE HOUSING
OBLIGATION
Rehabilitation Obligation
The rehabilitation obligation can be defined as an estimate of the number of deteriorated
housing units existing in Florence Township that are occupied by low- and moderate-income
households. The Court-approved Agreement with FSHC established the Township’s Third
Round rehabilitation obligation as 96 units.
Prior Round Obligation
The Prior Round obligation can be defined as the cumulative 1987 through 1999 new
construction affordable housing obligation. This time period corresponds to the First and
Second Rounds of affordable housing. The Court approved usage of COAH’s prior round
obligation of 114 units per N.J.A.C. 5:93 as reflected in the Township’s agreement with FSHC.
Third Round Obligation
The estimated demand for affordable housing includes the “gap” portion of the Third Round
that has already passed by (1999-2015), as well as a projection 10 years into the future starting
in July 2015 (2015-2025). The 10-year period is derived from the Fair Housing Act that, when
amended in 2001, set the projection for this length of time (N.J.S.A. 52:27D-310).
As established by the Township’s Court-approved 2017 FSHC Agreement, Florence
Township’s Third Round obligation (1999-2025) was agreed upon at 378 units. 7
7 The 378-unit third round obligation represented a 30% reduction of the Kinsey 540-unit calculation. As a
term of the Township’s agreement with FSHC, if the ultimate third round obligation for the Township is
determined to be higher than 378 by a court of competent jurisdiction, then the Township’s court-approved
agreement with FSHC caps the third round obligation at 378 through July 2025. If less than 302 (20% off of
378), the Township can petition the Superior Court to reduce the third round obligation but has committed to
keep all the compliance mechanisms reflected in the revised 2017 agreement.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 19
FLORENCE TOWNSHIP’S AFFORDABLE HOUSING PLAN
Satisfaction of the Rehabilitation Obligation
As stated, Florence Township’s rehabilitation obligation is 96 units. The Township proposes
to address this 96-unit Rehabilitation share through credit for one (1) rehabilitation completed
by Burlington County through the Burlington County Home Improvement Loan Program after
April 1, 2010 and by a 95-unit rehabilitation program through continued participation in
Burlington County’s Home Improvement Loan Program, and by establishing a local
rehabilitation program available to rental units occupied by low- and moderate-income
households (including programs to renovate existing senior and family affordable rental units).
Burlington County Home Improvement Loan Program
The County’s Home Improvement Loan Program is administered by the County’s Department
of Community Development and Housing. The program is funded through federal
Community Development Block Grants and is available to existing homes in Florence
Township that are occupied by low- and moderate-income homeowners. According to the
County, the program is marketed by sending program flyers to local tax offices and to specific
targeted areas and neighborhoods of a municipality. Additionally, program flyers are available
in County buildings and the program is advertised at community events and annually through
the Burlington County newspaper. As discussed further in the Township’s Affirmative
Marketing Plan, the Township will also provide flyers on the County’s rehabilitation program
in its tax bill mailings and in other annual Township mailings, in its municipal building, and
on its website. The Township has an Urban County Agreement with Burlington County which
permits the Township to participate in services and benefits of the Community Development
Block Grant program which includes the Home Improvement Loan Program for the program
years from July 1, 2018 through June 30, 2020 (Refer to Appendix E).
In 2012, the County completed a rehabilitation of one housing unit in Florence Township
occupied by a low-income homeowner (Refer to Appendix D). The total hard cost of the
rehabilitation was $18,265, which complies with the required minimum $10,000 unit average
for hard costs expended on rehabilitation (although COAH’s Second Round rules permitted
an $8,000 per unit average, COAH’s Third Round regulations require $10,000 per unit
average). The work completed on the unit included the replacement of windows, a porch roof
repair and replacement, electrical wiring replacement and the repair of steps, which are major
systems pursuant to N.J.A.C. 5:93-5.2(b). A lien was placed on the property in accordance with
the program’s procedures. The lien is payable at the time when the property is sold or is no
longer the owner’s primary residence. Therefore, this completed rehabilitation is eligible to
receive one (1) rehabilitation credit. The Township’s remaining Rehabilitation Share is 95 units
and the Township will maintain its participation in the County’s owner-occupied housing
rehabilitation program through the third round time period.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 20
Renter Occupied Local Programs
To address the rehabilitation of renter-occupied units, the Township will establish a local
rehabilitation program that will be available to rental units occupied by low- and moderate-
income households. As discussed below, a rental rehabilitation manual will be provided before
the Township’s compliance hearing or as a condition of the Township’s plan approval.
Senior Rental Rehabilitation
Florence Township entered into an agreement with Burlington County Community Action
Program, Inc. (BCCAP) on May 17, 2017 wherein the Township committed an amount not to
exceed $400,000 from the Township’s affordable housing trust fund for the third round
rehabilitation of 14 existing prior round low income senior rental housing units located at 32
Riverside Avenue (Block 137, Lot 1), the Roebling Inn senior complex, which is owned by
BCCAP and initially built in 1997. By virtue of the Township’s financial assistance, BCCAP
has also agreed to extend affordability controls for a minimum period of 30 years (December
7, 2032 to December 7, 2062) on the affordable senior rental housing units for fourteen (14)
credits (extension of controls) toward the Township’s fourth round fair share obligation.
The funds will be used for weatherization improvements including the restoration and
replacement of deteriorated windows, door and storm doors. The rehabilitation activities will
also include the implementation of a load bearing structural improvement program including
the restoration and replacement of structural elements such as steps, decking and frame of the
porch and the provision of hot water tanks and the separation of gas utility services for each
unit. The Township recently amended the agreement with BCCAP to increase the not to
exceed funding amount from $400,000 to $480,000 resulting in an average of $34,285 of
rehabilitation funds per unit. (See Appendix G for copies of the original and amended
Affordable Housing Agreements and associated Resolutions of Approval).
BCCAP, as owner and operator of the Roebling Inn senior rental complex, will administer this
portion of the Township’s rental rehabilitation program.
Family Rental Rehabilitation
Although only 16% of the Township’s occupied housing units are renter-occupied in
accordance with the 2011-2015 American Community Survey (ACS), the Township will provide
a rental rehabilitation program that will be in addition to the Burlington County owner-
occupied program and will account for the remaining rehabilitation obligation of 95. As
indicated, the Township has committed funding to the rehabilitation of fourteen (14) senior
rental units at the Roebling Inn senior complex and as such anticipates the remaining rental
rehabilitation program of 81 units (95 rental rehabilitation share – 14 BCCAP senior rental
units = 81 remaining rehabilitation units). As such, the Township estimates the potential costs
of the program to be $1,221,000 (57 x $13,000 = $741,000 + 24 x $20,000) assuming a
rehabilitation cost of $13,000 per unit ($10,000 hard costs and $3,000 administration) for 57
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 21
units and a rehabilitation cost of $20,000 per unit for units located at Roebling Arms as
discussed below. N.J.A.C. 5:93-5.2(h)1 requires one-third of the total program cost to be
available within one (1) year of the Court’s issuance of a Judgment of Compliance and Repose
and one-sixth for each subsequent year. The Township will adhere to the following schedule:
By February 1, 2019:
$407,000
By February 1st from 2020 through 2025:
$135,666
The Township will retain an experienced administrative agent to administer and implement
its local rental rehabilitation program (see Appendix F for the resolution to enter into a contract
with Community Grants Planning & Housing Inc. (CGP&H)). A rehabilitation program
manual for renter-occupied units will be prepared by the administrative agent. CGP&H has
recently received a grant from the Burlington County Bridge Commission to prepare a rental
rehabilitation manual for a number of Burlington County municipalities including Florence
Township. Given that CGP&H just received the grant to prepare the manual, the manual will
be prepared over the next few months. As such, the rental rehabilitation manual will be
submitted to the Court no later than any deadline in a compliance order. The Township’s
rental rehabilitation program will be funded with development fees collected in its Affordable
Housing Trust Fund account. Should these funds be insufficient to address the rental
component of Florence’s rehabilitation obligation, the Township will address the shortfall by
revenue or bonding. The Township will adopt a resolution verifying their intent to bond in the
event of a funding shortfall (Refer to Appendix J).
Both the County’s and the Township’s rehabilitation programs will adhere to COAH’s
regulations per N.J.A.C. 5:93-5.2 except that a minimum per unit average of $10,000 will be
expended for actual hard costs. All rehabilitated units will comply with the definition of a
substandard unit in N.J.A.C. 5:93-5.2(b), which states, “a [housing] unit with health and safety
code violations that require the repair or replacement of a major system.” Major systems
include weatherization, roofing, plumbing, heating, electricity, sanitary plumbing, and/or load
bearing structural systems. Rehabilitated units shall meet the applicable construction codes.
Additionally, rehabilitated units shall be occupied by low- or moderate-income households and
upon completion of the rehabilitation, 10-year affordability controls shall be placed on the
property in the form of a lien.8 (As noted above, the County program utilizes a perpetual lien,
which is paid back at the time the unit is sold or no longer is the owner’s principal dwelling.)
In the case of the local rental rehabilitation programs, affordability controls with a minimum
term of 10 years will be in place.
As part of the Township’s Local Rental Rehabilitation program, the Township has begun
discussions with Multiple Sclerosis Association of America (MSAA), the owner and operator
of Roebling Arms which is an existing 24-unit family affordable rental complex serving the
8 While N.J.A.C. 5:93 permits 6-year controls, the Township will follow COAH’s Third Round regulations,
which require 10-year controls.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 22
physically disabled, to provide funding for needed renovations of the units. MSAA would also
agree to extend affordability controls on the affordable family rental housing units for 24
credits (extension of controls) toward the Township’s fourth round fair share obligation. An
agreement will be provided as a condition of a Judgment of Compliance and Repose. The
agreement will indicate that the Township will provide funding for the rehabilitation up to
$20,000 per unit or for a total not to exceed $480,000.
Lastly, the Township will oversee the completion of the rehabilitation program monitoring
reports and will submit them in a timely manner in accordance with N.J.A.C. 5:93-5.2 and
pursuant to the terms of the Township’s agreement with FSHC.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 23
Satisfaction of the Prior Round (1987-1999) Obligation
As noted above, Florence Township’s Prior Round obligation is 114. As summarized in Table
4, Summary of Credits from Prior Round, 1987-1999, the Township has addressed its 114-unit
obligation with RCA credits, completed family and senior rental units and a portion of a
completed alternative living arrangement.
Rental Component and Bonuses:
The FSHC agreement requires the
Township to adhere to the rental
bonus
requirements
found
in
N.J.A.C. 5:93-5.15(d). A family or
special needs rental unit receives
one rental bonus. The Township is
eligible for the maximum 29 prior
round rental bonuses
.25 (obligation) round up
=.25 x 114 = 29
An age-restricted unit receives a 0.33
rental bonus, but no more than 50
percent of the rental obligation shall
receive a bonus for age-restricted
units (The Township maximized
rental bonuses from family and
special needs units, thus, no 0.33
senior rental bonuses are being
requested.); and
No rental bonus is granted in excess
of
the
prior
round
rental
component.
Maximum Prior Round
Age-Restricted = 18 units
0.25 [prior round – prior cycle
credits – prior round RCAs)
0.25 (114 – 0 – 42) =
18 units
Maximum RCA’s = 57 units
. 0.5 [prior round – prior cycle
credits]
0.5 (114 – 0) = 57 units
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 24
Table 4. Summary of Credits from Prior Round, 1987-1999
Compliance Mechanisms:
Credits
Bonuses
Total
114-Unit Prior Round Obligation (1987-1999)
RCA credits - Payments Transferred
Pemberton Township (42 of 103)
42
–
42
Family Rentals - completed
Roebling Arms-Multiple Sclerosis Assoc.
24
24
48
Senior Rentals - completed
Roebling Inn
14
–
14
Alternative Living Arrangement - completed
Transitional Housing, Inc, affordable transitional hsg
5
5
10
Total
85
29
114
Surplus
0
Required
Provided
Senior maximum
18
14
Rental minimum (25% of 114)
29
43
Senior maximum bonus
0
0
Rental bonus maximum = not to exceed rental minimum
29
29
RCA maximum
57
42
I3
I3
PA 4
Sassman
Alden Ave
(Multiple Lots)
Roebling Light
Rail Station
Florence Light
Rail Station
P e n n s y l v a n i a
P e n n s y l v a n i a
B u r l i n g t o n T o w n s h i p
B u r l i n g t o n T o w n s h i p
M a n s f i e l d T o w n s h i p
M a n s f i e l d T o w n s h i p
S p r i n g f i e l d T o w n s h i p
S p r i n g f i e l d T o w n s h i p
B o r d e n t o w n T o w n s h i p
B o r d e n t o w n T o w n s h i p
(/
130
(/
130
!"#$
95
!"#$
295
!"#$
95
4567
656
4567
660
4567
659
4567
670
4567
661
4567
628
4567
658
4567
693
4567
678
4567
543
Roebling Inn
Duffy/ MEND
Hornberger Avenue
Roebling Arms
Weiss
Albax
Atlantic/ Legacy
PA 2
PA 4
Designated Center
OLD YORK RD
3RD ST
INTERSTATE 295
NEW JERSEY PA EXT TPKE
FRONT ST
2ND ST
4TH ST
5TH ST
BUSTLETON RD
6TH ST
CEDAR LN
BURLINGTON COLUMBUS RD
BURLINGTON PIKE
POTTS MILL RD
FLORENCE COLUMBUS RD
OLIVE ST
9TH ST
J
O
HN GALT
WAY
DELAWARE AVE
RECOVE
R
Y
PINE ST
SUMMER ST
RAILROAD AVE
HORNBERGER AVE
SPRUCE ST
STATION RD
BROAD ST
C
R
E
E
KWO
O
D
D
R
A
RNOLD
DR
FIFTH ST
HAMILTON AVE
BRO
O
KSID
E
DR
CEDAR ST
RO
SEW
O
OD
DR
R
ICHARDS
R
UN
RECYCLE RD
EYRE ST
CO CO LN
DANIELS WAY
H
E
G
Y
I
CT
WINTER ST
MAPL
E
AV
E
LEF
F
L
ER
C
IR
FOUNTAIN BLVD
C
AR
TY
D
R
CATHY
L
N
BENNET
S
T
LEE
L
N
CHURCH ST
CHESTNUT ST
C
O
ACHM
A
N
D
R
B
I
R
C
H HOLLOW
DR
WALNUT ST
VARGA CIR
10TH
AVE
A
B
RA
M
S
DR
LUCAS
CT
O
A
K
S
T
T
RANS
F
E
R
R
D
TA
L
L
TIMBE
R
LN
RID
GEWA
Y
DR
AR
R
OWHEAD
DR
RICHARDSON
ST
BOULEVARD ST
SEYEBE
LN
AND
RE
W
S
R
D
REGARS
D
R
EMERICK
AVE
TOMAH
AWK
D
R
ZINC ST
HARKINS DR
FOUN
DRY
ST
SOUTH ST
M
CCA
Y
DR
CEDAR LANE RD
8TH AVE
HOFFNER CT
RID
G
W
AY
DR
IRON ST
RECOVERY BLVD
COOPER ST
9TH AVE
HIGHVIEW AVE
ACORN CT
CHERRY ST
BURCLIFF ST
LOCATION:
Affordable Housing Compliance Plan Map
February 2018
0
3,200Ft
Housing element and fair share plan
Florence Township, Burlington County, NJ
DATE:
°
Clarke Caton Hintz
Architecture
Planning
Landscape Architecture
Legend
Type
Existing Inclusionary Sites
Existing Municipally Sponsored 100% Affordable
Proposed Inclusionary Sites
Proposed Municipally Sponsored 100% Affordable
Planning Areas (2001)
PA2 - Suburban Planning Area
PA4 - Rural Planning Area
Centers
I3
Light Rail Stations
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 26
REGIONAL CONTRIBUTION AGREEMENT (RCA) UNITS – COMPLETED
Pemberton Township
The Township previously transferred funds for a total of 103 RCA units for a first Round RCA
to the Township of Pemberton. All funds for the 103 RCA transfer were provided (Refer to
Appendix H for Township’s CFO certification). Florence Township is using 42 RCA credits
toward the Prior Round obligation and the remaining 61 RCA credits will be used toward the
Third Round obligation per the Court-approved preliminary compliance measures.
FAMILY RENTALS – COMPLETED
Roebling Arms
Roebling Arms is an existing 24-unit family affordable rental complex serving the physically
disabled located at 1340 Hornberger Avenue (Block 122, Lot 2.03) and depicted on the overall
Township Affordable Housing Compliance Plan Map. For the Roebling Arms development,
the Township transferred ownership of municipally-owned property for $1.00 to the Multiple
Sclerosis Association of America on March 25, 1997 and the Township issued a Certificate of
Occupancy for the Roebling Arms (previously called Hodson Arms) on November 2, 1998.
The Multiple Sclerosis Association of America developed the 24 handicapped-accessible rental
units with funding from the HUD 811 program. There are eight (8) efficiency and sixteen (16)
one-bedroom low income rental units with a 40-year affordability deed restriction in the
Roebling Arms complex (Refer to Appendix L).
SENIOR RENTALS – COMPLETED
Roebling Inn
Roebling Inn is an existing 100% affordable senior rental complex (14 units) funded through
federal low income housing tax credits and federal historic preservation tax credits. Roebling
Inn was completed in December 1997 and is owned and administered by BCCAP. The
Roebling Inn is located at 32 Riverside Avenue (Block 137, Lot 1) and is depicted on the overall
Township Affordable Housing Compliance Plan Map. The Roebling Inn senior rental complex
contains fourteen (14) one-bedroom low income units with a 35-year affordability deed
restriction (Refer to Appendix M). As discussed in the rehabilitation subsection, the Township
has committed trust funds for the third round rental rehabilitation of the units. Additionally,
for fourth round credit, the Township executed an agreement with BCCAP to extend the
affordability controls on the fourteen units subsequent to the end of the initial deed restriction
term. The expiration of the current affordability control period ends on December 7, 2032 and
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 27
through the extension of affordability controls the restriction on the units will extend the
controls to December 7, 2062.
SUPPORTIVE AND SPECIAL NEEDS HOUSING – COMPLETED
Transitional Housing, Inc - 5 of 9
Transitional Housing Services, Inc. (“Transitional Housing”) is an experienced provider of
special needs and supportive housing across the state. Transitional Housing currently has a
number of existing alternative living arrangements in Florence Township.
There are nine (9) existing units administered by Transitional Housing at 717 West Second
Street, 140 Alden Street and 340 Alden Street, of which four (4) new units are located at 340
Alden Street. The four (4) new units are in a newly built structure that had been previously
demolished due to a fire. The Zoning Board Resolution granted approval to reconstruct the
building with the condition that Transitional Housing provide a 30-year deed restriction for
affordable housing pursuant to COAH’s regulations on the four (4) units in the new building
at 340 Alden Street, the two (2) units in the existing rear building at 340 Alden Street and two
(2) units in an existing building at 140 Alden Street. In addition, Transitional Housing has
agreed to provide a 30-year deed restriction on another property it manages (owned by the
Affordable Homes Group, Inc.) at 717 West Second Street. In total, there will be nine (9) deed
restricted affordable units managed by Transitional Housing. The units in 717 W. Second
Street and 140 Alden were funded by New Jersey Housing and Mortgage Finance Agency
(“HMFA”) and the units at 340 Alden Street were funded by HMFA and Burlington County
HOME funds.
More specifically, the nine (9) housing units include the following:
717 W. Second Street – Block 16/Lot 10 - one (1) four-bedroom unit initially leased by
Transitional Housing in 1996 and then purchased by the organization in May 1999 for
permanent transitional housing. (Appendix N contains the Certificate of Occupancy, HMFA
Mortgage Agreement and a Deed Restriction)
140 Alden Street – Block 118/Lot8 - two (2) one-bedroom units purchased in 1999 for
permanent transitional housing. (Appendix N contains the Continuing Certificate of
Occupancy, HMFA Mortgage Agreement and a Deed Restriction)
340 Alden Street – Block 116/Lot 5 – six (6) total units in two structures; the rear structure
consists of two (2) one-bedroom units acquired by Transitional Housing in 2003 for
permanent transitional housing; the front structure consists of two (2) one-bedroom units and
two (2) three-bedroom units for permanent transitional housing. Transitional Housing
received a mortgage from HMFA and Burlington County HOME funds, for the four (4) unit
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 28
new structure. (Appendix N contains the Certificates of Occupancy, HMFA Mortgage
Agreement, HOME funding agreement and a Deed Restriction with the Township)
For purposes of credit toward the Prior Round Obligation, five (5) of the nine (9) units of
Transitional Housing Inc., including units at 717 West Second Street (1 unit), 140 Alden Street
(2 units) and 340 Alden Street (2 of 6 units) are applied to the Prior Round Obligation. The
balance of the units (4 of 9) at 340 Alden Street are applied to the Third Round Obligation.
Satisfaction of the Third Round Obligation (1999-2025)
As calculated by FSHC with a reduction accepted by the Township and approved by the
Superior Court, the Township’s Third Round Obligation is 378. The Township’s Court-
approved compliance mechanisms are summarized in Table 5, Summary of Credits for the
Third Round, 1999-2025, with a combination of 100% affordable developments, inclusionary
sites, residual RCA credits from the prior round, market to affordable program units,
alternative living arrangements and third round rental bonuses.
Per COAH’s regulations, as modified by terms set forth in the Township’s Court-approved
agreement with FSHC, the Township must address a variety of minimum or maximum credits
in satisfying its third round fair share as set forth in the calculations below and as part of the
third round table of credits below.
Third Round Minimum
Very Low Income = 29 units
0.13(units approved and created
after 7/17/2008) = .13(222) =
28.86, round up to 29
Inclusionary Sites, 100%
affordable housing, Alternative
Living Arrangement and Market to
Affordable program = 29 very-low
income units
Third Round Minimum Total
Family units = 111 units
0.50 (obligation- excess Prior
Round RCA’s-bonuses)
=0.50 x (378-61-95) = 111
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 29
Rental Bonuses:
The FSHC agreement requires the
Township to adhere to the rental
bonus
requirements
found
in
N.J.A.C. 5:93-5.15(d). A family or
special needs rental unit receives
one rental bonus. The Township is
eligible for 95 third round rental
bonuses
.25 (obligation) round up
=.25 x 378 = 95
An age-restricted unit receives a 0.33
rental bonus, but no more than 50
percent of the rental obligation shall
receive a bonus for age-restricted
units (The Township maximized
rental bonuses from family and
special needs units, thus, no 0.33
senior rental bonuses are being
requested.); and
No rental bonus is granted in excess
of the third round rental obligation.
Maximum Third Round
Age-Restricted = 79 units
0.25 (obligation- excess Prior
Round RCA’s) round down
=.25 x (378-61) = 79
Third Round Minimum Total VL
Family units = 15 units
0.50 (Very Low total units) round
up
=0.50 x (29) = 15
Third Round Minimum
Total Rental units = 95 units
0.25 (total obligation)
= 0.25 (378) = 95
Third Round Minimum
Family Rental units = 48 units
0.50 (total Minimum Rental)
= 0.50 (95) = 48
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 30
Table 5. Summary of Credits for the Third Round, 1999-2025
Compliance Mechanisms
VL Units
VL Units
Credits
Bonuses
Total
378 Third Round Obligation (1999-2025)
Senior/SN VL Family VL
Residual Prior Round Credits
RCA
61
-
61
100% Affordable Development - Family Units
Salt/Light - 300, 320 Alden - rental units- completed
2
2
4
Route 130/Hornberger - rental units -proposed
10
78
25
103
100% Affordable Development - Senior Units
Duffy/MEND-Conifer - rental units - completed
7
53
53
Inclusionary Sites -Family Units
Albax/McHugh Ct. -for-sale units- completed
1
1
Sassman - rental units- approved
2
2
Weiss - rental units- developers agreement
5
36
36
72
Inclusionary Sites -Senior Units
Atlantic/Legacy - for-sale units - completed
17
17
Market to Affordable- COAH approved (waiver)
220 Foundry - family rental units - completed
1
6
6
12
Salt/Light- family for-sale (301 Norman)-approved
1
1
Salt/Light-family rental units - agreement (1 completed)
1
10
1
11
Alternative Living Arrangements
Transitional Housing Inc. - 340 Alden- 4 of 9 completed
4
4
8
Family Service/Twin Oaks - completed
4
9
9
18
Salt/Light - 300/320 Alden - completed
5
5
5
10
SERV - 440 West 4th St. - approved
4
4
4
8
Community Options - 330 East 4th St. - completed
3
3
3
6
Total
23
17
Total
292
95
387
Surplus
9
Required
Provided
Min. Total Family
111
140
Min. Very Low Required
29
40
Min. Very Low Family Required
15
17
Min. Total Rental
95
212
Min. Family Rental
48
138
Maximum Senior
79
70
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 31
REGIONAL CONTRIBUTION AGREEMENT (RCA) UNITS – COMPLETED
Pemberton Township
As previously noted, the Township transferred payments for a total of 103 RCA credits to
Pemberton Township. The Township used 42 RCA credits towards the prior round and 61
credits towards the third round as approved in the Court’s December 21, 2017 Order.
MUNICIPALLY SPONSORED AND 100% AFFORDABLE DEVELOPMENT - COMPLETED
Family Units - Salt/Light – 300 and 320 Alden
In July 2007, Salt and Light purchased 300 and 320 Alden Avenue (Block 116/Lot 6) from
Homes of Hope and subsequently combined the lots into one. Through an agreement with
Florence Township, Salt and Light will continue the affordable housing operations at both
properties for seven (7) total units including two (2) affordable family rental units. The
development received a CO on June 27, 2007. Pursuant to the Township’s agreement, Salt and
Light continues to affirmatively market the units, income qualify applicants and maintain 3o-
year affordability controls in accordance with COAH rules at N.J.A.C. 5:93-9.2 and the Uniform
Housing Affordability Controls (UHAC) per N.J.A.C. 5:80-26.1. The overall development
maintains a low-/moderate-income split of five (5) very low-income units and two (2) low-
income units. The two (2) affordable family rental units are eligible for two (2) third round
rental bonuses pursuant to N.J.A.C. 5:93-5.15 (Refer to Appendix O).
Senior Units – Duffy –MEND/Conifer
The Duffy School was transferred from the Florence Township Board of Education to the
Township of Florence for one ($1) dollar. The Township donated the site to Moorestown
Ecumenical Neighborhood Development (“MEND”) to convert the Duffy School into 53 units
(one unit for an on-site manager and the balance senior affordable rental units) and to own
and administer the senior rental housing on the site. Conifer assisted MEND with the
development of the 100% affordable housing complex. Both entities are experienced
affordable housing developers. Five (5) of the units are designated for individuals with special
needs. Catholic Charities works with MEND to place the special needs individuals within the
fine (5) special needs units.
The Duffy School (Block 45/ Lots 8, 13, 14 and 15) is located at 208 West Second Street and
consists of approximately one (1) acre of land. The site is bounded by West Second Street,
Summer Street, Spring Street and an alley behind commercial properties fronting on Front
Street. The site is surrounded by land uses including single-family residences to the east, south
and west, as well as commercial establishments to the north.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 32
On June 1, 2015 a certificate of occupancy was issued for 53 one-bedroom affordable senior
rental units at the Duffy School. Financing for the project was through Low Income Housing
Tax Credits (LIHTC), historic preservation tax credits and HOME loan funding and the
Township contributed $1.45 million. Affordability controls are provided through a 30-year
deed restriction placed on the property by HMFA, which requires an extended control period
for a total of 45 years (Refer to the Deed Restriction in Appendix P). Pursuant to the Township’s
agreement, MEND continues to affirmatively market the units, income qualify applicants and
maintain minimum 3o-year affordability controls with an additional 15 year compliance period
for a total of 45 years in accordance with COAH rules at N.J.A.C. 5:93-9.2 and the Uniform
Housing Affordability Controls (UHAC) per N.J.A.C. 5:80-26.1 (Refer to Appendix P for
Affordable Housing Agreement, Deed Restriction and Certificate of Occupancy).
MUNICIPALLY SPONSORED AND 100% AFFORDABLE DEVELOPMENT - PROPOSED
Family Units – Route 130/Hornberger Avenue
Florence Township will address a portion of its third round obligation through the municipally
sponsored and 100% affordable development of at least 78 affordable family rental units on
the Route 130/Hornberger Avenue site. The site is in close proximity (less than ½ mile) to the
Roebling River Line Station in the adjacent Roebling neighborhood (Refer to the overall
Township aerial map). This site (Block 121/ Lot 4.02) is located on the northwest side of the
intersection of Route 130 and Hornberger Avenue and consists of approximately 10 acres of
land (Refer to the site specific aerial map below). A portion of the site, approximately six (6)
acres will be reserved for the 100% affordable housing development and the balance of the
parcel will be retained by the Township for potential future commercial use along Route 130.
The Route 130/Hornberger Avenue site is currently owned by the Township of Florence and
will be donated to the affordable housing provider. The Township intends to select a joint
venture between MEND and Conifer, two experienced affordable housing providers, to
construct a minimum of 78 units and to own and administer the affordable family rental
housing on the site, of which at least ten (10) units will be designated for very low income
households. MEND/Conifer will pursue 9% tax credit financing from HMFA. As the
township will enter into an agreement with MEND/Conifer for the production of family
affordable rental housing, the 100% affordable housing development is eligible for upfront
third round rental bonuses.
COAH’s Second Round rules at N.J.A.C. 5:93-1.3 and N.J.A.C. 5:93:5.5 for “Municipally
Sponsored and 100 Percent Affordable Programs” are addressed as follows:
Site Control – The Township owns the property and will donate the Route
130/Hornberger site to Conifer/MEND, the selected developers, in accordance
with the developer’s agreement between the parties. (Refer to Exhibit Q)
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 33
Suitable Site– The site is suitable as defined in COAH’s regulations at N.J.A.C.
5:93-1.3 which indicates that a suitable site is one in which it is adjacent to
compatible uses, has access to appropriate streets and is consistent with
environmental policies in N.J.A.C. 5:93-4.
The site has a clear title and is free of encumbrances which preclude
development of affordable housing. The Township owns the site and to
our knowledge the site has a clear title and no legal encumbrances
which would preclude its development for affordable rental housing.
The site is adjacent to compatible land uses and has access to appropriate
streets. The site is bounded by single family dwelling units to the west,
wetlands associated with a tributary stream of the Delaware River to the
north and east and a commercial use to the south at the corner of Route
130 and Hornberger Avenue. The site will have frontage and direct
vehicular access to Hornberger Avenue and Route 130.9
Adequate sewer and water capacity is available. Per the attached letter
(Appendix U), the Township Administrator verified both water and
sewer infrastructure and capacity is available.
The site can be developed in accordance with R.S.I.S. Development of the
site will be consistent with the Residential Site Improvement
Standards, N.J.A.C. 5:21-1 et seq.
The site is located in a “Smart Growth Planning Area”. The 2001 Adopted
State Plan Map and the 2004 Preliminary State Plan Map designates
the property as the Suburban Planning Area (PA 2). The intention of
the Suburban Planning Area is to provide for much of the State’s future
development in a compact form and is the preferred location for
affordable housing development.
The development is not within the jurisdiction of a Regional Planning
Agency or CAFRA. The site is located outside of the Pinelands, CAFRA,
Highlands, or Meadowlands.
The site will comply with all applicable environmental regulations.
Although there are wetlands, floodplains and steep slopes on the
property as shown on the aerial map, these environmental constraints
9 It is anticipated that the Township will provide an easement from the affordable housing development to
access Route 130 southbound through lands that will remain owned by the Township for future commercial
use.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 34
will not preclude the proposed affordable housing development. There
are no Category One streams or known contaminated sites located on
the property pursuant to a Phase I Environmental Site Assessment
prepared by Maser Consulting, Inc. dated December 2015.
The site will not impact any historic or architecturally important sites and
districts. There are no historic or architecturally important sites or
buildings on the property or in the immediate vicinity that will impact
the development of the affordable housing.
Developable Site – In accordance with N.J.A.C. 5:93-1.3, a developable site has
access to appropriate sewer and water infrastructure and is consistent with the
areawide water quality management plan. According to the Township
Administrator, the site in the Township’s sewer service area and water and
sewer mains exist on Hornberger Avenue. The Township Administrator
confirmed that the Township’s sewer and water system has sufficient capacity.
(Refer to Appendix U)
Approvable Site – Pursuant to N.J.A.C. 5:93-1.3, an approvable site may be
developed for low and moderate income housing in a manner consistent with
the rules or regulations of all agencies with jurisdiction over the site. While
the site is currently located in the Highway Commercial (HC) zoning district,
the Township will rezone a portion of the parcel to permit low and moderate
income housing. (Refer to proposed zoning ordinance in Appendix Z)
Administrative Entity – The Township has entered into an agreement with
Conifer/MEND to own and operate the affordable units pursuant to COAH’s
regulations. For the proposed Third Round affordable units, Conifer/MEND
will affirmatively market the units, income qualify applicants, place 45-year
affordability control deed restrictions on the units and provide long-term
administration of the units in accordance with COAH’s rules at N.J.A.C. 5:93
et seq. and UHAC per N.J.A.C. 5:80-26.1, or any successor regulation, with the
exception that in lieu of 10 percent affordable units in rental projects being
required to be at 35 percent of median income, 13 percent of affordable units in
such projects shall be required to be at 30 percent of median income. In
addition, per the Township Agreement with FSHC, specifically term #12 of the
2017 amendment, “Projects receiving (LIHTC) financing shall comply with the
income and bedroom distribution requirements of UHAC subject to the (13%
very-low at 30% median income) modification, and the length of the
affordability controls applicable to such projects shall not be less than a thirty
(30) year compliance period plus a 15-year extended use period”.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 35
Low/Moderate Income Split – At least half of all the affordable units developed
at the site will be affordable to low income households (13% of all affordable
units will be very low income) and an odd number of affordable units will
always be split in favor of the low income unit per UHAC at N.J.A.C. 5:80-26.1.
Affirmative Marketing – Conifer/MEND will affirmatively market the units in
accordance with UHAC per N.J.A.C. 5:80-26.1. and per the Township’s
Agreement with FSHC, which requires direct notice to the following
organizations of all available affordable housing units: FSHC, the New Jersey
State Conference of the NAACP, the Latino Action Network, and Southern
Burlington County Branch of the NAACP, Willingboro NAACP, MEND,
Lutheran Social Ministries (LSM), BCCAP.
Controls on Affordability – The Township’s agreement will require a
minimum 45-year affordability control deed restrictions on the units in
accordance with N.J.A.C. 5:93 et seq. and N.J.A.C. 5:80-26.1, as well as address
term #12 of the Township’s court approved agreement with FSHC which
requires 100% affordable housing projects receiving Federal LIHTC financing,
to have affordability controls for a thirty (30) year compliance period plus a 15
year extended use period for a total of 45 years.
Bedroom Distribution – The units will be required to be developed in
accordance with UHAC requirements regarding bedroom breakdown in
accordance with N.J.A.C. 5:80-26.1.
Funding – A pro forma statement for the affordable family rental complex is
provided in Appendix Q. Conifer/MEND anticipate applying for potential
funding from sources including but not limited to LIHTC, DCA Balanced
Housing funds, Burlington County HOME funds, Federal Home Loan Bank
funds, and/or HMFA bond financing. The Township will adopt a resolution
of intent to bond for any shortfall in funding the Municipally Sponsored
Affordable Housing Construction Program.
Construction Schedule – Conifer/MEND has developed a schedule (Refer to
Appendix Q) for developing the affordable family rental complex and
anticipates that construction will begin as soon as financing is obtained but not
later than December 21, 2019 (per term #8 of the 2017 court-approved
agreement which requires construction to begin within two years of court
approval of the Township’s agreement with FSHC). The schedule notes each
step in the development process including preparation of a site plan, granting
of municipal approvals, applications for State and Federal permits, and
beginning construction. Conifer/MEND will be responsible for monitoring
the construction and overall development activity.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 37
INCLUSIONARY DEVELOPMENTS – COMPLETED/APPROVED
Family Units
Albax/McHugh Court (Completed)
The developer (Albax, LLC) of the site (Block 100/Lot 8.03 as depicted on the overall Township
Affordable Housing Compliance Plan Map) constructed one (1) three-bedroom affordable for-
sale unit (moderate income) out of a total of 7 residential units and was issued a certificate of
occupancy on October 28, 2015 (Refer to Appendix R for Deed Restriction and Certificate of
Occupancy). For the built Third Round affordable unit, Triad is the administrative agent for
the Township and will provide long-term administration of the unit in accordance with
COAH’s rules at N.J.A.C. 5:93 et seq. and UHAC per N.J.A.C. 5:80-26.1.
Sassman (Approved)
The developer (Sassman) of the site, located at 100 Main Street (Block 126.02/Lot 1 as depicted
on the overall Township Affordable Housing Compliance Plan Map) was approved for two (2)
affordable family rental units out of a total of seven (7) residential units and commercial space
(Refer to attached approval in Appendix S).
The affordable units will be developed and occupied in accordance with the UHAC rules,
N.J.A.C. 5:80-26.1 et seq., including but not limited to bedroom distribution and affordability
controls of at least 30 years. Additionally, the affordable units will comply with N.J.A.C. 5:97-
3.14, accessible and adaptable affordable units. The units will be administered by the
Township’s affordable housing administrator.
Site Suitability – The site is available, developable and suitable.
The site meets COAH’s site suitability standards, pursuant to N.J.A.C. 5:93-5.3.
The site has a clear title and is free of encumbrances which preclude development of
affordable housing. To our knowledge the site has a clear title and no legal
encumbrances which would preclude its development for affordable rental
housing.
The site is adjacent to compatible land uses and has access to appropriate streets.
The site has approximately 225 feet of frontage along Main Street (Hornberger
Avenue) and 275 feet of frontage along 10th Avenue. The site is in close
proximity to a church, two schools, and single family residential uses.
Adequate sewer and water capacity is available. Per the attached letter (Appendix
U), the Township Administrator verified both water and sewer infrastructure
and capacity is available.
The site can be developed in accordance with R.S.I.S. Development of the site will
be consistent with the Residential Site Improvement Standards, N.J.A.C. 5:21-
1 et seq., to the extent it is applicable to this mixed-use development.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 38
The site is located in a “Smart Growth Planning Area”. The 2001 Adopted State
Plan Map and the 2004 Preliminary State Plan Map designates the property as
being located within a designated center. One main goal of designated centers
within the State Development and Redevelopment Plan is to provide for much
of the State’s future development, including affordable housing, in a compact
form.
The development is not within the jurisdiction of a Regional Planning Agency or
CAFRA. The site is located outside of the Pinelands, CAFRA, Highlands, or
Meadowlands.
The site will comply with all applicable environmental regulations. There are no
wetlands, floodplains, steep slopes, Category One streams or contaminated
sites located on the property or immediate vicinity that will impact the
development of affordable housing.
The site will not impact any historic or architecturally important sites and districts.
There are no historic or architecturally important sites or buildings on the
property or in the immediate vicinity that will impact the development of
affordable housing.
Senior Units – Atlantic/Legacy (Completed)
The developer (Atlantic Equity Olive Street) of the site (Block 147.11, Lots 16-19, 25-28 and 40-
48)) constructed a total of 112 residential units of which 17 are affordable age-restricted for-sale
units, which contain affordability controls through a 30-year deed restriction. The original
approved income mix applied to the affordable units was nine (9) low income units and eight
(8) moderate income units. As approved by COAH in July 2009, the developer was permitted
to sell six (6) of the low income units at a moderate income price due to a determination by
COAH that the area was deemed to be a “difficult to sell area”. However, COAH required that
the next sale of the units be to low-income households. The units were issued certificates of
occupancy between 2008 and 2010 and are comprised of 14 three-bedroom units and three (3)
two-bedroom units. The Housing Affordability Service (HAS) under HMFA is the
administrative agent for these units in the Township and will provide long-term administration
of the units in accordance with COAH’s rules at N.J.A.C. 5:93 et seq. and UHAC per N.J.A.C.
5:80-26.1. A sample deed restriction, COAH waiver letter and a list of Certificate of Occupancy
dates for each unit is included in Appendix T.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 39
INCLUSIONARY DEVELOPMENTS – PROPOSED
In accordance with N.J.A.C. 5:93-5.6, zoning for
inclusionary developments shall conform to N.J.A.C.
5:93-5.3. The following information is required for each
site designated for the construction of low and moderate
income units:
General description and mapping of the site
including acreage, current zoning, surrounding
land uses and street access;
Description of any environmental constraints
including steep slopes, wetlands and flood plain
areas;
Description and mapping of sewer and water
lines within the service area;
Status
of
the
Areawide
Water
Quality
Management
Plan
and
Wastewater
Management Plan;
Description of:
Number of housing units;
Gross and net density of the development;
Total number of low and moderate income units including very-low income units;
Number of low and moderate income units for sale or for rent.
In addition, sites identified for affordable housing are required to be approvable, available,
developable and suitable as defined in N.J.A.C. 5:93-1.3.
An approvable site is a site that may be developed for low and moderate income housing in a
manner consistent with the rules or regulations of all agencies with jurisdiction over the site
even though it may not be currently zoned for low and moderate income housing.
An available site is a site with clear title and free of encumbrances that may preclude
development for low and moderate income housing.
A developable site is a site that has access to appropriate water and sewer infrastructure and is
consistent with the applicable water quality management plan or is included in an amendment
to that plan which has been submitted and under review by the NJDEP.
A suitable site is a site that is adjacent to compatible land uses, has access to appropriate streets
and is consistent with environmental policies.
Inclusionary Development
A development containing low-
and
moderate-income
units
among market rate units. N.J.A.C.
5:93 requires 20% of units to be
affordable
in
for-sale
developments and 15% of units to
be
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2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 40
Weiss (Proposed- Developer’s Agreement)
The Weiss mixed-use, redevelopment site is 17.3 acres in area and is comprised of five (5) lots,
four of which are owned privately (Block 160.01, Lots 11.01, 11.02 and 24) and one owned by
the NJDOT (Block 160.01, Lot 4) (Refer to the Township Affordable Housing Compliance Plan
Map and the site specific map provided below). The proposal to develop the site includes a
100+ guest room hotel, commercial uses including restaurants and an inclusionary 240-unit
multi-family residential family rental development of which 36 family affordable rental units
will be deed restricted for low and moderate income households including five (5) very-low
income family affordable units.
Fronting on approximately 800 feet of US Route 130 and 1,000 feet on Cedar Lane (County
Route 650) and located in the Highway Commercial (HC) zoning district, the site currently
contains farmland, a single-family residence and a commercial use (selling storage sheds). The
site is bounded by a self-storage facility to the west, retail commercial uses to the north and
east, agriculture to the southeast and single-family detached dwelling units to the south. The
site is within ½ mile of the Florence River Line Station which is just to the south of the site off
of Route 130.
The Township entered into a developer’s agreement with Florence Associates, LLC (Weiss), a
related entity of Weiss Properties on December 6, 2017 for a mixed-use, redevelopment
inclusionary development. (Refer to the Developer’s Agreement in Appendix V) A
redevelopment plan for the site was adopted by the Township on February 7, 2018 to permit
mixed-use development (Refer to Appendix V).
The affordable units will be developed and occupied in accordance with UHAC rules, N.J.A.C.
5:80-26.1 et seq., including but not limited to bedroom distribution and affordability controls
of at least 30 years, with the exception of the very-low income requirement such that 13% of
the units will be reserved for households at 30% of the regional median income instead of the
UHAC requirement of 10% of the units reserved for households at 35% of the regional median
income. Additionally, the affordable units will comply with N.J.A.C. 5:97-3.14, accessible and
adaptable affordable units. The units will be administered by a Township approved and
experienced affordable housing administrator.
Site Suitability – The site is available, developable, approvable and suitable.
The site meets COAH’s site suitability standards, pursuant to N.J.A.C. 5:97-3.13.
The site has a clear title and is free of encumbrances which preclude development of
affordable housing. The developer has represented that the site has clear title
and no legal encumbrances which would preclude its development for
inclusionary affordable family rental housing.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 41
The site is adjacent to compatible land uses and has access to appropriate streets.
The site has approximately 800 feet of frontage along US Route 130 and 1,000
feet on Cedar Lane (County Route 650). As indicated the site is adjacent to
commercial and single family residential uses.
Adequate sewer and water capacity is available. Per the attached letter (Appendix
U), the Township Administrator verified both water and sewer infrastructure
and capacity is available.
The site can be developed in accordance with R.S.I.S. Development of the site will
be consistent with the Residential Site Improvement Standards, N.J.A.C. 5:21-
1 et seq.
The site is located in a “Smart Growth Planning Area”. The 2001 Adopted State
Plan Map and the 2004 Preliminary State Plan Map designates the property as
the Suburban Planning Area (PA 2), the preferred location for affordable
housing development. The intention of the Suburban Planning Area is to
provide for much of the State’s future development in a compact form.
The development is not within the jurisdiction of a Regional Planning Agency or
CAFRA. The site is located outside of the Pinelands, CAFRA, Highlands, or
Meadowlands.
The site will comply with all applicable environmental regulations. Although there
are wetlands and floodplains on the property as shown on the aerial map, these
environmental constraints will not preclude the proposed affordable housing
development. There are no steep slopes, Category One streams or
contaminated sites located on the property or immediate vicinity.
The site will not impact any historic or architecturally important sites and districts.
There are no historic or architecturally important sites or buildings on the
property or in the immediate vicinity that will impact the development of the
proposed affordable housing.
This project will contribute 72 credits, (36 very-low, low and moderate income family rental
units and 36 rental bonus credits) toward the third round obligation and will also be used to
meet the family obligation and the rental obligation, including the family rental obligation and
5 very low income units.
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2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 43
MARKET TO AFFORDABLE PROGRAM – COMPLETED/APPROVED/PROPOSED
Florence Township proposes a 17-unit third round Market to Affordable Program of which
seven (7) affordable units are completed. The Township implemented its program as a result
of COAH’s previous third round approval. As part of the COAH 2009 substantive
certification, COAH approved a waiver from N.J.A.C. 5:97-9(b)4, to allow the Township to
specifically exceed the maximum number of market to affordable units initially approved.
COAH indicated in the compliance report dated June 18, 2009, the waiver met the
requirements of N.J.A.C. 5:96-15.2(b) in that the inclusion of the 40-unit Market to Affordable
program as one element of Florence Township’s diverse fair share approach fostered the
production of affordable housing and provided a mix of housing options.
As stated in the COAH Resolution #20-09, Florence Township has a history of working with
affordable housing providers to produce varied housing opportunities, including the Multiple
Sclerosis Association, the Affordable Homes Group and Family Services of Burlington County.
COAH analyzed the Township’s documentation in the Township’s 2008 Third Round Plan
that demonstrated that there were sufficient market-rate units within the municipality as
documented by the multiple listing service and COAH approved a waiver for the Township for
a 40-unit Market to Affordable program as part of the Township’s 2009 third round
substantive certification. In addition, as seven (7) units of the Township’s total 17-unit current
Market to Affordable program are completed, as of this date, the Township has “demonstrated
a successful history of a Market to Affordable program”.
The Township will address the Market to Affordable Regulations per N.J.A.C. 5:97-6.9 as these
third round regulations permit rental units and are more thorough than COAH’s second round
regulations for the write-down/buy-down program. Compliance for each of the Market to
Affordable programs is listed below.
220 Foundry - completed
Ventures SME developed the first market to affordable units in the Township through the
rehabilitation of a vacant, substandard residential building located at 220 Foundry Street
(Block 14 /Lot 8) into six (6) affordable family rental housing units. The development received
Zoning Board approval on February 28, 2012 (Resolution ZB 2012-10). The Township
provided an affordability assistance contribution of $198,000 ($33,000 per unit average)
pursuant to a developer’s agreement dated July 11, 2012 (Refer to Appendix W), which
addresses the minimum average subsidy of $27,500 required by COAH’s rules. In addition,
CO’s were issued on June 4, 2014. The CO’s for the newly created units address the
requirement that the units shall be certified to be in sound condition after the gut
rehabilitation. All units have appropriate deed restrictions indicating at least 30-year controls
(Refer to Appendix W for Developer’s Agreement and Deed Restriction) and are developed and
administered under the requirements per N.J.A.C. 5:80-26.1, including but not limited to
affordability average, restrictions on rents, tenant income eligibility, affirmative marketing and
long-term controls on affordability.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 44
Piazza and Associates is the Township’s experienced affordable housing administrative agent
for these affordable family rental units. Although COAH’s Market to Affordable regulations
permit exceptions to UHAC for bedroom distribution, low and moderate unit split and
affordability average, 220 Foundry addressed the low/moderate income split, affordability
average and also provided a very-low income unit at 30% of the regional median income. The
low-/moderate-income split by bedroom count at 220 Foundry is as follows: one (1) two-
bedroom very low-income unit, two (2) low-income units (one (1) one-bedroom unit and one
(1) two-bedroom unit) and three (3) moderate-income units (two (2) one-bedroom units and
one (1) two-bedroom unit). The six (6) affordable family rentals are eligible for six (6) third
round rental bonuses per N.J.A.C. 5:93-5.15.
Salt/Light – 301 Norman - approved
Salt and Light, Inc., an experienced affordable housing provider, received approval
(Resolutions Z.B.-2009-04 and 2009-163) to replace an existing structure with an affordable
modular three-bedroom single-family detached dwelling at 301 Norman Avenue (Block 116/Lot
7). (Refer to Appendix W for the resolutions of approval). The property is owned by Salt and
Light who will provide long-term administration of the affordable family for-sale unit in
accordance with COAH rules and UHAC.
The site is suitable and there are no encumbrances that preclude development of affordable
housing. The site is 1/3 mile from the Roebling River Line station which accesses employment
opportunities from Trenton to Camden and beyond. The site is located in Planning Area 2
which is a preferred location for affordable housing. There are no historic structures listed on
the State or National Historic Registers on the site. According to DEP and FEMA mapping,
while a very small portion of the eastern corner of Lot 7 and the surrounding existing
residential neighborhood to the east is within the 100-year flood plain, this will not preclude
development.
The Township provided an affordability assistance contribution of $35,000 (refer to Appendix
W for the developer’s agreement), which exceeds and addresses the minimum average subsidy
of $27,500 required by COAH’s rules. The future certificate of occupancy that will be issued
for this site for the newly created unit will address the requirement that the unit shall be
certified to be in sound condition.
Salt and Light will affirmatively market the moderate-income affordable family sale unit,
income qualify applicants and maintain at least 3o-year affordability controls in accordance
with COAH rules at N.J.A.C. 5:93-9.2 and UHAC per N.J.A.C. 5:80-26.1 and to address the
Township’s Agreement with FSHC which requirements have been set forth in the Township’s
Fair Share Ordinance. The moderate-income unit is offset by other surplus low-income units
including the alternative living arrangement units in the Township plan. The maximum sales
price of the moderate-income unit shall be affordable to a household earning no more than
70% of median income.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 45
Salt/Light scattered sites (Township Agreement) – 25-5 Tollgate - completed
Salt and Light, Inc. entered into an agreement with Township on May 22, 2017 to provide ten
(10) affordable rental units dispersed throughout the Township. (See Appendix W for the
agreement)10 The affordable family rental units will be developed and dispersed through the
Township in different housing types such as single family detached and attached,
condominiums or apartments to provide housing for families of very-low, low and moderate
incomes. The units will meet COAH’s regulations at N.J.A.C. 5:93 and the UHAC standards
defined in N.J.A.C. 5:80-26.1 et seq., with the exception that UHAC requirement for 10% very
low-income units at 35% of the regional median income is replaced by the statutory
requirement per N.J.S.A. 52:27D-329.1 of 13% very low-income units at 30% of the regional
median income. The Township will provide $405,000 overall affordability assistance for the
ten (10) unit scattered site Market to Affordable program, which exceeds and addresses the
minimum average subsidy of $27,500 required by COAH’s rules. Although the COAH rules
allow an exception to the low- and moderate-income unit split requirements, the agreement
requires Salt and Light to provide one (1) very-low income unit, four (4) low income units and
five (5) moderate income units.
Salt and Light is the experienced administrative agent for the long term administration of the
scattered site market to affordable family rental units. A Market to Affordable Program manual
will be provided.
One (1) of the ten (10) units is completed and is located at 25-5 (Block 155.25, Lot 5) Florence
Tollgate. A deed restriction was placed on the 25-5 Florence Tollgate unit on September 21,
2016 and filed with Burlington County on December 31, 2016. The unit has the minimum
30-year controls and is developed and administered under the requirements per N.J.A.C. 5:80-
26.1, including but not limited to affordability average, restrictions on rents, tenant income
eligibility, affirmative marketing (also addressing the settlement agreement requirements as
set forth in the Fair Share Ordinance and Affirmative Marketing Plan) and long-term controls
on affordability.
10 The ten (10) scattered site Market to Affordable family rentals units with Salt and Light replace the four
(4) affordable family rental units at 111 Norman Avenue which had been part of the COAH certified third
round plan from 2008.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 46
SUPPORTIVE AND SPECIAL NEEDS HOUSING – COMPLETED/APPROVED
Transitional Housing Inc – 4 of 9 balance
As discussed in detail above under the Prior Round section, Transitional Housing has a total
of nine (9) existing alternative living arrangement units. There are five (5) existing units
administered by Transitional Housing at 717 West Second Street, 140 Alden Street and 340
Alden Street. In addition, Transitional Housing has also provided four (4) new units at 340
Alden Street.
All of the units are funded as special needs and supportive housing through the NJ Department
of Community Affairs (“DCA”) Shelter Support Program Funds. As this DCA funding
program only requires 10-year restrictions, Transitional Housing will provide the minimum
30-year affordability deed restrictions on the nine (9) units as discussed above. These nine (9)
housing units are eligible for nine (9) credits. The special needs and supportive housing units
are not age-restricted.
For purposes of credit toward the Third Round Obligation, four (4) of the six (6) units located
at 340 Alden Street will be applied to the Third Round Obligation for a total of four (4) credits
and four (4) rental bonuses.
Family Service/Twin Oaks - completed
Family Service of Burlington County, formally known as Twin Oaks and now known as Oaks
Integrated Care, is an experienced provider of alternative living arrangements in the
Burlington County region. The Township entered into an agreement on February 4, 2009
with Twin Oaks and the Township contributed $35,000 per unit of affordable housing trust
funds to aid in the production of alternative living arrangements. Oaks Integrated Care
currently has nine (9) existing alternative living arrangement units/bedrooms in Florence
Township, which address COAH’s regulations at N.J.A.C. 5:93-5.8.
The units/bedrooms administered by Oaks Integrated Care are located at 29-1 Florence
Tollgate, 10-2 Florence Tollgate and 31-1 Florence Tollgate (all one-bedroom units) and at 37-1
Florence Tollgate, 37-5 Florence Tollgate and 79 Riverbank Drive (all two-bedroom units). The
various alternative living arrangements received CO’s ranging from May 22, 2008 to June 23,
2011. Oaks Integrated Care has provided the minimum 30-year affordable housing deed
restrictions on each property. (Refer to attached deed restrictions, agreement and current
license in Appendix X).
These nine (9) alternative living arrangements are eligible for nine (9) credits and have a low-
/moderate-income split of four (4) very low-income units, three (3) low-income units and two
(2) moderate-income units. Additionally, the nine (9) credits are eligible for nine (9) third
round rental bonuses pursuant to N.J.A.C. 5:93-5.15.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 47
Salt/Light – 300/320 Alden - completed
In July 2007, Salt and Light purchased 300 and 320 Alden Avenue (Block 116/Lot 6) from
Homes of Hope and subsequently combined the lots into one. Through an agreement with
Florence Township, Salt and Light will continue the affordable housing operations at both
properties for a total of seven (7) affordable units including five (5) permanent transitional
housing units. [See discussion under 100% Affordable Development section regarding the two
(2) completed affordable family rental units at the site.] The development received a CCO on
June 27, 2007. Pursuant to the Township’s agreement, Salt and Light continues to
affirmatively market the units, income qualify applicants and maintain the minimum 3o-year
affordability controls in accordance with COAH rules at N.J.A.C. 5:93-9.2 and UHAC per
N.J.A.C. 5:80-26.1. (Refer to Appendix O for the deed restriction and agreement). The five (5)
permanent transitional housing units are available to very low income households and are
eligible for five (5) third round rental bonuses pursuant to N.J.A.C. 5:93-5.15.
Community Options – 330 East 4th Street - completed
Florence Township is eligible for 3 credits for a licensed three-bedroom group home unit
located at 330 East Fourth Street (Block 71 Lot 3). The housing unit which consists of three
bedrooms for very low income individuals received a certificate of occupancy in March 2016.
Community Options, an experienced group home provider placed 30-year affordability
controls on the property and the Township, in return, pursuant to an agreement, provided
Community Options with $60,000. This group home will help the Township address the
minimum Third Round rental obligation and will be eligible for 3 third round rental bonus
credits. (Refer to Appendix X for the deed restriction, agreement and current license)
SERV – 440 West 4th Street - approved
SERV is an experienced group home provider and is proposing to construct a four-bedroom
group home on Block 31, Lot 1. The Township currently owns the parcel and demolished the
existing structure and mitigated the environmental contamination found at the site. The
Township will transfer title to SERV provided SERV places a minimum 30-year affordable
housing deed restriction on the new 2,400 square foot four-bedroom group home when built.
The Township’s proposed group home agreement requires the building to be completed and
a certificate of occupancy granted within 36 months of the affordable housing agreement.
Additionally, the Township has provided a firm commitment for the establishment of the
group home to be eligible for four (4) third round rental bonuses. (Refer to Appendix X for a
draft agreement).
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 48
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 49
AFFORDABLE HOUSING ADMINISTRATION &
AFFIRMATIVE MARKETING
Florence Township has prepared an updated Affordable Housing Ordinance in
accordance with COAH’s substantive rules and UHAC, as well as to address terms of
the court-approved FSHC agreement. The Fair Share Ordinance will govern the
establishment of affordable units in the Township as well as regulating the occupancy
of such units. The Township’s Fair Share Ordinance covers the phasing of affordable
units, the low/moderate income split, bedroom distribution, occupancy standards,
affordability controls, establishing rents and prices, affirmative marketing, income
qualification, etc. including an exception that the UHAC requirement for 10 percent of
the affordable units in rental projects being required to be at 35 percent of median
income be replaced by the statutory requirement, N.J.S.A. 52:27D329.1 that 13 percent
of affordable units in such projects shall be required to be at 30 percent of median
income.
In accordance with Item # 12 from the FSHC agreement, the ordinance will require
LIHTC funded projects to address the UHAC low and moderate income split, the
bedroom distribution requirement and place 45-year affordability control deed
restrictions on the units.
Additionally, the Affordable Housing Ordinance will establish a mandatory set-aside
requirement of 20% if the affordable units will be for sale and 15% if the affordable
units will be for rent, for any multi-family residential development created through any
Planning Board action on subdivision or site plan applications; municipal rezoning;
Zoning Board use or density variance; redevelopment plan or rehabilitation plan that
provides a substantial density increase resulting in a minimum density at or above six
(6) units per acre (or other compensatory benefit). This requirement does not give any
developer the right to any such rezoning, variance or other relief, or establish any
obligation on the part of Florence Township to grant such rezoning, variance or other
relief.
As approved by municipal resolution, the Township Administrator, has held and will
continue to hold the position of the Municipal Housing Liaison. The Township utilizes
a number of existing experienced affordable housing administrative agents including
HAS, Triad, Piazza and Associates, and Salt and Light, as well as a number of special
needs providers. The Township is required to name administrative agent(s) for the
various proposed affordable housing compliance mechanisms, which it has in this plan
such as Conifer/MEND for the Route 130/Hornberger site and Salt and Light for the
Market to Affordable program. To conduct affirmative marketing and monitoring of
affordable units, the Township will enter into an agreement with Piazza and
Associates, an experienced affordable housing administrator for the administration of
future affordable units in the Township. (See Appendix AA for the Piazza agreement)
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 50
The Township will adopt an affirmative marketing plan for all affordable housing sites.
The affirmative marketing plan, attached hereto in the Appendices, is 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 the affordable units located
in the Township. Additionally, the affirmative marketing plan is intended to target
those potentially eligible persons who are least likely to apply for affordable units and
who reside in the Township’s housing region, Region 5, consisting of Burlington,
Camden and Gloucester counties.
The affirmative marketing plan lays out the random-selection and income qualification
procedure of the administrative agent, which is consistent with COAH’s rules and
N.J.A.C. 5:80-26.1. All newly created affordable units will comply with the minimum
thirty-year affordability control required by UHAC, N.J.A.C. 5:80-26.5 and 5:80-26.11.
This plan must be adhered to by all private, non-profit or municipal developers of
affordable housing units and must cover the period of deed restriction or affordability
controls on each affordable unit.
As required by the court-approved FSHC agreement, the Affirmative Marketing Plan
lists Fair Share Housing Center, the New Jersey State Conference of the NAACP, the
Latino Action Network, the Southern Burlington County Branch of the NAACP,
Willingboro NAACP, MEND, Lutheran Social Ministries (LSM) and BCCAP among
the list of community and regional organizations. The Township shall, as part of its
regional affirmative marketing strategies during its implementation of this plan,
provide notice to those organizations of all available affordable housing units. The
Township also agrees to require any other entities, including developers or persons or
companies retained to do affirmative marketing, to comply with this paragraph.
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 51
AFFORDABLE HOUSING TRUST FUND
Florence Township initially adopted a development fee ordinance in 1993 which was
approved by COAH on February 3, 1993 and, most recently, the Township adopted an
updated development fee ordinance on June 9, 2010 which had been approved by
COAH on May 10, 2010. The updated ordinance permits collection of residential
development fees equal to 1.5% of the equalized assessed value of new residential
construction and additions, and mandatory nonresidential development fees equal to
2.5% of the equalized assessed value of new nonresidential construction and additions.
The Township will update its development fee ordinance again as part of this Housing
Element and Fair Share Plan to eliminate references to COAH’s invalidated third
round regulations, instead citing COAH’s second round regulations and to provide
references to the Superior Court’s jurisdiction instead of COAH’s. (See Appendix Y
for the updated Development Fee Ordinance)
A new spending plan has been prepared consistent with this Plan (Refer to Appendix
J). The Spending Plan, which discusses anticipated revenues, collection of revenues,
and the use of revenues, was prepared in accordance with COAH’s applicable
substantive rules. All collected revenues will be placed in the Township’s Affordable
Housing Trust fund and will be dispensed for the use of eligible affordable housing
activities including, but not limited to:
Rehabilitation program;
New construction of affordable housing units and related development costs;
Extensions or improvements of roads and infrastructure directly serving
affordable housing development sites;
Acquisition and/or improvement of land to be used for affordable housing;
Purchase of affordable housing units for the purpose of maintaining or
implementing affordability controls,
Maintenance and repair of affordable housing units;
Repayment of municipal bonds issued to finance low- and moderate-income
housing activity; and
Any other activity as specified in the approved spending plan.
The Township is required to fund eligible programs in its Court-approved Housing
Element and Fair Share Plan, as well as provide statutorily required affordability
assistance.
At least 30% of collected development fees, excluding expenditures made through June
2, 2008, when affordability assistance became a statutory requirement in the Fair
Housing Act, shall be used to provide affordability assistance to very-low, low- and
moderate-income households in affordable units included in a municipal Fair Share
Plan. At least one-third (1/3) of the affordability assistance must be expended on very-
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 52
low income units. Additionally, no more than 20% of the revenues collected from
development fees each year, shall be expended on administration, including, but not
limited to, salaries and benefits for municipal employees or consultant fees necessary
to prepare or implement a rehabilitation program, a new construction program, a
housing element and fair share plan, and/or an affirmative marketing program.
In accordance with the agreement with FSHC, the expenditures of funds contemplated
under the FSHC agreement constitute a "commitment" for expenditure pursuant to
N.J.S.A. 52:27D-329.2 and -329.3, with the four-year time period for expenditure
designated pursuant to those provisions beginning to run with the entry of a final
judgment approving this settlement in accordance with the provisions of In re Tp. Of
Monroe, 442 N.J. Super. 565 (Law Div. 2015) (aff'd 442 N.J. Super. 563). On the first
anniversary of the execution of the FSHC agreement (November 22, 2018), and every
anniversary thereafter through the end of the FSHC agreement, the Township will
provide annual reporting of trust fund activity to the DCA, COAH, or LGS, or other
entity designated by the State of New Jersey, with a copy provided to FSHC and posted
on the municipal website, using forms developed for this purpose by DCA, COAH, or
LGS. The reporting shall include an accounting of all housing trust fund activity,
including the source and amount of funds collected and the amount and purpose for
which any funds have been expended.
COST GENERATION
Florence Township’s Land Development Ordinance has been reviewed to eliminate
unnecessary cost generating standards; it provides for expediting the review of
development applications containing affordable housing. Such expedition may consist
of, but is not limited to, scheduling of pre-application conferences and special monthly
public hearings. Furthermore, development applications containing affordable
housing shall be reviewed for consistency with the Land Development Ordinance,
Residential Site Improvement Standards (N.J.A.C. 5:21-1 et seq.) and the mandate of
the FHA regarding unnecessary cost generating features. Florence Township shall
comply with COAH’s requirements for unnecessary cost generating requirements,
N.J.A.C. 5:93-10.1, procedures for development applications containing affordable
housing, N.J.A.C. 5:93-10.4, and requirements for special studies and escrow accounts
where an application contains affordable housing, N.J.A.C. 5:93-10.3.
MONITORING
On the first anniversary of the execution the FSHC agreement which is November 22,
2016, and every anniversary thereafter through the end of the agreement, the
2018 Third Round Housing Element and Fair Share Plan
Florence Township, Burlington County, NJ
page 53
Township agrees to provide annual reporting of trust fund activity to the NJDCA,
COAH, or NJLGS, or other entity designated by the State of New Jersey, with a copy
provided to FSHC and posted on the municipal website, using forms developed for
this purpose by the NJDCA, COAH, or LGS.
The reporting shall include an accounting of all housing trust fund activity, including
the source and amount of funds collected and the amount and purpose for which any
funds have been expended.
In addition, on the first anniversary of the execution of the FSHC agreement dated
November 22, 2016, and every anniversary thereafter through the end of the
agreement, the Township agrees to provide annual reporting of the status of all
affordable housing activity within the municipality through posting on the municipal
website with a copy of such posting provided to FSHC, using forms previously
developed for this purpose by COAH or any other forms endorsed by the Special
Master and FSHC.
The Fair Housing Act includes two provisions regarding action to be taken by the
Township during the ten-year period of protection acknowledged by the agreement.
The Township agrees to comply with those provisions as follows:
a. For the midpoint realistic opportunity review due on July 1, 2020, as required
pursuant to N.J.S.A. 52:27D-313, the Township will post on its municipal website,
with a copy provided to FSHC, a status report as to its implementation of its Plan
and an analysis of whether any unbuilt sites or unfulfilled mechanisms continue
to present a realistic opportunity. Such posting shall invite any interested party
to submit comments to the municipality, with a copy to FSHC, regarding
whether any sites no longer present a realistic opportunity and should be
replaced. Any interested party may by motion request a hearing before the court
regarding these issues.
b. For the review of very-low income housing requirements required by N.J.S.A
52:27D-329.1 within 30 days of the third anniversary of the FSHC agreement
dated November 22, 2016, and every third year thereafter, the Township will post
on its municipal website, with a copy provided to FSHC, a status report as to its
satisfaction of its very-low income requirements, including the family very-low
income requirements. Such posting shall invite any interested party to submit
comments to the municipality and FSHC on the issue of whether the
municipality has complied with its very low income housing obligation under the
terms of the settlement with FSHC.
APPENDIX
EXHIBIT A
Housing, Demographic and Employment Analysis
2018 Third Round Housing Element and Fair Share Plan: Appendix A
Florence Township Township, Burlington County, NJ
page 1
HOUSING, DEMOGRAPHIC & EMPLOYMENT ANALYSIS
HOUSING CHARACTERISTICS
The 2011-2015 American Community Survey (ACS)1 indicates that Florence Township
has approximately 5,433 housing units, with 414, or 7.6%, vacant. The Township’s
housing stock consists predominantly of single-family detached units (51.4%). The
Township’s percentage of single-family detached units is comparable to that of the
State (53.6%) and lower than Burlington County (65.1%). The renter population
comprised approximately 16% of all occupied units (with 84% owner-occupied), which
is approximately 7.5% lower than the County (23.5%) and 19.5% lower the State (35.5%).
See Table 1, Housing Units by Number of Units in Structure.
TABLE 1. HOUSING UNITS BY NUMBER OF UNITS IN STRUCTURE, 2015.
Number of units
Total
Units
%
Total
Owner
Occupied
% Owner
Occupied Rentals Vacant
1, detached
2,793
51.4%
2,566
61.0%
105
122
1, attached
1,753
32.3%
1,449
34.4%
192
112
2
213
3.9%
44
1.0%
159
10
3 or 4
206
3.8%
38
0.9%
90
78
5 to 9
236
4.3%
113
2.7%
67
56
10 to 19
44
0.8%
0
0%
44
-
20 or more
163
3.0%
0
0%
127
36
Mobile home
25
0.5%
0
0%
25
-
Boat, RV, van, etc.
0
0%
0
0%
0
-
Total
5,433
100%
4,210
100%
809
414
Source: 2011-2015 American Community Survey 5-Year Estimate (B25032, DP04).
*The margins of error for these values exceed the estimated counts. As such, the estimates may be unreliable.
1 The American Community Survey replaced the long-form Census as the source for much of the housing data
necessary to complete this section. The Census is a one-time count of the population while this ACS is an estimate
taken over five years through sampling. As such, data in the ACS is subject to a margin of error.
2018 Third Round Housing Element and Fair Share Plan: Appendix A
Florence Township Township, Burlington County, NJ
page 2
Table 2, Housing Units by Year Built, illustrates the decades during which the
Township’s housing units were built. Approximately 40% of Florence Township’s
housing stock was built more than 60 years ago. The median year built of homes in
the Township is equal to that of the County (1975) but later than the State (1966) by
about a decade.
The Township’s 50-plus year old housing comprise 62% of all renter-occupied units.
TABLE 2. HOUSING UNITS BY YEAR BUILT, 2015.
Year Built
Total Units Percent Owner Renter
2014 or later
15
0.3%
15
0
2010 to 2013
96
1.8%
96
0
2000 to 2009
780
14.4%
735
45
1990 to 1999
738
13.6%
588
83
1980 to 1989
688
12.7%
580
108
1970 to 1979
551
10.1%
423
62
1960 to 1969
371
6.8%
227
73
1950 to 1959
547
10.1%
391
146
1940 to 1949
249
4.6%
114
98
1939 or earlier
1,389
25.7%
1,041
194
Totals
5,433
100%
4,210
809
Median Year built:
1975
1958
1978
Table 3, Housing Units by Number of Rooms, 2015 and Table 4, Number of
Bedrooms per Housing Unit, 2015 show that housing in Florence Township is
generally larger than housing across the County and the State, as evidenced by the
number of bedrooms and rooms in general per housing unit. Housing units with
three or more bedrooms comprise 69.1% of all housing units in Florence Township,
compared to only 57.1% and 67.8% in New Jersey and Burlington County,
respectfully.
2018 Third Round Housing Element and Fair Share Plan: Appendix A
Florence Township Township, Burlington County, NJ
page 3
TABLE 3. HOUSING UNITS BY NUMBER OF ROOMS,
2015
Rooms
Number of Units
Percentage of Total
1
13
0.2%
2
68
1.3%
3
305
5.6%
4
458
8.4%
5
863
15.9%
6
1,201
22.1%
7
1,127
20.7%
8
566
10.4%
9+
832
15.3%
Total
5,433
100%
Source: 2011-2015 American Community Survey 5-Year Estimate (DP04)
TABLE 4. NUMBER OF BEDROOMS PER HOUSING UNIT,
2015
Bedrooms
Number of Units
Percent of Total
Efficiency
13
0.2%
1
532
9.8%
2
1,132
20.8%
3
2,413
44.4%
4
1,120
20.6%
5+
223
4.1%
Total
5,433
100%
Source: 2011-2015 American Community Survey 5-Year Estimate (DP04)
Table 5, Housing Values, shows that the median housing value in Florence Township
increased 95% between 2000 and 2015. While Burlington County experienced lower
value increases during this time (82%), Florence Township had lower median housing
values compared to the County both in 2000 ($113,800 vs. $134,000) and 2015
($222,400 vs. $245,000). Based on the 2017 Illustrative Sales numbers, approximately
214 (5.0%) of 2015 housing in Florence Township may be affordable to very-low
income households (based on a 3-bedroom unit). Meanwhile, approximately 170
(4.0%) of units (exclusive of units that may be affordable to very-low income
households) may be affordable to low income households, and approximately 760
2018 Third Round Housing Element and Fair Share Plan: Appendix A
Florence Township Township, Burlington County, NJ
page 4
units (18%) may be affordable to moderate income households (excluding those units
affordable to low and very-low income households). In total, approximately 1,144
owner-occupied units, or 27% of owner-occupied units in the Township, may be
affordable to very-low, low and moderate-income households.
TABLE 5. HOUSING VALUES, 2015 AND 2000
Housing Unit Value
2015 Units
Percent
2000 Units
Percent
Less than $10,000
36
0.86%
0
0.00%
$10,000 to $99,999
321
7.62%
1,014
3.95%
$100,000 to $249,999
2,152
51.12%
1,769
90.73%
$250,000 to $299,999
556
13.21%
58
4.32%
$300,000 to $399,999
645
15.32%
12
0.90%
$400,000 to $499,999
377
8.95%
0
0.10%
$500,000 to $749,999
62
1.47%
0
0.00%
$750,000 to $999,999
22
0.52%
0
0.00%
$1,000,000 or more
39
0.93%
0
0.00%
Total
4,210
100%
2,853
100%
Median
$222,400
$113,800
Sources: 2000 Census (H074), 2011-2015 American Community Survey 5-Year Estimate (DP04, B25075)
*The margins of error for this information exceed the estimated counts. As such, the estimates may be unreliable.
The median rent in Florence Township in 2015 was $961 dollars, compared to $1,207
across Burlington County. Based on the 2017 illustrative rents, approximately 66 units,
or 8.2%, may be affordable to very low income renters (based on a one-bedroom unit).
Similarly, approximately 125 units (15.5% of rental units) may be affordable to low
income renters (exclusive of rental units affordable to very low income renters) and
approximately 224 units (27.7% of rental units) may be affordable to moderate income
renters (exclusive of those units affordable to lower income groups). In total,
approximately 415 rental units, or 51.3% of all renter-occupied housing units, may be
affordable to low and moderate income households. See Table 6, Comparison of
Florence Township and Burlington County, Gross Rent.
2018 Third Round Housing Element and Fair Share Plan: Appendix A
Florence Township Township, Burlington County, NJ
page 5
TABLE 6. FLORENCE TOWNSHIP AND BURLINGTON COUNTY GROSS
RENT, 2015.
Florence Township
Burlington County
Gross Rent
Units
Percent
Units
Percent
Less than $100
0
0%
24
0.06%
$100 to $149
0
0%
91
0.23%
$150 to $199
0
0%
95
0.24%
$200 to $249
0
0%
121
0.31%
$250 to $299
24
2.97%
296
0.76%
$300 to $349
0
0%
139
0.35%
$350 to $399
0
0%
122
0.31%
$400 to $449
34
4.20%
215
0.55%
$450 to $499
8
0.98%
165
0.42%
$500 to $549
0
0%
75
0.19%
$550 to $599
0
0%
419
1.08%
$600 to $649
13
1.61%
632
1.63%
$650 to $699
33
4.08%
573
1.47%
$700 to $749
55
6.80%
927
2.39%
$750 to $799
24
2.97%
1,013
2.61%
$800 to $899
85
10.51%
2,809
7.24%
$900 to $999
139
17.18%
3,453
8.91%
$1,000 to $1,249
146
18.05%
8,837
22.80%
$1,250 to $1,499
119
14.71%
6,003
15.49%
$1,500 to $1,999
42
5.19%
7,247
18.70%
$2,000 or more
0
0%
3,704
9.54%
No cash rent
87
10.75%
1,794
4.63%
Total
809
100%
38,754
100%
Median Rent
$961
$1,207
Source: 2011-2015 American Community Survey 5-Year Estimate (DP04, B25063)
*The margin of error for this information exceeds the estimated counts. As such, the estimates may be unreliable.
Housing is generally considered to be affordable if the costs of rents, mortgages, and
other essential costs consume 28% or less of an owner-household’s income or 30% or
less of a renter-household’s income. Homeowner rates are lower to account for the
additional home maintenance costs associated with ownership. In Florence Township,
33.13% of homeowner households and 65.66% of renter households (an average of
37.36% of all households in the Township) pay 30% or more of their monthly income
toward housing costs. See Table 7, Housing Affordability.
2018 Third Round Housing Element and Fair Share Plan: Appendix A
Florence Township Township, Burlington County, NJ
page 6
Though the definition of deteriorated housing has evolved over several iterations of the
State’s affordable housing regulations, the currently accepted criteria for determining
whether a housing unit is in a deficient state are as follows: (1) the unit is overcrowded
(contains more than 1 person per room) and is more than fifty years old, (2) the unit
has inadequate plumbing, or (3) the unit has inadequate kitchen facilities. While Table
8, Indicators of Deficiency, 2011-2015, demonstrates the number of units meeting each
criterion, it should not be interpreted as reflecting the Township’s rehabilitation
obligation, as it does not account for double counting units containing more than one
indicator of deficiency and it only shows overcrowding in units built prior to 1950
instead of 1965, due to constraints in available data tables.
TABLE 8: INDICATORS OF HOUSING DEFICIENCY, 2015
Indicator
Incomplete
Plumbing
Incomplete
Kitchen
Crowded or Overcrowded,
and Built Pre-1950
Number of Units
81*
95
26*
Source: 2011-2015 American Community Survey 5-Year Estimate (DP04, B25050)
*The margin of error for this information exceeds the estimated counts. As such, the estimates may be unreliable
GENERAL POPULATION CHARACTERISTICS
The Township has seen its population grow by 18% since the 1990 census, while New
Jersey has grown by 19.4% and Burlington County has grown by 13.6% in the same
period. See Table 9, Population Growth.
TABLE 9. POPULATION GROWTH.
1990
2000
% Change
2010
% Change
Florence
Township
10,266
10,746
4.68%
12,109
12.68%
Burlington
County
395,066
423,394
7.17%
448,734
5.98%
New Jersey
7,730,188 8,414,350
8.9%
8,791,894
4.5%
Sources: 1990, 2000, and 2010 US Census
TABLE 7: HOUSING AFFORDABILITY, 2015
Monthly Housing
Cost as % of Income
Owner-
Occupied
% of
Total
Renter
% of
Total
All
Occupied
% of
Total
Less than 20 Percent
1,520
37.98%
120
20.10%
1,640
35.66%
20 to 29 Percent
1,156
28.89%
85
14.24%
1,241
26.98%
30 Percent or More
1,326
33.13%
392
65.66%
1,718
37.36%
Total
4,002
100%
597
100%
4,599*
100%
Source: 2011-2015 American Community Survey 5-Year Estimate (DP04)
*Difference in number due to margin of error
2018 Third Round Housing Element and Fair Share Plan: Appendix A
Florence Township Township, Burlington County, NJ
page 7
Florence Township has seen its 35 to 44 year-old population shrink by 14.8%, and its
population of children between ages 5 and 14 and young adults between 15 and 24
dropped more than 5%. However, the under 5 population and the 25-34 population
increased which may signal an influx of younger families moving into the Township.
Simultaneously, older adults between 55 and 74 years old saw a huge growth in
population. This is consistent with the “graying” trend being seen in many
communities across the country. This trend is attributed to a 4.0-year increase in the
median age of Township residents, from 36.9 to 41.0.
TABLE 10. AGE DISTRIBUTION, 2000 – 2010.
Age Group
2000
Percent
2010
Percent
Percent Change
Under 5
631
5.9%
736
6.1%
16.64%
5-14
1,546
14.4%
1,502
12.4%
-2.85%
15-24
1,359
12.7%
1,324
10.9%
-2.58%
25-34
1,420
13.2%
1,542
12.7%
8.59%
35-44
1,980
18.4%
1,686
13.9%
-14.85%
45-54
1,576
14.7%
2,003
16.5%
27.09%
55-64
955
8.9%
1,782
14.7%
86.60%
65-74
643
6.0%
890
7.3%
38.41%
75+
636
5.9%
644
5.3%
1.26%
Total
10,746
100%
12,109
100%
12.7%
Median Age:
36.9
41.0
Sources: 2000 and 2010 US Census
Household Characteristics
A household is defined by the U.S. Census Bureau as those persons who occupy a
single room or group of rooms constituting a housing unit; however, these persons
may or may not be related. As a subset of households, a family is identified as a group
of persons including a householder and one or more persons related by blood,
marriage or adoption, all living in the same household. In 2010, there were 4,755
households in the Township, with an average of 2.54 persons per household and an
average of 3.07 persons per family. Approximately 52.0% of the households are
comprised of married couples with or without children. Approximately 31.0% of the
Township’s households are non-family households which include individuals living
alone. See Table 11, Household Composition, 2010.
2018 Third Round Housing Element and Fair Share Plan: Appendix A
Florence Township Township, Burlington County, NJ
page 8
TABLE 11. HOUSEHOLD COMPOSITION, 2010
Household Type
Number of Households
Percent
Family households
3,285
68.8%
Married-couple family
2,470
51.7%
With Children
967
20.3%
Male householder, no spouse present
199
4.2%
With Own Children Under 18
80
1.7%
Female householder, no spouse present
616
12.9%
With Own Children Under 18
302
6.3%
Nonfamily households
1,490
31.2%
Householder living alone
1,214
25.4%
Total Households
4,775
100%
Source: 2010 US Census
2018 Third Round Housing Element and Fair Share Plan: Appendix A
Florence Township Township, Burlington County, NJ
page 9
INCOME CHARACTERISTICS
Households in Florence Township have on average similar incomes as found in
Burlington County. Median income in 2013 in Florence Township was $78,709 for
households and $89,306 for families. Comparable figures for the County were $78,621
for households and $94,884 for families. Table 12, Household Income by Income
Brackets, further illustrates these findings by noting the number of households in each
of the income categories. The Township’s poverty rates for individuals and families
(4.7% and 4.1%, respectively) are similar to the individual rates for the County but
lower than the family rates for the County (4.4% and 6.4%, respectively). See Table 13,
Individual and Family Poverty Rates, for the comparison.
TABLE 12. HOUSEHOLD INCOME BY INCOME BRACKETS, 2015
Households
Percent
Less than $10,000
141
2.8%
$10,000-$14,999
128
2.6%
$15,000-$24,999
288
5.7%
$25,000-$34,999
420
8.4%
$35,000-$49,000
570
11.4%
$50,000-$74,999
846
16.9%
$75,000-$99,999
797
15.9%
$100,000-$149,999
1,120
22.3%
$150,000-$199,999
361
7.2%
$200,000 +
348
6.9%
Total:
5,019
100%
Median Income:
$78,709
Source: 20011-2015 American Community Survey 5-Year Estimate (DP03)
TABLE 13. INDIVIDUAL AND FAMILY POVERTY RATES, 2015
Location
Individuals
Families
Florence Township
4.7%
4.1%
Burlington County
4.4%
6.4%
New Jersey
10.8%
8.2%
Source: 2011-2015 American Community Survey 5-Year Estimate (DP03)
2018 Third Round Housing Element and Fair Share Plan: Appendix A
Florence Township Township, Burlington County, NJ
page 10
EMPLOYMENT CHARACTERISTICS
Table 14, Distribution of Employment by Industry, Florence Township Residents,
2015, shows the distribution of employment by industry for employed Florence
Township residents. The four industries to capture the largest segments of the
population were the education, health and social services industry at 28.3%; retail trade
industry at 12.9%, public administration at 11.7%; and professional, scientific,
management, administrative and waste management services industry at 9.4%.
TABLE 14. DISTRIBUTION OF EMPLOYMENT BY INDUSTRY,
FLORENCE TOWNSHIP RESIDENTS, 2015.
Sector Jobs
Number
Percent
Agriculture, Forestry, Fishing and Hunting, and Mining
53
0.8%
Construction
200
3.0%
Manufacturing
372
5.6%
Wholesale Trade
282
4.2%
Retail Trade
861
12.9%
Transportation, Warehousing, and Utilities
401
6.0%
Information
104
1.6%
Financing, Insurance, Real Estate, Renting, and Leasing
506
7.6%
Professional, Scientific, Management, Administrative, and
Waste Management Services
628
9.4%
Educational, Health and Social Services
1,888
28.3%
Arts, Entertainment, Recreation, Accommodation and
Food Services
263
3.9%
Other
323
4.8%
Public Administration
779
11.7%
Total:
6,660
100.0%
Source: 2011-2015 American Community Survey 5-Year Estimate (DP03)
2018 Third Round Housing Element and Fair Share Plan: Appendix A
Florence Township Township, Burlington County, NJ
page 11
Table 15, Employment by Occupation, Florence Township, 2015, identifies the
occupations of employed persons. While Florence Township residents work in a variety
of industries, 39.8% of employed residents work in management, professional, and
related occupations, while sales and office occupations employ 26.6% of residents.
TABLE 15. EMPLOYMENT BY OCCUPATION, FLORENCE TOWNSHIP
TOWNSHIP, 2015.
Sector Jobs
Number
Percent
Management, Business, Science, Arts
2,651
39.8%
Service
1,041
15.6%
Sales and Office
1,772
26.6%
Natural Resources, Construction, Maintenance
594
8.9%
Production, Transportation, Material Moving
602
9.0%
Total
6,660
100.0%
Source: 2011-2015 American Community Survey 5-Year Estimate (DP03)
Since 2010, the size of the Florence Township labor force grew and workers have had
an easier time finding a job. The Township’s unemployment rate fell from 7.9% in
2010 to 4.5% in 2016. In 2016, the labor force in Florence Township Township
consisted of 7,113 persons; the 2015 ACS indicates that in 2015 there were 10,307
residents ages 16 and older, indicating that approximately 2,278 working-age residents
have not entered the labor force or are not looking for employment. Table 16, Change
in Employment Since 2010, illustrates these trends.
TABLE 16: CHANGE IN EMPLOYMENT SINCE 2010
Year
Labor Force
Employment
Unemployment
Unemployment Rate (%)
2010
6,958
6,407
551
7.9%
2011
6,928
6,349
579
8.4%
2012
6,965
6,389
576
8.3%
2015
6,910
6,405
505
7.3%
2014
6,866
6,447
419
6.1%
2015
7.104
6,699
405
5.7%
2016
7,113
6,791
322
4.5%
Source: NJ Department of Labor and Workforce Development
2018 Third Round Housing Element and Fair Share Plan: Appendix A
Florence Township Township, Burlington County, NJ
page 12
The New Jersey Department of Labor tracks covered employment throughout the state.
Covered employment data includes only those jobs for which unemployment
compensation is paid. By definition it does not cover the self-employed, unpaid family
workers, most part-time or temporary employees, and certain agricultural and in-home
domestic workers. See Table 17, Covered Employment Estimates, for additional detail.
TABLE 17. COVERED EMPLOYMENT ESTIMATES
Year
Florence Township
Burlington County
2016
4,394
212,372
Source: New Jersey Department of Labor, Division of Planning and Research, Office of Demographic and Economic
Analysis, NJ Covered Employment Trends.
Accommodations/food and health/social trades were the largest sectors of in-town
private-sector occupations, with 112 and 77 jobs, respectively. Amongst the public
sector, local government and local government education employment captured the
largest number of jobs for a total average of 625. Although limited data was available,
Table 18, Covered Employment by Sector, provides additional employment
information.
TABLE 18. COVERED EMPLOYMENT BY SECTOR, 2015
Employment
Wages
March
June
Sept.
Dec.
Average
Annual
Weekly
Private Sector Municipality
Total
3,052
3,095
3,738
6,102
3,763
$58,921
$1,133
Construction
-
-
-
-
-
-
-
Manufacturing
-
-
-
-
-
-
-
Wholesale Trade
-
-
-
-
-
-
-
Retail Trade
-
-
-
-
-
-
-
Finance/Insurance
-
-
-
-
-
-
-
Real Estate
-
-
-
-
-
-
-
Professional/Technical
59
64
58
65
62
$58,402
$1,123
Admin/Waste Remediation
-
-
-
-
-
-
-
Education
-
-
-
-
-
-
-
Health/Social
75
76
76
77
77
$30,794
$592
Arts/Entertainment
-
-
-
-
-
-
-
Accommodations/Food
125
119
97
100
112
$14,793
$284
Other Services
18
18
17
19
18
$24,294
$467
Unclassified
2
5
3
5
4
$58,921
$1,133
2018 Third Round Housing Element and Fair Share Plan: Appendix A
Florence Township Township, Burlington County, NJ
page 13
TABLE 18. COVERED EMPLOYMENT BY SECTOR, 2015
Employment
Wages
March
June
Sept.
Dec.
Average
Annual
Weekly
Federal Government
Municipality Total
6
6
6
6
6
$52,291
$1,006
State Government
Municipality Total
-
-
-
-
-
-
-
Local Government
Municipality Total
379
395
423
450
383
$58,663
$1,128
Local Government Education
Total
241
248
278
300
242
$62,416
$1,200
Total Covered Employment
3,678
3,744
4,439
6,858
4,394
Source: New Jersey Department of Labor, Division of Planning and Research, Office of Demographic and Economic Analysis, NJ Covered Employment
Trends.
As Table 19, Journey to Work, 2011-2015 below shows, workers from Florence
Township are more likely to drive to work (85.3% vs 83.1% and 71.9%, respectively)
and less likely to carpool (6.8% vs. 7.3% and 8.1%) than workers across the State or
County. Township workers are slightly more likely to take mass transit than the
County as a whole, but much less likely than the State as a whole. Additionally, 2.0%
of workers work from home, and 0.7% walk to work.
TABLE 19. JOURNEY TO WORK, 2011-2015
Mode
Florence Township
Township
Burlington County
New Jersey
Drive Alone
85.3%
83.1%
71.9%
Carpool
6.8%
7.3%
8.1%
Transit
4.6%
3.5%
11.1%
Walk
0.7%
1.5%
3.1%
Work at Home
2.0%
3.6%
4.0%
Other
0.7%
1.0%
1.9%
Source: 2011-2015 American Community Survey: Selected Economic Characteristics (DP03)
2018 Third Round Housing Element and Fair Share Plan: Appendix A
Florence Township Township, Burlington County, NJ
page 14
Over 60 percent of the Township’s households own two or more personal vehicles.
Additionally, 6.9% of households in Florence Township own no vehicle, which is
maybe an indicator of lower income households. See Table 20, Available Vehicles by
Household, 2011-2015.
TABLE 20. AVAILABLE VEHICLES BY HOUSEHOLD, 2011-2015
Vehicles
Count
Percent
None
347
6.9%
One
1,482
29.5%
Two
2,101
41.9%
Three +
1,089
21.7%
Total
5,019
100%
Source: 2011-2015 American Community Survey: Selected Housing Characteristics (DP04)
As shown in Table 21, Top Ten Commuting Destinations for Florence Township
Residents below, Florence Township is the most common place of employment for
employed residents of Florence Township, with 308 (4.8%) remaining in their home
town for their primary jobs. Philadelphia is the second most common destination, with
299 (4.7%) residents traveling there for their primary jobs. The remaining eight of the
top ten municipalities employs 17.5% of the Township’s employed residents
throughout Mercer and Burlington County and New York City.
TABLE 21. TOP TEN COMMUTING DESTINATIONS FOR UNION
RESIDENTS, 2015
Destination
Jobs
Percent
Florence Township Township
308
4.8%
Philadelphia City, PA
299
4.7%
Trenton City
246
3.9%
Roebling
116
1.8%
Burlington City
110
1.7%
Princeton
76
1.2%
Bordentown
69
1.1%
Moorestown-Lenola
67
1.1%
2018 Third Round Housing Element and Fair Share Plan: Appendix A
Florence Township Township, Burlington County, NJ
page 15
New York City, NY
63
1.0%
Hamilton Square
54
0.8%
All Other Locations
4,955
77.9%
Source: US Census and Center for Economic Studies. Longitudinal Employer-Household Dynamics, 2015
2018 Third Round Housing Element and Fair Share Plan: Appendix A
Florence Township Township, Burlington County, NJ
page 16
POPULATION PROJECTIONS
The Delaware Valley Regional Planning Commission (DVRPC), the Metropolitan
Planning Organization (MPO) that addresses Florence Township as well as the
remainder of Burlington County, published population and employment projections
for the year 2040. The DVRPC projects that the Township’s and County’s population
and employment will increase by 24.8% and 41.8%, respectively, from 2010 to 2040.
As Table 22, Population, Household, and Employment Projections, 2010 to 2040
shows, the Township’s projected population and employment growth rate are much
higher than the County figures.
TABLE 22. POPULATION, HOUSEHOLD, AND EMPLOYMENT PROJECTIONS,
2010 to 2040
Florence Township Township
Burlington County
2010
2040
% Change
2010
2040
% Change
Population
12,109
15,112
24.8%
448,734
494,732
10.3%
Employment
2,935
4,163
41.8%
217,229
239,414
10.2%
Sources: DVRPC Regional, County, and Municipal Population Forecasts, 2010-2040. ADR 18-A, March 2013;
DVRPC Regional, County, and Municipal Employment Forecasts, 2010-2040. ADR 19, January 2013
The Fair Housing Act requires that Housing Plans include a 10-year projection of new
housing units based on the number of building permits, development applications
approved, and probable developments, as well as other indicators deemed appropriate
(N.J.S.A. 52:27D-310.b). Annual building permit issuance for residential new
construction in Florence Township during the years 2000 through 2016 averaged
approximately 24 units/year.
If this rate were to remain relatively constant, Florence Township would see
approximately 204 new dwellings by the year 2025. Factors such as economic cycles,
zoning, environmental constraints, and physical obstacles to development may result
in a lower or higher actual number. Table 23, Housing Projections, provides an
estimate of anticipated residential growth based on the extrapolation of prior housing
activity into the future.
As set forth in the Township’s Housing Element and Fair Share Plan future housing
activity may include new housing units from the Route 130/Hornberger Site (79 units),
Weiss site (240 units) and Quaker/CIS site (80) for a total of 399 housing units that
may or may not all be absorbed between the present date and 2025.
2018 Third Round Housing Element and Fair Share Plan: Appendix A
Florence Township Township, Burlington County, NJ
page 17
TABLE 23. HOUSING PROJECTIONS TO 2025
Year
Building Permits
Issued
2000
110
2001
75
2002
11
2003
10
2004
102
2005
135
2006
49
2007
35
2008
74
2009
74
2010
61
2011
27
2012
23
2013
29
2014
19
2015
21
2016
2
Total 2000 to 2016
414
17-Year Average
24
8.5-Year Projection
(January 2017 to July 2025)
207
Source: NJDCA Construction Reporter, Building Permits, Yearly
Summary Data, Housing Units Authorized by Building Permit for New
Construction.
W:\5000's\Union, Union County\5352.01 AH\2017 Plan\Appendices\170816 Demographics Section.docx
EXHIBIT B
Settlement Agreements: Fair Share Housing Center
EXHIBIT C
2017 Court Orders
BUR-L-001605-1 5 0911212017 10:35:15 AM Pg 1 of 3 Trans lD: 1CV20171 95014
CAPEHART SCATCHARD, P. A.
L42 West State Street
Trenton, New Jersey 08608
Attorneys for the PLaintj. ff,
Township of Elorence
FILED with the Court
sEP 14 2017
JOTTN E. HARRINGTON, P.J,CV.
SUPERIOR COURT OE NEW ,]ERSEY
LAW D]VISION
DOCKET NO. BUR-L- I6 O 5- 15
By: Kelly A. crant,
Attorney ID No:
(609)394-2400
Esq.
02696201"0
IN TIIE MATTER OE THE APPLICATION
OF THE TOWNSHIP OF FLORENCE
COIJNTY OF BURLINGTON
urva,L ACt r on
(Mount Laurel fI)
CASE MANAGEMENT ORDER
NUMBER ONE
on August t7, 2017 with Capehart Scatchard,
management conference
P. A. (Kelly A. Grant,
of Elorence, the Eair
THIS MATTER having come before the Court for a case
Esq.
share
appearing) for the Plaintiff,
Township
(Kevin D. Wa1sh, Esq.
Housing center
appearing) Bisgaier Hoff, LLC (Richard ,J. Hoff, Jr., Esq.
appearing) for the Intervenor Defendant Elorence Associates, LLC)
and the Court appointed Master, El-izabeth McKenzie, PP, AICP, and
the Court having heard the arguments of counsel and the
recommendations of the Court appointed Master, and for good cause
shown :
IT IS, THEREEORE, on this
I
ORDERtrD that:
day of
20L7,
t/orttrzu6c<_l
BUR-L-001605-1 5 0911212017 1 0:35:1 5 AM Pg 2 of 3 Trans lD: LCV2017195014
1.
On or before November LO, 2ol'l , counsel for the Township
settlement
shal1 submit to the Court a copy of the amended
agreement with the Eair Share Housing Center and a copy of
settlement agreement with Elorence Associates, LLC. A
proposed form of Notice regarding the fairness hearing and
prelimj,nary compliance determination shal-] be circulated
in advance of November L0, 2OL1 , and agreed upon by
counsel and the Court-appointed Special Master so that the
Notice may be published by November L0, 2Ol7 with a 30-day
comment dead.l"ine of December LL, 20L7 at Noon. Counsel
for the Township shall also submit a proposed form of
order on or before November 10, 2OL1 .
2.
on or before Dece[oer 74, 2OL1 , the Court-appointed Special
Master shall issue a report regarding the fairness
analysis of both agreements and the Townshlp's application
for preliminary compliance.
3.
A preliminary compliance determ.ination and fairness hearing
is scheduled for December 21, 20L7 at 10:00 a.m.
4,
On or before April 15, 2018, counsel for the Township shall
submit to the Court a proposed form of Notice regarding
the final compliance hearing, which shaLl be circulated in
advance of April L6, 201"8, and agreed upon by counsel and
the Court-appointed Special Master so that the Notice may
be published by ApriJ- L6, 20L8. Counsel- for the Township
)
BUR-L-001605-1 5 0911212017 '10:35:15AM Pg 3of 3Trans lD: LCV2017195014
sha]l- also submit a proposed form of order on or before
April 15, 2018 regarding the final compliance hearing.
5.
The court-appointed Special Master shalf issue a .report
regarding the Township's fina.l- compJ.iance plan on or
before May 15, 2018.
6. A final- compliance hearing shal-J- occur on May 23, 2OLg at
10:00 a.m.
7 . Immunity from builder's remedy lawsuits shall extend until
December 2L, 2017.
.
In lieu of resorting to motion practice, should an issue
ari.se in thj-s matter, counsel sha1l contact the Court and
request that the Court convene a conference in an attempt
resolve any issue in the first instance.
9. A copy of this Order shal1 be served on all parties
within seven (7) days from receipt from the Court.
Ho
Jo
iIa
gt
8
P.J. Cv.
3
EXHIBIT D
Burlington County Home Improvement Loan Program
Owner Occupied Rehabilitation
EXHIBIT E
Urban County Cooperation Agreement with
Burlington County
EXHIBIT F
Local Rental Rehabilitation Manual and Resolution to
Appoint Rental Rehabilitation Administrator
EXHIBIT G
BCCAP Agreement
EXHIBIT H
RCA CFO Certification
EXHIBIT I
Fair Share Ordinance including
Township-wide Mandatory Set-Aside Ordinance
EXHIBIT J
Spending Plan and Resolution for Adoption of Spending Plan
and Resolution of Intent to Fund
Page 1 of 12
March 30, 2018
Clarke Caton Hintz
FLORENCE TOWNSHIP | SPENDING PLAN
Introduction
Florence Township received substantive certification from the Council on Affordable
Housing (“COAH”) in accordance with the Fair Housing Act and the regulations of
COAH for its First and Second Round Housing Element and Fair Share Plans on July 1,
1992 and April 7, 1999, respectively. The Township submitted a Third Round Plan to
COAH in December 2008 to comply with the second iteration of COAH’s Third Round
rules (N.J.A.C. 5:97) and received substantive certification on July 8, 2009. The Township
amended the third round certified Plan in April 2010 for submission to COAH.
Subsequently, the Township filed a Declaratory Judgment action in Superior Court on
July 8, 2015. On December 21, 2017, the Court approved a settlement agreement executed
by the parties on November 22, 2016 which was later amended on December 19, 2017
between the Township and Fair Share Housing Center (FSHC), which included the
Township’s preliminary third round compliance mechanisms.
The Township adopted a development fee ordinance which was approved by COAH on
February 3, 1993 creating a dedicated revenue source for affordable housing (See updated
development fee ordinance in Appendix Y of the Housing Element). The ordinance
established Florence Township’s affordable housing trust fund, for which this Spending
Plan is prepared. The Township’s Spending Plan was approved by COAH on August 4,
1993. The amended Spending Plan was approved by COAH on August 10, 2011 which
reflected the April 2010 third round Plan amendment.
As of the end of 2017, Florence Township collected a total of $ 6,766,104 in development
fees, interest, and other income. It has spent a total of $4,606,566 on affordable housing
activities and $509,323 on administrative costs, leaving a balance of $1,650,215. All
development fees, "other" income, and interest generated by the fees are deposited in
separate interest-bearing affordable housing trust fund accounts in BB&T for the
purposes of affordable housing. These funds shall be spent in accordance with N.J.A.C.
5:93-8.16, as described in the sections that follow.
In accordance with the November 22, 2016 agreement with FSHC, the expenditures of
funds contemplated under the FSHC agreement constitute a "commitment" for
expenditure pursuant to N.J.S.A. 52:27D-329.2 and -329.3, with the four-year time period
Page 2 of 12
March 30, 2018
Clarke Caton Hintz
FLORENCE TOWNSHIP | SPENDING PLAN
for expenditure designated pursuant to those provisions beginning to run with the entry
of a final judgment approving this settlement in accordance with the provisions of In re
Tp. Of Monroe, 442 N.J. Super. 565 (Law Div. 2015) (aff'd 442 N.J. Super. 563). On the
first anniversary of the execution of the FSHC agreement (November 22, 2018), and every
anniversary thereafter through the end of the FSHC agreement, the Township will provide
annual reporting of trust fund activity to the New Jersey Department of Community
Affairs (DCA), COAH, or Local Government Services (LGS), or other entity designated by
the State of New Jersey, with a copy provided to FSHC and posted on the municipal
website, using forms developed for this purpose by DCA, COAH, or LGS. The reporting
shall include an accounting of all housing trust fund activity, including the source and
amount of funds collected and the amount and purpose for which any funds have been
expended.
This revised spending plan is submitted to the Superior Court of New Jersey for approval
to expend all current and future affordable housing trust fund monies, as necessary, to
finance construction of a 100% affordable family-rental development, known as the
Hornberger Municipally-Sponsored Site, to be developed and managed by Conifer and
MEND, two experienced affordable housing developers. The Hornberger site will also
include the creation of at least ten (10) very-low income units (serving households earning
30% or less of the regional median income) to address its statutorily-required affordability
assistance. The trust fund monies will also finance the construction of up to eleven (11)
market to affordable sale and rental units, including one (1) very-low income unit,
developed and managed by Salt and Light, Inc, an experienced affordable housing
provider and to rehabilitate up to 95 deficient renter-occupied units of which fourteen (14)
senior rental units at the Roebling Inn senior complex are in the process of being
rehabilitated with the assistance of trust funds. The Township also anticipates providing
some funding for the proposed construction of a four-bedroom group home on Block 31,
Lot 1. The Township has already expended housing trust funds on the demolition of the
existing home on the parcel and the costs for environmental clean-up of the site. In
addition, the Township anticipates expending trust funds on administration purposes up
to the permitted 20% maximum. The Township requests approval for these expenditures
in order to implement its 2018 Third Round Housing Element and Fair Share Plan.
Page 3 of 12
March 30, 2018
Clarke Caton Hintz
FLORENCE TOWNSHIP | SPENDING PLAN
Revenues for Certification Period
To calculate a projection of revenue anticipated during the period of Third Round (2015-
2025) Judgment of Repose (“JoR”), Florence Township considered the following:
(a)
Development fees:
$ 1,400,000
1.
Residential and nonresidential projects which have had development fees
imposed upon them at the time of preliminary or final development
approvals;
2.
All projects currently before the planning and zoning boards for
development approvals that may apply for building permits and
certificates of occupancy; and
3.
Future development that is likely to occur based on historical rates of
development.
(b)
Payment in lieu (PIL): $0
Actual and committed payments in lieu (PIL) of construction from developers.
The Township has not previously received any PILs, and no revenues from PILs
are expected over the JoR period.
(c)
Other funding sources: $0
Florence Township does not anticipate future funds from this category at this
time. Funds from other sources, include, but are not limited to the sale of units
with extinguished controls, repayment of affordable housing program loans,
rental income, and proceeds from the sale of affordable units. All monies in the
Affordable Housing Trust fund are anticipated to come from development fees
and interest.
Page 4 of 12
March 30, 2018
Clarke Caton Hintz
FLORENCE TOWNSHIP | SPENDING PLAN
(d)
Projected interest: $4,500
Based on the current average interest rate, interest earned in recent years, and
projected rates of development fee revenue, Florence Township anticipates
collecting $4,500 in interest through 2025.
Page 5 of 12
March 30, 2018
Clarke Caton Hintz
FLORENCE TOWNSHIP | SPENDING PLAN
Source of Funds – Housing Trust Fund 2018 through 2025
Year
Source
of Funds
2018
2019
2020
2021
2022
2023
2024
2025
2018-
2025
Total
Projected
Residential
Development
$1,650,215 STARTING
BALANCE
(January 2018)
Residential
Development
$100k
$100k
$100k
$100k
$100k
$100k
$100k
$100k
$800k
Projected
Non-
Residential
Development
$75k
$75k
$75k
$75k
$75k
$75k
$75k
$75k
$600k
Interest
$562
$562
$562
$562
$562
$562
$562
$562
$4.5k
Total
$175.5k $175.5k $175.5k $175.5k $175.5k $175.5k $175.5k $175.5k $1.4M
Page 6 of 12
March 30, 2018
Clarke Caton Hintz
Architecture
Planning
Landscape Architecture
FLORENCE TOWNSHIP | SPENDING PLAN
Florence Township projects a total of $1,404,500 in revenue to be collected between 2018
and 2025, from residential and non-residential development fees and accrued interest.
Projected residential development fees are based on a combination of past development
fee receipts and the Housing Projections contained in Table 23 in the Housing,
Demographic, and Employment Analysis at Appendix A of the 2018 Housing Element
and Fair Share Plan. Residential development fees also include $120,000 anticipated to
be generated by the construction of 80 market-rate units at Florence Columbus Road
(Block 165.04, Lot 63), at a rate of $1,500 (0.5% of the assessed value) per unit as agreed
to by Community Investment Strategies, Inc. and approved by the Superior Court. The
Spending Plan projects $600,000 in non-residential development fees to be generated.
All interest earned on the account shall accrue to the account to be used only for the
purposes of affordable housing.
Administrative Mechanism to Collect and Distribute Funds
The following procedural sequence for the collection and distribution of development fee
revenues shall be followed by Florence Township:
(a)
Collection of development fee revenues:
All collection of development fee revenues will be consistent with local regulations
which follow COAH administrative models for both residential and non-
residential developments and in accordance with N.J.S.A. 40:55D-8.1 through 8.7.
(b)
Distribution of development fee revenues:
The governing body reviews a request for expenditure for consistency with the
spending plan and adopts the recommendation by resolution.
The release of funds requires the adoption of the governing body resolution. Once
a request is approved by resolution, the Chief Financial Officer releases the
requested revenue from the trust fund for the specific use approved in the
governing body’s resolution.
Page 7 of 12
March 30, 2018
Clarke Caton Hintz
FLORENCE TOWNSHIP | SPENDING PLAN
Description of Anticipated Use of Affordable Housing Funds
(a)
Affordability Assistance (N.J.A.C. 5:93-8.16(c))
Florence Township is required to spend a minimum of 30 percent of development
fee revenue to render existing affordable units more affordable and at least one-
third of that amount must be dedicated to very-low income households or to create
very-low income units (i.e. households earning less than 30 percent of the
regional median income). The actual affordability assistance minimums are
calculated on an ongoing basis based on actual revenues.
Projected minimum affordability assistance requirement
Actual development fees through 12/31/2017
$6,497,897
Actual interest earned through 12/31/2017
+
$268,207
Development fees projected 2018-2025
+
$1,400,000
Interest projected 2018-2025
+
$4,500
Less housing activity expenditures through 6/2/2008
-
$1,924,835
Total
=
$6,245,769
30 percent requirement
x 0.30 =
$1,873,730
Less Affordability assistance expenditures to date1
-
$1,136,523
PROJECTED MINIMUM Affordability Assistance
Requirement
=
$737,207
PROJECTED MINIMUM Very Low-Income
Affordability Assistance Requirement
÷ 3 =
$245,735
1 Affordability assistance expenditures consist of the following units: 300/320 Alden (5 very low
units for $196k), 340 Alden (6 very low units for $105,272), Oaks Integrated (4 very low units for
$140k), Duffy School (7 very low units for $514,175), SERV Group Home (4 very low units for
$34,210), Community Options (3 very low units for $60k), 220 Foundry (1 very low unit for
$86,866).
Page 8 of 12
March 30, 2018
Clarke Caton Hintz
FLORENCE TOWNSHIP | SPENDING PLAN
Florence Township must dedicate at least $677,207 from the affordable housing
trust fund to render units more affordable, including $225,735 to render units
more affordable to households earning 30 percent or less of median income by
region. It may use a variety of vehicles to do this, including but not limited to the
following:
Down-payment assistance;
Rental assistance;
Security deposit assistance;
Low interest loans;
Assistance with homeowners’ association or condominium fees and special
assessments; and/or
Converting low-income units to very-low-income units or creating new very-
low income units, etc.
The Township will address its entire affordability assistance requirement
through assistance and subsidy of units, specifically including at least ten (10)
very-low income rental units at the Hornberger 100% affordable housing site,
and a four-bedroom group home (very-low income bedrooms) and one (1) very-
low income unit in a market to affordable unit developed and managed by Salt
and Light, Inc.
(b)
Administrative Expenses (N.J.A.C. 5:93-8.16(e))
Florence Township may use affordable housing trust fund revenue for related
administrative costs up to a 20 percent limitation pending funding availability
after programmatic and statutory affordability assistance expenditures. The
actual administrative expense maximum is calculated on an ongoing basis based
on actual revenues.
Page 9 of 12
March 30, 2018
Clarke Caton Hintz
FLORENCE TOWNSHIP | SPENDING PLAN
Projected Administrative Expenses
Development fees/interest collected to date
$ 6,766,104
Payment-in-lieu of construction through July 17, 2008
$0
Development fees projected 2018-2025
$ 1,400,000
Interest projected 2018-2025
+
$ 4,500
RCA Payments
–
$1,728,834
Total
=
$ 6,441,770
20 percent maximum permitted administrative
expenses
x 0.20
=
$ 1,288,354
Less administrative expenditures through 12/31/17
–
$ 509,323
Projected allowed administrative expenditures
=
$ 779,031
Florence Township projects that $779,031 may be available from the affordable
housing trust fund to be used for administrative purposes. Projected
administrative expenditures, subject to the 20 percent cap, are as follows:
Township Administrator, Attorney, Engineer, and Planner fees related to plan
preparation and implementation.
(c)
Rental Rehabilitation Program (N.J.A.C. 5:93-5.2)
The Township will set aside $741,000 of its municipal trust funds to cover the
costs of rehabilitating 57 deficient rental units within the Township, occupied by
low- and moderate-income households. The $741,000 set-aside includes $10,000
per unit for hard costs (major system repairs/replacement, etc.) and $3,000 per
unit of potential administrative costs paid toward the administrative entity.
The Township will also provide up to $480,000 (24 x $20,000) of the trust funds
for the rehabilitation of 24 family rental units within the Roebling Arms complex.
In addition, the Township will set aside $283,200 of its municipal trust funds to
cover the remaining rehabilitation costs associated with fourteen (14) senior rental
units at the Roebling Inn senior affordable housing complex. Approximately
$197,000 of the total $480,000 rental rehabilitation cost were previously paid by
the Township to the Burlington County Community Action Program (BCCAP) in
2017.
Page 10 of 12
March 30, 2018
Clarke Caton Hintz
FLORENCE TOWNSHIP | SPENDING PLAN
Expenditure Schedule
Florence Township intends to use affordable housing trust funds for the creation of very
low affordable family rental units through the 100% affordable Hornberger Municipally
Sponsored Site, the scattered site market to affordable program with Salt and Light, Inc.,
including one very low unit, a very-low four-bedroom group home and for the
rehabilitation of up to 95 rental units including fourteen (14) rental units in the Roebling
Inn senior affordable housing complex. Where applicable, the funding schedule below
will parallel the implementation schedule to be set forth in the Housing Element and Fair
Share Plan and is summarized as follows.
Projected Expenditure Schedule 2018 Through 2025
Program
Units
2018-2019
2020-2021
2022-2023
2024-2025
Total
Rental
Rehabilitation –
Hard & Soft
Costs
57
$185.3k
$185.3k
$185.3k
$185.3k
$741k
Roebling Inn
Rental Rehab
14
$283.2k
-
-
-
$283.2k
Roebling Arms
Rental Rehab
24
$240k
$240k
-
-
$480k
New
Construction
Hornberger
Site
78
$110k
-
-
-
$110k
Very Low
Income at the
Hornberger Site
15
$437k
-
-
$437k
Market to
Affordable
10
$81.25k
$81.25k
$81.25k
$81.25k
$325k
Very Low
Income
1
-
$45k
-
-
$45k
Group Home
4
$196k
-
-
-
$196k
Administration
$200k
$60k
$50k
$146k
$436k
TOTAL
$1.295m
$1.048m
$316.55k
$412.55k
$3.0m
Page 11 of 12
March 30, 2018
Clarke Caton Hintz
FLORENCE TOWNSHIP | SPENDING PLAN
Excess or Shortfall of Funds
The Township intends to expend all current and future revenues toward the rehabilitation
and new construction mechanisms described in the Housing Element and Fair Share
Plan. The Township will adopt a resolution of its intent to fund any shortfall in funding
the Township’s rehabilitation program, the market to affordable program, group home
and the Hornberger Avenue municipally-sponsored new construction site (See attached
resolution).
Summary
The Township of Florence intends to spend affordable housing trust fund revenues
pursuant to the regulations governing such funds and consistent with the amended Third
Round Housing Element and Fair Share Plan. Florence Township had a balance of
$1,650,215 at the end of 2017 and anticipates an additional $1,400,000 in revenues before
the expiration of a Third Round Judgment of Repose for a total of $3,054,715. The
Township will exceed its affordability assistance expenditure requirement by providing a
minimum of $547,000 to the 100% affordable Hornberger Municipally-Sponsored site,
$196,000 to a group home and $45,000 for a very low market to affordable unit to make
units affordable for very-low income households. $370,000 will be set aside for the
scattered site Market to Affordable program with Salt and Light Inc. The Township may
also expend approximately $436,615 of trust funds on administrative costs during the
period of repose.
Page 12 of 12
March 30, 2018
Clarke Caton Hintz
FLORENCE TOWNSHIP | SPENDING PLAN
Spending Plan Summary
Revenues
Balance as of end of 2017
$1,650,215
Projected Revenue from 2018 through 2025
1. Development fees
+ $1,400,000
2. Payments in lieu of construction
+ $0
3. Other funds
+ $0
Interest
+ $4,500
Total Projected Revenue + Existing Balance = $3,054,715
Expenditures
Funds used for Rehabilitation ( 57 units x $13,000 [including $10,000
per unit hard costs & $3,000 per unit administration) + BCCAP
rehabilitation balance
- $1,025,000
Rental Rehabilitation: Roebling Arms (24 units x $20,000)
- $480,000
Municipally Sponsored Hornberger Site
New Construction
- $110,000
Very-Low Income Affordability Assistance @ Muni. Sponsored Site
- $437,000
Market to Affordable Program – Salt and Light, Inc including very low
units
- $370,000
Group Home (very low income affordability assistance)
- $196,100
Administration
- $ 436,615
Total Projected Expenditures = $3,054,715
EXHIBIT K
Affirmative Marketing Plan and Resolution Adopting Plan
March 2018
1
AFFIRMATIVE FAIR HOUSING MARKETING PLAN
For Affordable Housing in (REGION 5)
I. APPLICANT AND PROJECT INFORMATION
1a. Administrative Agent Name, Address, Phone Number
Piazza & Associates
216 Rockingham Row
Princeton Forrestal Village
Princeton, NJ 08540
609.786.1100
1b. Development or Program Name, Address
Market to Affordable
220 Foundry Street
Florence, NJ
1c.
Number of Affordable Units: 6
Number of Rental Units: 6
Number of For-Sale Units: 0
1d. Price or Rental Range
From $
To $
1e. State and Federal Funding
Sources (if any)
1f.
□ Age Restricted
X Non-Age Restricted
1g. Approximate Starting Dates
Advertising: Ongoing as necessary. Occupancy:
1h. County
Burlington, Camden, Gloucester
1i. Census Tract(s):
Block 14, Lot 8
1j. Managing/Sales Agent’s Name, Address, Phone Number
Sonja Walter - Piazza & Associates
216 Rockingham Row
Princeton Forrestal Village
Princeton, NJ 08540
609.786.1100
sonyatstackpole@comcast.net
1k. Application Fees (if any): No application fee.
1a. Administrative Agent Name, Address, Phone Number
Triad Associates
1301 W. Forest Grove Road, Bldg 3
Vineland, NJ 08360
856-690-9590
1b. Development or Program Name, Address
Albax/McHugh Court
Albax, LLC
4 McHugh Court
Florence, NJ
1c.
Number of Affordable Units: 1
Number of Rental Units: 0
Number of For-Sale Units: 1
1d. Price or Rental Range
Sale of $121,184 in Oct. 2015
1e. State and Federal Funding
Sources (if any)
None
1f.
□ Age Restricted
X Non-Age Restricted
1g. Approximate Starting Dates
Advertising: As needed Occupancy: Oct. 2015
1h. County
Burlington, Camden, Gloucester
1i. Census Tract(s):
Block 100, Lot 8.03
1j. Managing/Sales Agent’s Name, Address, Phone Number
Katherine J. Packowski
March 2018
2
Triad Associates
1301 W. Forest Grove Road, Bldg 3
Vineland, NJ 08360
856-690-9590
KPackowski@triadincorporated.com
1k. Application Fees (if any): No application fee.
1a. Administrative Agent Name, Address, Phone Number
The Salt & Light Company, Inc.
The Affordable Homes Group
1841 Burlington-Mt. Holly Road
Westampton, NJ 08060
609.261.4571
1b. Development or Program Name, Address
Market-to-Affordable Program
25-5 Tollgate
Scattered Sites
Florence, NJ
1c.
Number of Affordable Units: 10
Number of Rental Units: 10
Number of For-Sale Units: 0
1d. Price or Rental Range
1e. State and Federal Funding
Sources (if any)
1f.
□ Age Restricted
X Non-Age Restricted
1g. Approximate Starting Dates
Advertising: Ongoing as necessary. Occupancy:
1h. County
Burlington, Camden, Gloucester
1i. Census Tract(s):
25-5 Tollgate (B155.25, L 5) and to be determined
1j. Managing/Sales Agent’s Name, Address, Phone Number
Sonya Stackpole
The Salt & Light Company, Inc.
The Affordable Homes Group
1841 Burlington-Mt. Holly Road
Westampton, NJ 08060
609.261.4571
1k. Application Fees (if any): No application fee.
March 2018
3
1a. Administrative Agent Name, Address, Phone Number
NJ Housing Affordability Service (HAS)
NJ HMFA
630 South Clinton Avenue
P.O. Box 18550
Trenton, NJ 08650
1b. Development or Program Name, Address
Atlantic/Legacy
Atlantic Equity Olive Street – Ryan Homes
4 Applegate Drive
Florence, NJ
1c.
Number of Affordable Units: 17
Number of Rental Units:
Number of For-Sale Units: 17
1d. Price or Rental Range
From
To
1e. State and Federal Funding
Sources (if any)
1f.
x Age Restricted
□ Non-Age Restricted
1g. Approximate Starting Dates
Advertising: Ongoing as necessary. Occupancy:
1h. County
Burlington, Camden, Gloucester
1i. Census Tract(s):
Block 147.01, Lots 16-19, 25-28, 40-48
1j. Managing/Sales Agent’s Name, Address, Phone Number
Liz Knox
NJ Housing Affordability Service
NJ HMFA
630 South Clinton Avenue
P.O. Box 18550
Trenton, NJ 08650
609-278-7560
1k. Application Fees (if any):
March 2018
4
1a. Administrative Agent Name, Address, Phone Number
Piazza & Associates
216 Rockingham Row
Princeton Forrestal Village
Princeton, NJ 08540
609.786.1100
1b. Development or Program Name, Address
Sassman Site
Block 126.02, Lot 1
1c.
Number of Affordable Units: 2
Number of Rental Units: 2
Number of For-Sale Units:
1d. Price or Rental Range
From
To
1e. State and Federal Funding
Sources (if any)
1f.
□ Age Restricted
x Non-Age Restricted
1g. Approximate Starting Dates
Advertising: Ongoing as necessary. Occupancy:
1h. County
Burlington, Camden, Gloucester
1i. Census Tract(s):
Block 126.02, Lot 1
1j. Managing/Sales Agent’s Name, Address, Phone Number
1k. Application Fees (if any):
1a. Administrative Agent Name, Address, Phone Number
TBD – Inclusionary Site
1b. Development or Program Name, Address
Weiss Site
Block 160.01, Lots 4, 11.01, 11.02 and 24
1c.
Number of Affordable Units: 36
Number of Rental Units: 36
Number of For-Sale Units:
1d. Price or Rental Range
From
To
1e. State and Federal Funding
Sources (if any)
1f.
□ Age Restricted
x Non-Age Restricted
1g. Approximate Starting Dates
Advertising: Ongoing as necessary. Occupancy:
1h. County
Burlington, Camden, Gloucester
1i. Census Tract(s):
Block 160.01, Lots 4, 11.01, 11.02 and 24
1j. Managing/Sales Agent’s Name, Address, Phone Number
1k. Application Fees (if any):
1a. Administrative Agent Name, Address, Phone Number
MEND
99 E Second Street
Moorestown, NJ 08057
1b. Development or Program Name, Address
Duffy School Site
Block 45
Lots 8, 13,14 and 15
208 West Second Street
Florence, NJ
1c.
Number of Affordable Units: 53
1d. Price or Rental Range
From
1e. State and Federal Funding
Sources (if any)
March 2018
5
Number of Rental Units: 53
Number of For-Sale Units:
To
1f.
X Age Restricted
Non-Age Restricted
1g. Approximate Starting Dates: June 2015
Advertising: Ongoing as necessary. Occupancy:
1h. County
Burlington, Camden, Gloucester
1i. Census Tract(s):
Block 45, Lots 8, 13, 14, 15
1j. Managing/Sales Agent’s Name, Address, Phone Number
MEND
99 East Second Street
PO Box 828
Moorestown, NJ 08057
1k. Application Fees (if any):
1a. Administrative Agent Name, Address, Phone Number
Multiple Sclerosis Association of America
375 Kings Hwy N
Cherry Hill, NJ 08034
1b. Development or Program Name, Address
Roebling Arms
1340 Hornberger Avenue
Florence, NJ
1c.
Number of Affordable Units: 12
Number of Rental Units: 12
Number of For-Sale Units:
1d. Price or Rental Range
From
To
1e. State and Federal Funding
Sources (if any)
1f.
□ Age Restricted
x Non-Age Restricted
1g. Approximate Starting Dates: November 1998
Advertising: Ongoing as necessary. Occupancy:
1h. County
Burlington, Camden, Gloucester
1i. Census Tract(s):
Block 122, Lot 2.03
1j. Managing/Sales Agent’s Name, Address, Phone Number
1k. Application Fees (if any):
1a. Administrative Agent Name, Address, Phone Number
Burlington County Community Action Program
BCCAP
718 US-130
Burlington, NJ 08016
1b. Development or Program Name, Address
Roebling Inn
32 Riverside Avenue
Florence, NJ
1c.
Number of Affordable Units: 14
Number of Rental Units: 14
Number of For-Sale Units:
1d. Price or Rental Range
From
To
1e. State and Federal Funding
Sources (if any)
1f.
1g. Approximate Starting Dates: November 1998
March 2018
6
X Age Restricted
Non-Age Restricted
Advertising: Ongoing as necessary. Occupancy:
1h. County
Burlington, Camden, Gloucester
1i. Census Tract(s):
Block 137, Lot 1
1j. Managing/Sales Agent’s Name, Address, Phone Number
1k. Application Fees (if any):
1a. Administrative Agent Name, Address, Phone Number
MEND
99 East Second Street
PO Box 828
Moorestown, NJ 08057
1b. Development or Program Name, Address
Hornberger Site
Block 121, Lot 4.02
1c.
Number of Affordable Units: 78
Number of Rental Units: 78
Number of For-Sale Units:
1d. Price or Rental Range
From
To
1e. State and Federal Funding
Sources (if any)
LIHTC
1f.
□ Age Restricted
x Non-Age Restricted
1g. Approximate Starting Dates
Advertising: Ongoing as necessary. Occupancy:
1h. County
Burlington, Camden, Gloucester
1i. Census Tract(s):
Block 121, Lot 4.02
1j. Managing/Sales Agent’s Name, Address, Phone Number
MEND
99 East Second Street
PO Box 828
Moorestown, NJ 08057
1k. Application Fees (if any):
(Sections II through IV should be consistent for all affordable housing developments and programs within the
municipality. Sections that differ must be described in the approved contract between the municipality and the
administrative agent and in the approved Operating Manual.)
II. RANDOM SELECTION
Random selection is conducted when a unit is available, and only preliminarily-eligible households seeking
the type and bedroom size of the available unit are placed in the lottery. The process is as follows:
After advertising is implemented, applications are accepted for 90 days. All applications are reviewed and
households are either certified or informed of non-eligibility. (The certification is valid for 180 days, and
March 2018
7
may be renewed by updating income-verification information.)
Eligible households are placed in applicant pools based upon the number of bedrooms needed and the need
for an accessible unit. When a unit is available, only the certified households in need of that type of unit are
selected for a lottery.
Households are informed of the date, time, and location of the lottery and invited to attend. After the lottery
is conducted, the first household selected is given a length of time that is specified in the operating manual
to express interest or disinterest in the unit. (If the first household is not interested in the unit, this process
continues until a certified household selects the unit.)
Applications are accepted on an ongoing basis, certified households are added to the pool for the
appropriate household income and size categories, and advertising and outreach is ongoing, according to
the Affirmative Marketing Plan.
III. MARKETING
3a. Direction of Marketing Activity: (indicate which group(s) in the housing region are least likely to apply for the
housing without special outreach efforts because of its location and other factors)
□ White (non-Hispanic) X Black (non-Hispanic) X Hispanic □ American Indian or Alaskan Native
□ Asian or Pacific Islander □ Other group:
3b. Commercial Media (required) (Check all that applies)
DURATION & FREQUENCY
OF OUTREACH
NAMES OF REGIONAL
NEWSPAPER(S)
CIRCULATION AREA
TARGETS ENTIRE HOUSING REGION 5
Daily Newspaper
□
Philadelphia Inquirer
X
At the start of Affirmative
Marketing; ongoing as
needed.
Courier-Post
TARGETS PARTIAL HOUSING REGION 5
Daily Newspaper
X
At the start of Affirmative
Marketing; ongoing as
needed.
Burlington County Times
Burlington
□
Gloucester County Times
Gloucester
Weekly Newspaper
X
At the start of Affirmative
Marketing; ongoing as
needed.
Central Record, The
Burlington
□
Fort Dix Post
Burlington
X
At the start of Affirmative
Marketing; ongoing as
needed.
Maple Shade Progress
Burlington
March 2018
8
□
News Weekly
Burlington
□
Register-News
Burlington
□
Gloucester City News
Camden
□
Haddon Herald
Camden
X
At the start of Affirmative
Marketing; ongoing as
needed.
Record Breeze
Camden
□
Retrospect
Camden
□
Plain Dealer
Camden, Gloucester
□
News Report
Gloucester
DURATION & FREQUENCY
OF OUTREACH
NAMES OF REGIONAL TV
STATION(S)
BROADCAST AREA AND/OR
RACIAL/ETHNIC IDENTIFICATION
OF READERS/AUDIENCE
TARGETS ENTIRE HOUSING REGION 5
□
3 KYW-TV
CBS Broadcasting Inc.
□
6 WPVI-TV
American Broadcasting
Companies, Inc (Walt Disney)
□
10 WCAU
NBC Telemundo License Co.
(General Electric)
□
12 WHYY-TV
Whyy, Inc.
□
17 WPHL-TV
Tribune Company
□
23 WNJS
New Jersey Public Broadcasting
Authority
□
29 WTXF-TV
Fox Television Stations, Inc.
(News Corp.)
□
35 WYBE
Independence Public Media Of
Philadelphia, Inc.
□
48 WGTW-TV
Trinity Broadcasting Network
□
52 WNJT
New Jersey Public Broadcasting
Authority
□
57 WPSG
Cbs Broadcasting Inc.
□
61 WPPX
Paxson Communications License
Company, Llc
□
65 WUVP-TV
Univision Communications, Inc.
□
69 WFMZ-TV
Maranatha Broadcasting
Company, Inc.
March 2018
9
TARGETS PARTIAL HOUSING REGION 5
□
2 WCBS-TV
Cbs Broadcasting Inc.
Burlington
□
4 WNBC
NBC Telemundo License Co.
(General Electric)
Burlington
□
5 WNYW
Fox Television Stations, Inc.
(News Corp.)
Burlington
□
7 WABC-TV
American Broadcasting
Companies, Inc (Walt Disney)
Burlington
□
9 WWOR-TV
Fox Television Stations, Inc.
(News Corp.)
Burlington
□
11 WPIX
Wpix, Inc. (Tribune)
Burlington
□
13 WNET
Educational Broadcasting
Corporation
Burlington
□
39 WLVT-TV
Lehigh Valley Public
Telecommunications Corp.
Burlington
□
58 WNJB
New Jersey Public Broadcasting
Authority
Burlington
□
38 WPHA-CA
Commercial Broadcasting Corp.
Burlington, Camden
□
41 WNAI-LP
Marcia Cohen
Burlington, Camden
□
60 WBPH-TV
Sunshine Family Television Corp
Burlington, Camden
□
62 WWSI
Hispanic Broadcasters of
Philadelphia, Llc
Camden, Gloucester
DURATION & FREQUENCY
OF OUTREACH
NAMES OF CABLE PROVIDER(S)
BROADCAST AREA
TARGETS PARTIAL COAH REGION 5
□
Comcast of Burlington County,
Garden State, Gloucester County,
South Jersey, Wildwood (Maple
Shade System)
All Burlington, Camden,
Gloucester
DURATION & FREQUENCY
OF OUTREACH
NAMES OF REGIONAL RADIO
STATION(S)
BROADCAST AREA AND/OR
RACIAL/ETHNIC IDENTIFICATION
OF READERS/AUDIENCE
TARGETS ENTIRE HOUSING REGION 5
AM
□
WFIL 560
Christian
□
WIP 610
□
WWJZ 640
□
WTMR 800
March 2018
10
□
WWDB 860
□
WPEN 950
□
WNTP 990
□
KYW 1060
□
WPHT 1210
□
WNWR 1540
FM
□
WXPN 88.5
□
WRTI 90.1
□
WHYY-FM 90.9
□
WXTU 92.5
□
WMMR 93.3
□
WSTW 93.7
□
WYSP 94.1
□
WPST 94.5
□
WBEN-FM 95.7
□
WRDW-FM 96.5
□
WUSL 98.9
□
WJBR-FM 99.5
□
WPHI-FM 100.3
□
WBEB 101.1
□
WIOQ 102.1
□
WMGK 102.9
□
WJJZ 106.1
□
WKDN 106.9
Christian
□
WRNB 107.9
TARGETS PARTIAL HOUSING REGION 5
AM
□
WOR 710
□
WBUD 1260
□
WIMG 1300
Black Gospel
March 2018
11
□
WIFI 1460
Christian
□
WBCB 1490
□
WPHY 920
□
WURD 900
□
WPHE 690
Latin
□
WNAP 1110
□
WEMG 1310
Spanish
□
WHAT 1340
□
WVCH 740
Christian
□
WDEL 1150
□
WNJC 1360
□
WDAS 1480
Black Gospel
FM
□
WBZC 88.9
Burlington
□
WSJI 89.5
Burlington
□
WAWZ 99.1
Burlington
(Christian)
□
WPPZ-FM 103.9
Burlington
(Christian)
□
WKXW-FM 101.5
Burlington, Camden
□
WPRB 103.3
Burlington, Camden
X
At the start of Affirmative
Marketing; ongoing as
needed.
WOGL 98.1
Burlington, Camden, Gloucester
□
WDAS-FM 105.3
Burlington, Camden, Gloucester
□
WKDU 91.7
Camden
□
WGLS-FM 89.7
Gloucester
□
WVLT 92.1
Gloucester
□
WIXM 97.3
Gloucester
□
WSJO 104.9
Gloucester
3c. Other Publications (such as neighborhood newspapers, religious publications, and organizational newsletters)
(Check all that applies)
DURATION & FREQUENCY OF
OUTREACH
NAME OF
PUBLICATIONS
OUTREACH AREA
RACIAL/ETHNIC
IDENTIFICATION OF
READERS/AUDIENCE
TARGETS ENTIRE HOUSING REGION 5
March 2018
12
Weekly
□
Al Dia
Philadelphia Area
Spanish-Language
X
At the start of
Affirmative
Marketing;
ongoing as needed.
Nuestra Communidad
Central/South Jersey
Spanish-Language
TARGETS PARTIAL HOUSING REGION 5
Weekly
□
El Hispano
Camden and Trenton
areas
Spanish-Language
□
Ukrainian Weekly
New Jersey
Ukrainian community
3d. Employer Outreach (names of employers throughout the housing region that can be contacted to post
advertisements and distribute flyers regarding available affordable housing) (Check all that applies)
DURATION & FREQUENCY OF OUTREACH
NAME OF EMPLOYER/COMPANY
LOCATION
Burlington County
X
At the start of Affirmative
Marketing; ongoing as
needed.
Burlington County College
601 Pemberton Browns Mills Rd
Pemberton
X
At the start of Affirmative
Marketing; ongoing as
needed.
Our Lady of Lourdes Medical
Center
218 Sunset Rd Willingboro, NJ
X
At the start of Affirmative
Marketing; ongoing as
needed.
Medford Leas Continuing Care
1 Medford Leas Medford, NJ
X
At the start of Affirmative
Marketing; ongoing as
needed.
Virtua Geriatric Care
Management
523 Fellowship Rd Mt Laurel, NJ
X
At the start of Affirmative
Marketing; ongoing as
needed.
Virtua Hospital, Mount Holly
Mount Holly, NJ
X
Amazon – ABE8
309 Cedar Lane, Florence, NJ
Camden County
X
At the start of Affirmative
Marketing; ongoing as
needed.
Campbell Soup Company
Campbell Place Camden, NJ
08103-1701
X
At the start of Affirmative
Marketing; ongoing as
needed.
Lockheed Martin
Federal, Camden, NJ 08102
X
At the start of Affirmative
Marketing; ongoing as
needed.
Bancroft Neurohealth
1000 Atlantic Ave Camden, NJ
08102
X
At the start of Affirmative
Marketing; ongoing as
needed.
Cooper Health System
One Cooper Plaza Camden, NJ
08102
X
At the start of Affirmative
Marketing; ongoing as
needed.
L-3 Communications Systems
1 Federal Street, Camden, New
Jersey, 08103
X
At the start of Affirmative
Marketing; ongoing as
needed.
Towers Perrin
101 Woodcrest Rd, Cherry Hill,
NJ
March 2018
13
X
At the start of Affirmative
Marketing; ongoing as
needed.
Arch Manufacturing & Sales Co.
1213 S 6th St, Camden, NJ
Gloucester County
X
At the start of Affirmative
Marketing; ongoing as
needed.
Underwood Memorial Hospital
509 North Broad Street,
Woodbury, NJ 08096
X
At the start of Affirmative
Marketing; ongoing as
needed.
Rowan University
201 Mullica Hill road Glassboro,
NJ 08028
X
At the start of Affirmative
Marketing; ongoing as
needed.
Kennedy Memorial Hospital
435 Hurffville-Cross Keys Road,
Turnersville NJ 08012
X
At the start of Affirmative
Marketing; ongoing as
needed.
U.S. Food Services
2255 High Hill Rd, Swedesboro,
NJ & Swedesboro
X
At the start of Affirmative
Marketing; ongoing as
needed.
Direct Group
100 Berkeley Dr, Swedesboro, NJ
and 800 Arlington Blvd,
Swedesboro, NJ
X
At the start of Affirmative
Marketing; ongoing as
needed.
CompuCom Systems Inc.
1225 Forest Pkwy # 500,
Paulsboro, NJ
X
At the start of Affirmative
Marketing; ongoing as
needed.
Missa Bay LLC
101 Arlington Blvd, Swedesboro,
NJ and 2339 Center Square Rd,
Swedesboro, NJ and 730 Veterans
Dr, Swedesboro, NJ
X
At the start of Affirmative
Marketing; ongoing as
needed.
Sony Music
400 N Woodbury Rd, Pitman, NJ
X
At the start of Affirmative
Marketing; ongoing as
needed.
Delaware Valley Wholesale
Florists
520 N. Mantua Boulevard Sewell,
NJ 08080
X
At the start of Affirmative
Marketing; ongoing as
needed.
Valero Refining Co
800 Billingsport Rd, Paulsboro,
NJ
X
At the start of Affirmative
Marketing; ongoing as
needed.
Electric Mobility
591 Mantua Blvd, Sewell, NJ
X
At the start of Affirmative
Marketing; ongoing as
needed.
Sunoco-Eagle Point Oil Refinery
US Highway 130 S & Highway
295, Westville, NJ
X
At the start of Affirmative
Marketing; ongoing as
needed.
Heritage's Dairy Stores
376 Jessup Road Thorofare, NJ
08086
X
At the start of Affirmative
Marketing; ongoing as
needed.
Cornell & Company
224 Cornell Ln, Westville, NJ
X
At the start of Affirmative
Marketing; ongoing as
needed.
Exxon Mobil Research &
Engineering Co
800 Billingsport Rd, Paulsboro,
NJ
3e. Community Contacts (names of community groups/organizations throughout the housing region that can be
contacted to post advertisements and distribute flyers regarding available affordable housing) These community
contacts will be directly notified of any affordable housing units in the Township become available.
Name of Group/Organization
Outreach Area
Racial/Ethnic
Identification of
Readers/Audience
Duration & Frequency of
Outreach
Habitat for Humanity of
Burlington County
Burlington County
Quarterly
March 2018
14
Burlington County Board of
Realtors
Burlington County
Quarterly
Camden County Board of
Realtors
Camden County
Quarterly
Gloucester County Board of
Realtors
Gloucester County
Quarterly
Burlington County Board of
Social Services
Burlington County
Quarterly
Gloucester County Division of
Social Services
Gloucester County
Quarterly
Camden County Board of
Social Services
Camden County
Quarterly
Burlington County Office on
Aging
Burlington County
Quarterly
Camden County Division of
Senior Services
Camden County
Quarterly
Gloucester County Division of
Senior Services
Gloucester County
Quarterly
Burlington County Housing
Authority
Burlington County
Quarterly
Housing Authority of
Gloucester County
Gloucester County
Quarterly
3f. These community and regional organizations shall be provided notice of all affordable housing units.
Fair Share Housing Center
(FSHC)
The Region
Quarterly
New Jersey State Conference of
the NAACP
The Region
Quaterly
Southern Burlington County
Branch of the NAACP
Burlington County
Quarterly
Willingboro NAACP
Burlington County
Quarterly
Latino Action Network
The Region
Quarterly
Moorestown Ecumenical
Neighborhood Development
(MEND)
The Region
Quarterly
Lutheran Social Ministries of
New Jersey (LSM)
The Region
Quarterly
Camden County Council on
Economic Opportunity
Camden County
Quarterly
Burlington County Community
Action Program (BCCAP)
Burlington County
Quarterly and ongoing
referral as a HUD
Counseling Agency.
IV. APPLICATIONS
Applications for affordable housing for the above units will be available at the following locations:
4a. County Administration Buildings and/or Libraries for all counties in the housing region (list county building,
address, contact person) (Check all that applies)
BUILDING
LOCATION
X
Burlington County Library Headquarters
5 Pioneer Boulevard, Westampton, NJ 08060
X
Burlington County Office Building
49 Rancocas Rd, Mount Holly NJ 08060 (609)265-
5000
March 2018
15
X
Camden Court House Square
520 Market St, Camden NJ 08102-1375 (856)225-
5000
X Gloucester County Court House
1 N. Broad Street, Woodbury, NJ 08096 (856)853-
3390
4b. Municipality in which the units are located (list municipal building and municipal library, address, contact person)
Florence Township Municipal Building
Nancy Erlston, RMC – Clerk
711 Broad Street
Florence, NJ 08518
Riverton Free Library
306 Main Street
Riverton, NJ 08077
Bordentown Free Library
18 East Union Street
Bordentown, NJ
4c. Sales/Rental Office for units (if applicable)
V. CERTIFICATIONS AND ENDORSEMENTS
I hereby certify that the above information is true and correct to the best of my knowledge. I understand that
knowingly falsifying the information contained herein may affect the Judgement of Repose.
Kendra Lelie, PP, AICP
_________________________________________________________________________________
Name (Type or Print)
COAH Planning Consultant / Florence Township
____________________________________________________________________________________________
Title/Municipality
_____________________________________________________________March 28, 2018___
Signature Date
EXHIBIT L
Prior Round: Roebling Arms Documentation
eapitci) Advance Program
lh£.1(UCt1ons for the Preparati n of
-~ortgage, Deed of Trust,
,r Security Deed
·Prepared by:
U.S. Department of Housl~·
and Urban Development
Office of Hous1ng
Pro j . Name:
Federat Housing Commissioner
Pro j. No.
P~WW(Es~.
MSA-IV
035-HD006
OMB Approval No. 2502-0470 (oxp. 12131/93)
Under Section 202 of the Housing Act of 1959 or Section 611 of the National Affordable Housing Act
Public Reporting Burden for this coltedion of information is estimated to average 6.0 hours per response. induding the time tor reviewing instructions. search1ng
eXisting data sources. gatheri· .~ and maintaining the data needed. and completing and reviewing the collection oflnfonnation. Send comments regarding this burden
estimate or any other aspect of this collection of information. Including suggestions for reducing this burden, to the Reports Management Officer. Office of lnformauon
Pohaes and Systems. U.S. Department of Hous•ng and Urban Development. Wash1ngton. 0 . C. 20410-3600 and to the Offioa of Management and Budget. Paperwork
Reduction Project (2502-()470). Washangton. D.C. 20503. Do not send this completed form to either of these addresses.
Use the current FHA corporate mortgage , deed of trust. or security
deed form applicable to the jurisdiction in which the mongage
premises are localed to prepare the Seclion 202 or Seclion St 1
m0r1gage. deed ol trusl or security deed.
Appropriate modrticalions will be needed 10 show thai the Secre-
!!ooiopio Mortgoge Form:
tary of Housing and Urban Development is making a capital advance
rather than insuring a loan and to delete all references to mongage
insurance. A sample form is shown below and on the lollowing pages
showing these changes and others (note especially paragraphs 1 o.
19 and 20) pertinent to the special features of the Section 202 or
Section 811 program.
This lndenlure, made this
ZGth
day of
· September
, 19 ..17 ____ . be1wecn
MSAA HOUSING FOR INDEPENDENT LIVING, INC.
706 HADDONFIELD RD., CHERRY HILL, NJ
OB002- A NOT FOR PROFIT CORPORATION, HEREIN AFTER
organized and cxistin~ under the Jaws of
CALLED MORTGAGOR
NEW JERSEY
, a corpor>li"n
and the United States of America actin~ hy :md thrnup:h the Secretary of Hnus i n~ and Urban Development. hereinafter refem::d to as Mortgagee.
Witnes.wlh: That whereas the Mortga~or is justlv indebted to the Mnrt~ap:ee in the nrincipaJ (capital advance amount) sum of JWO MILLION, FIFTY-
FOUR THOUSAND, NINE HUNDRED-------------
Dollars(~ 2, 054 1900 , 00
), evidenced by its nole of even dale
herewith. said principal being payable provided in said note with a final maturity of
9/26/2038
. which note is identified as heing securc:d
rchy by a cenificate thereon. 5aid note and all of its tenns are im·orporated herein t.Y reference and this conveyance shall secure any and all e:uc:nsiun:.
.:reef. however rvidenccd.
Now, Therefore, the said Mortgagor. fur the hettcr securing of the payment of the said principal sum of money and the performance of the covenants
anLI agreements herein contained. does by these presents Convey, Morlgage, and Warrant unto the Mortgagee. successors or assigns, the foll owin~ ·
desoribed real estate situate. lying, and being in lhe _ _:_T~O!!WN~S~H~I'-'P~OI..!F'-'F'-'L"O>!.R!:>::E.uN~C~E._ ___________________ _
. in theCountyof ____
B:;.U:;,R;.;;L:::.I:::.N;.;;G:::.T:::.O:::.N::_ ___________ . and the Staleof _ __:N:,::E::;W::....,:J:.,:E::;R:::S::..:E::;Y:..... _______ _
. to wit:
'SEE SCHEDULE "A" ATTACHED (LEGAL DESCRIPTION)
Together with all ilnd singular the tenements. hereditaments and appurte-
nances thereunto belonging. and lhe rents. issues. and profits thereof: and
all apparatus and fi~tures of every kind in. or that may be placed in, any
huilding noworhercaftersranding on said land. and also aU the estate. right.
tit le. and interest of the said Mortgagor in and to said premises; including
hut nor limited to all gas and electric fixtures; all radiator~. heaters.
furnaces. heating equipment. steam and hot·water boilers. stoves and
ranges: all elevators and motors: all bathtubs.,inks. water closets. basins.
pipes, faucets. and other plumbing fi,.tures; all mantels and cabinets: all
refrigerating plants and refriger:uors. whether mechanical or otherwise; all
cooking apparatus; all furniture. shades. awnings. blinds. and other furnish-
togs; all of which apparatus. fixtures. and equipment. whether affixed to the
realry or no1. shall he consit..lered real estate for the purposes hereof; and
mcluding all furnishings nn'tl. m hereafter anached to or used in and about
th~: huilding nr huild in~s now erected or hereafter to he erected on the lands
herein descrihed which an: ncccssnry to the ~Clmplete nnd cornfnrt:thle usc
andoccupancyofsudl hu ildin~ m huildin{!s f,1rthe purposes for which they
~ rc or are to hc.erectcd. <~nd ~II renewals or repl:1cements thereof or art ides
uhstitulion therefor; together with all building materials and equipment
.• ow or hercafler delivered to said premises and intended to be installed
therein:
To Have And To Hold the above-described premises, with the appurte·
nances and fixtures. un1o the said Mortgagee. successors and ass i ~ns .
forever. for the purposes and uses herein set fonh.
And S».id Mortgagor covenants and agrees:
I. That it will pay the Mortgage Note at the times and in the m:1nnc:1
provided therein;
2. That it will not permit or suffer the use o( any of the property for :1ny
purpose other than the use for which the same was intended at the time
this Mortga~c was executed;
3. That the Regulatory Agreement, executed by the Mongagor and lh<·
SecretaJ"?' of Housing and Urb&n Development, which is bc:mt: rc·
..::orded stmullancously herewith. is incorporated in and made a part of
lhis Mortgage. Upon defauli under lhe Regulalory Agreement. lh<
Mort~ap:ec . at his/her option. may declare the whole indebtcdnes~
se~:ured to he due and payable;
4. That aiJ rents. profits and income from the property covered hy thl:.
Mortgage are hereby assigned to lhe Mortgagee for lhe purpose ol
Page 1 of4
form HUD·90165-CA (8192)
ref Handbooks 4571.4 & 4571 :~
• - dischvi,ing the debt hereby secured. Per
·on is hereby given to
1
Mongagor so long as no default exists her...,_..r, to collect such rents,
r:rofits and income for use in accordance with the provisions of the
Regulatory A&reement;
S. That upon default hereunder Mongagce shall be entitled to the
appointment of a receiver by any coun having jurisdiction. without
notice. to take possession and protect the property described herein and
operale same and collect the rents, profits and income therefrom;
6. That at the option of the Mongagor the principal balance secured
hereby may be adjuSied on terms acceptable to the Mongagee if partial
prepayment results from an award in condemnation in aca>rdance with
provisions of paragraph 8 herein. or from an insurance payment made
in accordance with provisions of paragraph 7 herein, where there is a
resulting loss of project income;
7. That the Mortgagor will keep the improvements now existing or
hereafter erected on the mortgaged property insured against loss by
flfC and such other hazards. casualties. and contingencies, as may be
stipulated by the MongaJee. and all such insurance shall be evidenced
by standard Fire and Extended Coverage Insurance policy or policies;
in amounts not le~~ than necessary to comply with the applicable
Coinsurance Clause percentage, hut in no event shall the amounts of
cover3ge he le,;,; th3n eir.hty per centrum (80%) of the insurahle values
or not less than the principal sum of the MortJ,aJ,e. whichever is t~e
lesser. and in default thereof the Mongagee shall have the right to
effect insurance. Such policies shall be endorsed with standard Mort·
Jagce Clause with loss payable to the Mongagce, u interest may
appear, and sh&ll be deposited with the Mongagee;
That if the premises covered hereby. or any part thereof shall be
dama(!:ed by fire or other huard a~ainst which insurance is held as
hereinabove provided. the amounts paid by any insurance company. to
the exrent of the principal sum remaining. shall be: paid to the
Mons•F••· and, at his/her option, may be applied to the debt or
released for the repairing or rebuilding of the premises;
8. That all awards of damages in connection with any condemnation for
public use or injury to any of said property are hereby assigned and
shall he paid to Mortgagee. and Mortgagee is hereby authorized. in the
name of Mongagor. to execute and deliver valid acquittance thereof
and to appeal from any such award;
9. That it is lawfulJy seized and possessed of said real estate in fee simple
and has good right to convey s..,e;
10. To keep said premises in good repair. and not to do. or permit to be
done. upon said premises. anythinJ, that may impair the value thereof.
or of the security intended to be effected by virtue of this instrument;
thar it will not make any structural alterations to the building without
the written consent of the Mongag,ec; to pay to the Mortgagee. or
deposit in an escrow account acceptable to the Mortgagee. as herein-
• after provided. until the final maturity date. asum sufficient to pay all
tu.cs and special usessments that heretofore or hereafter may be
lawfully levied, assessed or imposed by any taxing body upon the said
land. or upon the Mongagoror Mortgagee on account of the ownership
thereof to the extent that provision has not been made by the Mortgagor
forthe payment of such taxes and special assessments as hereinafter
provided in subparagraph 17;
11. In case of the refusal or neglect of the Mortgagor to make such
payments, or to satisfy any prior lien or encumbrances. or to keep said
premises in good repair. the Mortgagee may pay such taxes, usess-
ments. and insurance premiums. when due. and may make such repairs
to the property herein mortga~ed as in the Mortgagee's discretion he/
she may deem nec.:essary for the prnper preservation thereof, and any
moneys so paid or upenrl .. .d sh:..ll hecome so much &dditional indebt·
edness, secured by this Mort~ar.e . to he paid out of the proceeds of the
sale of the mortr;a(!:ed premises. if not otherwise paid by the Mon-
&a&or, and :-.hall bear interest at the rate to be specified by the
Mortgagee from the date of advance until paid, and shall be due And
payable on deman"'·
12. It is expressly Jl'll'-'d, however (aU other provisions of this Man gage
to the contrary notwithstanding), that the Mongagee shall not be
required nor shall he/she have the right to pay, discharge, or remove
any tax, useaamont, or tu lion upon or acainst the premises described
herein or any part thercof or che improvements situated thereon. so
long u the Mongagor shall, in good faith. contest the same or the
validity thereof by appropriate legal proceedings brought in a court of
competent jurisdiction, which shall operate to prevent the collection of
the tu., usessmcnts, or lien so contested and the sale or forfeiture of
the said premises or any put thereof to satisfy the same. but in the event
of a tu contest, the Mongagor shall deposit with the Mongagee an
amount estimated by the Mongagee sufficient to satisfy aU taxes.
penalties, in teres~ and costs which may reasonably accrue during such
contest;
13. That it will not voluntarily create or permitiO be created against the
property subject to this Mongage any lien or liens inferior or superior
to the lien of this Mongage and further th&t it will keep and maintain
the same free from the claim of all persons supplying labor or materials
which will enter into the construction of any all buildings now bcinr.
erected or to be erected on said premises;
. 14. That the improvements about to be made upon the premises above
described and all plans and specifications comply with &II municip&l
ordinances and regulations made or promulgated by lawful authority.
and that the same will upon completion comply with all such municipal
ordinances and regulations and with the flues of applicable fire rating
or inspection organization, bureau, association. or office. In the event
the Mongagor shall at any time fail to comply with such rules.
resularions, and ordinances which ue now or may hereafter become
applicable to the premises above described. after due notice and
demand by the Mortgagee, thereupon the principal sum and all arrears
of interest and other charges provided for herein. shall at the option of
tho Mongagee become due and payable;
IS. TheMongagorcovenants and &&roes that so lone as this Mongage and
tho·,aid note secured hereby an: outstanding, it will not execute or file
for record any instrument which imposes a restriction upon the sale or
occupancy of the mongaced property on the basis of race, color.
national origin, sex. familial status, handicap, age, or creed. unless
permitted by the Housing Act of 1959 or the National Affordable
Housing Act and the HUD rcculations promulgated thereunder.
16. That the funds to be advanced herein are 10 be used in the construction
of certain improvementl on the lands herein described, in a.cterdancc
with a Capital Advance Agreement between the Mongagor and
Mortgageedated
~~~
J ~
, !99_7 __
which Capital Advancegre;ment (except such part or pans thereo:
u may be inconsistent therewith) is incorporated herein by reference
to the same extent and effect as iffully set fonh and made a part of thi
Man gage; and if the COI\Jtruction of the improvements to be mad'
pursuant 10 said Capital Advance Agreement sh&ll not be carried o;
with reasonable diligence, or shall be dilcontinued at any time for an
reason other than strikes or lock-outs, the Mortgagee, after due netic
to the Mortgasor or any subsequent owner. is hereby invested with fu.
and complete authority to enter upon said premises. employ watch me
to protect such improvements from depredation or injury and ·
preserve and protect the personal property therein, and to continue ar
and all outstandins contnc:ts for the em:tion and completion of sa
buildings, to make and enter into any contracts and obligatio
wherever ncc:essuy, either in his/her own name or in the name of l
Mongagor, and to pay and dilcharce all debts, obligations. a.
liabilities incurred thereby. All such sums so advanced by the Mo.
gagce (exclusive of ponions of the principal of the indebtedn<
secured thereby) shall be additionally secured by this Mongage a.
shall be due and payable on demand with interest at the rate to
specified by tho Moncasce. The princip&l sum and other charr
pr~vided for herein shall, at the option of the Moncasce or holder
· thts Man gage and tho note securing the same, become due and pay a
Page2ol4
torm HUD-901e5
on lho f~lure of lhe Mongagor 10 k..
d perfonn any of lhe
Cover\ ants. conditions. and agreements of •
·apil&l Advance Agree·
menl. This eovenanl shall be terminated upon completion of lhe
improvements co the satisfaction of the Mongagec and the maltin& of
the final payment as provided in said Capital Advance Agreement;
17. The Mongagor, will pay to lhe Mongagee as required, untillhe final
maturity date, a sum equal to the ground rents. if any, and the taxes and
special assessments next due on the premises covered by the Mort·
gage, plus lhe premiums !hal will next become due and payable on
policies of rue and other property insurance covering the premises
covered hereby, plus water rates. taxes, and assessments next due on
I he premises eovered hereby (all as estimated by I he Monga~ee) less
all sums already paid therefor divided by lhe number of months lo
elapse before one (1) month prior 10 lhe date when such ground rents,
premiums, water rates, taxes and special assessments shall become
due.
18. Any••=• funds accumulated underthe preceding paragraph remain·
ing after payment of the items therein mentioned shall be credited to
subsequent payments of the same nature required thereunder; but if
any such item shall exceed the e.~limate therefor 1hc Mongagor shall
without demand forthwith make good the deficiency. Failure to do so
before lhc due dale of such item shall be a default hereunder. If lhe
property is sold under foreclosure or is otherwise acquired by lhc
Mongagee after default. any remaining balance of the a.c.cumulations .
under I he preceding paragraph shall be credited lo lhc principal of lhc
Mortgage as of the date of commencement of foreclosure proceedings
or as of I he date lhc property is otherwise acquired; and
19. That the Mongagec shall have the righl lo inspect lhc mongagcd
premises at any reasonable time.
20. Thll so long as lhe Mongagc and Note secured hereby arc outstanding,
il will nol (a) renl dwelling aeeommodalions in lhe mongagcd pre·
mises in excess oflhc rales approved by lhc Mongagec or for periods
of less I han one month; (b)renllhe premises u an entirety; (c) renllhc
premises or any part !hereof 10 any persons for lhe purpose of
subleasing; (d) rent the premises or permit its usc for hotel or transient
purposes; (c) require of any tenant as a condition of cxcupancy life·
lease contracts. fees or other payments over and above those for rents,
utilities, and collateral services.
21. In The Ennl of default in malting any payment provided for herein
or in I he note secured hereby for a period of thirty (30) days after lhe
due date thereof, or in case of a breach of any other covenant herein
stipulated. then the whole of said principal sum shall. at the election
of the Monga~ee . without notice. become immediately due and
payable, in which event lhe Mortgagee shall have lhe right immedi·
11cly 10 foreclose this Mongage;
I
22. Aod Ill c- Or r
edosure of this Mongagc by said Mongagee in
any court of law"-....Auity, a reuonable sum shall be allowed for the
soliciiDr's fees of Inc complainant, not 10 exeeed in any case five
percentum (5%) of lhc amount of lhc principal indebtedness found to
be due, and lhc stenographer's fees of the complainant in such
pnxccding, and costs of minutes of foreclosure. muter's fees. and all
other costa of sui~ and abo for all outlays of documentary evidence and
lhc eost of a complclc abstncl of title for lhe purpose of such
foreclosure; and in case of any other suil, or legal proceeding,
instituted by lhe Mongagec 1ocnf=c lhe provisions of this Mongage
or in c:uc of any suit or legal proceeding wherein lhc Mongagee shall
be made a party lhcrelo by reason of this Mongage. its eosts and
expenses, and the reasonable fees and charges of the attorneys or
soliciton of the Mongagee, so made parties, for services in such suit
or proceedings, shall be further lien and charge upon said premises
under !his Mongagc, and all such ••penses shall beeome so much
additional indebtedness socured hereby and be allowed in any decree
foreclosing this Mongagc;
23. And There Shall Belllduded in any decree foreclosing !his Mongage
and be paid out of the proceeds of any sale made in pursuance of any
sueh decree: (1) All the costs of such sui I or suits.advenising. sale. and
conveyance, including attorney's, solicitors', and stenographers' fees .
outlays for documentary evidence and cosl of said absrraet and
c•arninalion of Iitle; (2) Alllhc moneys advanced by the Monga~ee ,
if any, for any purpose authorized in the mongage. with in teres~ on
such advances atlhc rate specified by lhe Mongagee. from lhc ttme
such advances are made; (3) All the accrued interest remaining unpaid
on lhc indebtedness hereby secured; ( 4) Alllhc said principal sum. The
over-plus of I he proceeds of sale, if any, shall !hen be paid u the court
may direct;
24. A Reconveyaoce of said premises shall be made by I he Mongagee to
lhc Mongagor on full payment of lhe indebtedness aforesaid. the
perfonnance of I he covenants and agreements herein made lhe Men-
gager, and I he payment of lhe sums owed under lhe 1cnns of lhe said
note.
25. It Is Expressly Agreed that no extension oflhe lime for payment of
lhc.llcbt hereby secured given by the Mongagee 10 any successor in
interest of the Mongagor shall operate to release, in any manner, the
original liability of lhc Mongagor;
26. The Mongagor hereby wai\ICS any and all rights of redemption from
sale under any order or decree of foreclosure of !his Mongage on its
own behalf and on behalf of each and every person except decree or
judgment crcdilon of the Mongagor acquiring any interest in or title
10 lhc premises subsequenllo lhe dale of this Mongage;
27. The Connants Herein Coolalned shall bind, and lhe benefits and
advantages shall inure lo,lhc successors and usigns of the respective
parties hereto. Wherever used,lhc singular number shall be plural.lhe
plural the aingular, and lhc usc of any gender shall be applicable 10 all
genders.
In Wllness '\1\'ll•rttif,lhe Mortgagor has caused its corporate seal to be hereunto affued and these presents 10 be sicned by its President
------- --· __
andaltesledbyits__;Se~c:r=..=e.=t2a~ryL---::--:::---------------
on I he c'.>y •no ~·..v ftr.St olnv':•·n··.ten, pursuan11o authority given by reaolulion duly pused by
Board of Trustees
of s~·rl' curpor:.~icr~t.
By
... . , - ...
; ·John G. Hodsori, Presiaent
AftH1
u (J
.L "f "
Catherine Samsonavicius, Secretary
~~u-~.0: .-d~~4·><-~~~ -
Page3 ot4
1om1 HUD·II0165-CA
'!ita :~ of
1
~(lunty of
New Jersey
'-
1, --~==.cs.ll
:..~.f~t 4J~aa._' _.£.4_::::::
-~Jl..)el....L:.-:::.._ __________ . a Notary Public, in and for said County, in
the
State
aforesaid.
do
hereby
certify
that
John G. Hodson
and
Catherine Samsonavj cj us
• personally known to me to be the same persons whose names are respecitvely as President and
Secretary of_:_ · MSAA HOUSIN!i....flll\ INDEPENDENT LIVING, INC.
, subscribed to the foregoing
instrument. appeared before me in person and severally acknowledged that they, being thereunto duly authorized, signed, sealed with
corporate seal. and delivered the said instrument as the free and voluntary act of said corporation and as their own free and voluntary act.
for the uses and purposes therein set fonh.
Given under my hand and notarial seal. this _.~.-oZ~t.I'-J)_f..-___
....,day of__::\;
;:,.9J.,24 Dk.a:s::...!.hJ.JC:d:<!:J.R!:.:'/::.J.) _____ , 19 .9..1::.
I
My commission expires _
__,t_.
} /L'--,1..1....:·4d:u.0~0~J ----
BEVERLY A. NAHII_,
NOTARY PUBLIC OF NE•
."8 £-·
MY COMMISSION EXPIRE:. "-', , , AJ
age o
·_ .. , ..
SCHF.DULE A
ALL that certain land and premises situate in the Township of Florence,
County of Burlington and the State of New Jersey, bounded and described
as follows:
BEGINNING at a point in the Southerly sideline of Hornberger Avenue (66
feet wide), said point being a total distance of 550.60 feet from the
Westerly sideline of Sixth Avenue (60 feet wide) and running from said
beginning point
(1) South 83 degrees 25 minutes 10 seconds East along the Southerly
sideline ·of Hornberger Avenue, 124 . 27 feet to a point; thence
(2) South 89 degrees 00 minutes 00 seconds East along the Southerly·
sideline of Hornberger Avenue, 26.33 feet to a point corner to Lot
2 . 04, Block 122; thence
(3) South 01 degrees 00 minutes 00 seconds West along the Westerly
sideline of Lot 2.04, Block 122, 65.00 feet to a point corner to Lot
2 . 04, Block 122; thence
(4) South 89 degrees 00 minutes 00 seconds East along the Southerly
sideline of Lot 2.04, Block 122, 215.00 feet to a point in the Westerly
sideline of Lot 2.01, Block 122; thence
(5) South 01 degrees 00 minutes 00 seconds West along the Westerly
sideline of Lot 2.01, Block 122, 200.00 feet to a point in the
Northerly sideline of Lot 2.02 , Block 122; thence
(6) North 88 degrees 06 minutes 34 seconds West along the Northerly
sideline of Lot 2 . 02, Block 122, 365.06 feet to a point corner to Lot
5, Block 122; thence
(7) North 01 degrees 00 minutes 00 seconds East along the Easterly
sideli ne of Lot 5, Block 122, 271.41 feet to the point and place of
beginning .
BEING known as Lot 2.03, Block 122, as shown on the Township of Florence
Tax Map.
COMMONLY known as Hornberger Avenue .
Capital Advance Program
Mortgage Note
U.S.DepartmentofHousing
J:t)
l
f)( ) i6
~~:"'~oe=i~~lopmen'
::~JJ::\ ~/
.
~~-{r~006
Federal Housing Commissio er
Suppottiva Housing unde< Section 202 ol tho Housing Aa of 1959 ot Seclion 8tt olflo tGiional Allordabla Housing M. of t990
Projecc NLmber
035-HD-006
Location
PI'Ojec:tName
MSA-IV
HORNBERGER AVENUE, DLORENCE TOWNSHIP, N.J.
t.AaluOy Date
Date
9/2 6/97
2,054 , 900. 00
(Maximum)
Septembe r 26 , 2038
For Value Received, !.he undersigned Owner promises 10 pay 10 the order of the Secrewy of Housing and Urban Development (HUD) ·
00 / 100
maximwnprincipalswnofTHQ' MILLION.FIFTY-FOI!R THOUSAND. NINE HUNDRE~IIars(S 2 054,900 00
or such lesser amount as shall be endorsed on this instrwnent by HUD. TIIis No1e shall bear no in~erest and repayment is not required so Ia
as !.he housing remains available for very low-income elderly per.iD11S or very low-income persons wilh disabilities (whichever is applicab
in accordance wilh Section 202 of !.he Housing Act 1959 or Section 811 of the National Affordable Housing Act of 1990 (whichever
applicable), !.he Regulatory Agreement and Regulations.
The debt evidenced by this Note may not be prepaid prior to the mawrity date hereof wilhout !.he prior written approval of HUD.
Provided !hal (I) !.he housing has remained available for occupaocy by eligible families until !.he marurity date of !.he Note, and (2) !.he Nc
has not otherwise become due and payable by reason of def~
~the No1e, Mortgage or Regula!ory Agreement. on Lha1 date !.he Nc
shall be deemed to be paid and discharged.
- -
If default be made by !.he Owner under !.he 1errns of !.his Nole, Mortgage, the Regulatory Agreement or !.he Regulations. at !.he option of L
holder of !.his No1e, !.he entire principal swn shall at once become due and payable wilhout notice. Interest per annum at a ra1e equal to
7 • 25%
, shall be payable on demand wilh respect to !.he payment of principal upon default Failure
exercise !.his option shall not constirute a waiver of !.he right to exercise !.he same in the event of any subsequent default In !.he event of defat
if payment is collected by an attorney at law, !.he undersigned hereby agrees to pay all costs of coUection including reasonable attorney's fe
AU parties of !.his Note hereby waive presentment for payment, demand, protest, notice of protest. and notice of dishonor.
In Witness Wherct>f, !.he Owner Corporation named below has caused !.his No1e to be executed in its named and under its corporate sea! I
illi duly aulhorized officers as !.he date shown above.
<:c<porateSeal:
(Namooeo-~1 MSAA HOUSING FOR INDEPENDENT
LIVING, I NC.,
Attast: By (Secrowy)
CATHERINE S/IMSONAVICIUS
~L._L..- .. .,__ ...
~_J., __ , ~-~
'"I:. ..c. • .:..._.._ c ... ~
--·-----.--------'------"==.;.;;;:..:;:;;.:;.._..;;;.;;....;.;.;;...;.:....;.;;;,.;_;,...;_;_;,;,_ ____
_
I hereby certify !.hat !.his is !.he Note described in and secured by a mongage (deed of trust) and usc agreement of even date herewilh ar.
in the same principal amount is herein stated on real estate in !.he County of ___
,.BU,._RL.,.,.I..,N"'G""T..,O"'N'-----------· Sta:
of ·::::~l"::
IE~W= .. ~·E~R~SE~:=:=:=:=:=:=:=:=:==...:.
· ~D~at~ed~Lhi~·~s.=:=~t::~:::_~da~y~o~f.==~~=zlc,.n~L~~:==::..~~
· q-
Notary' ?uta:-::
~
My commission expires:
-
oEVEAL Y A. NAHIL.L
/:'-x()
/l
I
' f'Y PUBLICOFNEWJERSEY
~
L(-
~t
" OVPIRES NCN 7,2001
Eii.dQi;~Ute
Reduction of PrincipaJ:
The faceamountoflhe wilhin Note is hereby reduced to !.he principal sum of __________________ _
Dollars (S
).
The Secretary of Housing and Urban Development
By (AuthoriZed Agent)
lorm HUD·93432.CA (419:
rei. Handbooks 4571.4 & 4571
Page: 1
Date/Time: 04/21/2015 10:29 AM
CTMUNITNEW (3/08)
Unit Address
Blk/Lot/
Qual/Unit
1340 Hornberger
Ave.
1340 Hornberger
Ave.
B: 122-; L: 2-03;
Q: ; Unit: 102
B: 122-; L: 2-03;
Q: ; Unit: 100
Building
Permit
Complete
Date
C.O.
Num/
Date
11/02/98
11/02/98
Initial
Sale
or
Retail Sale
% of
Afford-
ability
0%
0%
Municipal
Subsidy
$0.00
$0.00
Effect.
Date of
Afford-
ability
Controls
11/02/98
11/02/98
Length
of
Afford-
ability
Controls
40
40
Date
Afford-
ability
Controls
Removed
Completed/
Credit
worthy
$0.00
$0.00
1/1
1/1
Unit
Categories
Unit
Flags
Per-
Petual
Flag
N
N
Sale/
Transfer
Date
Council on Affordable Housing
Unit Information - New Construction
FLORENCE TWP,BURLINGTON
Project Name: Roebling Arms -- Project ID: 3320
Low Income
Efficiency
Accessible
Spec Needs
Units Non-Age
Rental
Rental
Low Income
Efficiency
Accessible
Spec Needs
Units Non-Age
Page: 2
Date/Time: 04/21/2015 10:29 AM
CTMUNITNEW (3/08)
Unit Address
Blk/Lot/
Qual/Unit
1340 Hornberger
Ave.
1340 Hornberger
Ave.
B: 122-; L: 2-03;
Q: ; Unit: 112
B: 122-; L: 2-03;
Q: ; Unit: 200
Building
Permit
Complete
Date
C.O.
Num/
Date
11/02/98
11/02/98
Initial
Sale
or
Retail Sale
% of
Afford-
ability
0%
0%
Municipal
Subsidy
$0.00
$0.00
Effect.
Date of
Afford-
ability
Controls
11/02/98
11/02/98
Length
of
Afford-
ability
Controls
40
40
Date
Afford-
ability
Controls
Removed
Completed/
Credit
worthy
$0.00
$0.00
1/1
1/1
Unit
Categories
Unit
Flags
Per-
Petual
Flag
N
N
Sale/
Transfer
Date
Council on Affordable Housing
Unit Information - New Construction
FLORENCE TWP,BURLINGTON
Project Name: Roebling Arms -- Project ID: 3320
Spec Needs
Units Non-Age
Low Income
Rental
Efficiency
Accessible
Rental
Spec Needs
Units Non-Age
Low Income
Efficiency
Accessible
Page: 3
Date/Time: 04/21/2015 10:29 AM
CTMUNITNEW (3/08)
Unit Address
Blk/Lot/
Qual/Unit
1340 Hornberger
Ave.
1340 Hornberger
Ave.
B: 122-; L: 2-03;
Q: ; Unit: 104
B: 122-; L: 2-03;
Q: ; Unit: 105
Building
Permit
Complete
Date
C.O.
Num/
Date
11/02/98
11/02/98
Initial
Sale
or
Retail Sale
% of
Afford-
ability
0%
0%
Municipal
Subsidy
$0.00
$0.00
Effect.
Date of
Afford-
ability
Controls
11/02/98
11/02/98
Length
of
Afford-
ability
Controls
40
40
Date
Afford-
ability
Controls
Removed
Completed/
Credit
worthy
$0.00
$0.00
1/1
1/1
Unit
Categories
Unit
Flags
Per-
Petual
Flag
N
N
Sale/
Transfer
Date
Council on Affordable Housing
Unit Information - New Construction
FLORENCE TWP,BURLINGTON
Project Name: Roebling Arms -- Project ID: 3320
Rental
Low Income
Spec Needs
Units Non-Age
Accessible
1 Bedroom
Low Income
Rental
Spec Needs
Units Non-Age
Accessible
1 Bedroom
Page: 4
Date/Time: 04/21/2015 10:29 AM
CTMUNITNEW (3/08)
Unit Address
Blk/Lot/
Qual/Unit
1340 Hornberger
Ave.
1340 Hornberger
Ave.
B: 122-; L: 2-03;
Q: ; Unit: 107
B: 122-; L: 2-03;
Q: ; Unit: 108
Building
Permit
Complete
Date
C.O.
Num/
Date
11/02/98
11/02/98
Initial
Sale
or
Retail Sale
% of
Afford-
ability
0%
0%
Municipal
Subsidy
$0.00
$0.00
Effect.
Date of
Afford-
ability
Controls
11/02/98
11/02/98
Length
of
Afford-
ability
Controls
40
40
Date
Afford-
ability
Controls
Removed
Completed/
Credit
worthy
$0.00
$0.00
1/1
1/1
Unit
Categories
Unit
Flags
Per-
Petual
Flag
N
N
Sale/
Transfer
Date
Council on Affordable Housing
Unit Information - New Construction
FLORENCE TWP,BURLINGTON
Project Name: Roebling Arms -- Project ID: 3320
Spec Needs
Units Non-Age
Rental
Low Income
Accessible
1 Bedroom
Low Income
Rental
Spec Needs
Units Non-Age
Accessible
1 Bedroom
Page: 5
Date/Time: 04/21/2015 10:29 AM
CTMUNITNEW (3/08)
Unit Address
Blk/Lot/
Qual/Unit
1340 Hornberger
Ave.
1340 Hornberger
Ave.
B: 122-; L: 2-03;
Q: ; Unit: 109
B: 122-; L: 2-03;
Q: ; Unit: 111
Building
Permit
Complete
Date
C.O.
Num/
Date
11/02/98
11/02/98
Initial
Sale
or
Retail Sale
% of
Afford-
ability
0%
0%
Municipal
Subsidy
$0.00
$0.00
Effect.
Date of
Afford-
ability
Controls
11/02/98
11/02/98
Length
of
Afford-
ability
Controls
40
40
Date
Afford-
ability
Controls
Removed
Completed/
Credit
worthy
$0.00
$0.00
1/1
1/1
Unit
Categories
Unit
Flags
Per-
Petual
Flag
N
N
Sale/
Transfer
Date
Council on Affordable Housing
Unit Information - New Construction
FLORENCE TWP,BURLINGTON
Project Name: Roebling Arms -- Project ID: 3320
Low Income
Rental
Spec Needs
Units Non-Age
Accessible
1 Bedroom
Low Income
Rental
Spec Needs
Units Non-Age
Accessible
1 Bedroom
Page: 6
Date/Time: 04/21/2015 10:29 AM
CTMUNITNEW (3/08)
Unit Address
Blk/Lot/
Qual/Unit
1340 Hornberger
Ave.
1340 Hornberger
Ave.
B: 122-; L: 2-03;
Q: ; Unit: 201
B: 122-; L: 2-03;
Q: ; Unit: 203
Building
Permit
Complete
Date
C.O.
Num/
Date
11/02/98
11/02/98
Initial
Sale
or
Retail Sale
% of
Afford-
ability
0%
0%
Municipal
Subsidy
$0.00
$0.00
Effect.
Date of
Afford-
ability
Controls
11/02/98
11/02/98
Length
of
Afford-
ability
Controls
40
40
Date
Afford-
ability
Controls
Removed
Completed/
Credit
worthy
$0.00
$0.00
1/1
1/1
Unit
Categories
Unit
Flags
Per-
Petual
Flag
N
N
Sale/
Transfer
Date
Council on Affordable Housing
Unit Information - New Construction
FLORENCE TWP,BURLINGTON
Project Name: Roebling Arms -- Project ID: 3320
Low Income
Rental
Spec Needs
Units Non-Age
Accessible
1 Bedroom
Low Income
Rental
Spec Needs
Units Non-Age
Accessible
1 Bedroom
Page: 7
Date/Time: 04/21/2015 10:29 AM
CTMUNITNEW (3/08)
Unit Address
Blk/Lot/
Qual/Unit
1340 Hornberger
Ave.
1340 Hornberger
Ave.
B: 122-; L: 2-03;
Q: ; Unit: 204
B: 122-; L: 2-03;
Q: ; Unit: 205
Building
Permit
Complete
Date
C.O.
Num/
Date
11/02/98
11/02/98
Initial
Sale
or
Retail Sale
% of
Afford-
ability
0%
0%
Municipal
Subsidy
$0.00
$0.00
Effect.
Date of
Afford-
ability
Controls
11/02/98
11/02/98
Length
of
Afford-
ability
Controls
40
40
Date
Afford-
ability
Controls
Removed
Completed/
Credit
worthy
$0.00
$0.00
1/1
1/1
Unit
Categories
Unit
Flags
Per-
Petual
Flag
N
N
Sale/
Transfer
Date
Council on Affordable Housing
Unit Information - New Construction
FLORENCE TWP,BURLINGTON
Project Name: Roebling Arms -- Project ID: 3320
Low Income
Rental
Spec Needs
Units Non-Age
Accessible
1 Bedroom
Spec Needs
Units Non-Age
Low Income
Rental
Accessible
1 Bedroom
Page: 8
Date/Time: 04/21/2015 10:29 AM
CTMUNITNEW (3/08)
Unit Address
Blk/Lot/
Qual/Unit
1340 Hornberger
Ave.
1340 Hornberger
Ave.
B: 122-; L: 2-03;
Q: ; Unit: 207
B: 122-; L: 2-03;
Q: ; Unit: 208
Building
Permit
Complete
Date
C.O.
Num/
Date
11/02/98
11/02/98
Initial
Sale
or
Retail Sale
% of
Afford-
ability
0%
0%
Municipal
Subsidy
$0.00
$0.00
Effect.
Date of
Afford-
ability
Controls
11/02/98
11/02/98
Length
of
Afford-
ability
Controls
40
40
Date
Afford-
ability
Controls
Removed
Completed/
Credit
worthy
$0.00
$0.00
1/1
1/1
Unit
Categories
Unit
Flags
Per-
Petual
Flag
N
N
Sale/
Transfer
Date
Council on Affordable Housing
Unit Information - New Construction
FLORENCE TWP,BURLINGTON
Project Name: Roebling Arms -- Project ID: 3320
Low Income
Rental
Spec Needs
Units Non-Age
Accessible
1 Bedroom
Low Income
Rental
Spec Needs
Units Non-Age
Accessible
1 Bedroom
Page: 9
Date/Time: 04/21/2015 10:29 AM
CTMUNITNEW (3/08)
Unit Address
Blk/Lot/
Qual/Unit
1340 Hornberger
Ave.
1340 Hornberger
Ave.
B: 122-; L: 2-03;
Q: ; Unit: 209
B: 122-; L: 2-03;
Q: ; Unit: 211
Building
Permit
Complete
Date
C.O.
Num/
Date
11/02/98
11/02/98
Initial
Sale
or
Retail Sale
% of
Afford-
ability
0%
0%
Municipal
Subsidy
$0.00
$0.00
Effect.
Date of
Afford-
ability
Controls
11/02/98
11/02/98
Length
of
Afford-
ability
Controls
40
40
Date
Afford-
ability
Controls
Removed
Completed/
Credit
worthy
$0.00
$0.00
1/1
1/1
Unit
Categories
Unit
Flags
Per-
Petual
Flag
N
N
Sale/
Transfer
Date
Council on Affordable Housing
Unit Information - New Construction
FLORENCE TWP,BURLINGTON
Project Name: Roebling Arms -- Project ID: 3320
Low Income
Rental
Spec Needs
Units Non-Age
Accessible
1 Bedroom
Low Income
Rental
Spec Needs
Units Non-Age
Accessible
1 Bedroom
Page: 10
Date/Time: 04/21/2015 10:29 AM
CTMUNITNEW (3/08)
Unit Address
Blk/Lot/
Qual/Unit
1340 Hornberger
Ave.
1340 Hornberger
Ave.
B: 122-; L: 2-03;
Q: ; Unit: 202
B: 122-; L: 2-03;
Q: ; Unit: 210
Building
Permit
Complete
Date
C.O.
Num/
Date
11/02/98
11/02/98
Initial
Sale
or
Retail Sale
% of
Afford-
ability
0%
0%
Municipal
Subsidy
$0.00
$0.00
Effect.
Date of
Afford-
ability
Controls
11/02/98
11/02/98
Length
of
Afford-
ability
Controls
40
40
Date
Afford-
ability
Controls
Removed
Completed/
Credit
worthy
$0.00
$0.00
1/1
1/1
Unit
Categories
Unit
Flags
Per-
Petual
Flag
N
N
Sale/
Transfer
Date
Council on Affordable Housing
Unit Information - New Construction
FLORENCE TWP,BURLINGTON
Project Name: Roebling Arms -- Project ID: 3320
Low Income
Rental
Spec Needs
Units Non-Age
Efficiency
Accessible
Low Income
Rental
Spec Needs
Units Non-Age
Efficiency
Accessible
Page: 11
Date/Time: 04/21/2015 10:29 AM
CTMUNITNEW (3/08)
Unit Address
Blk/Lot/
Qual/Unit
1340 Hornberger
Ave.
1340 Hornberger
Ave.
B: 122-; L: 2-03;
Q: ; Unit: 212
B: 122-; L: 2-03;
Q: ; Unit: 101
Building
Permit
Complete
Date
C.O.
Num/
Date
11/02/98
11/02/98
Initial
Sale
or
Retail Sale
% of
Afford-
ability
0%
0%
Municipal
Subsidy
$0.00
$0.00
Effect.
Date of
Afford-
ability
Controls
11/02/98
11/02/98
Length
of
Afford-
ability
Controls
40
40
Date
Afford-
ability
Controls
Removed
Completed/
Credit
worthy
$0.00
$0.00
1/1
1/1
Unit
Categories
Unit
Flags
Per-
Petual
Flag
N
N
Sale/
Transfer
Date
Council on Affordable Housing
Unit Information - New Construction
FLORENCE TWP,BURLINGTON
Project Name: Roebling Arms -- Project ID: 3320
Low Income
Rental
Spec Needs
Units Non-Age
Efficiency
Accessible
Low Income
Rental
Spec Needs
Units Non-Age
Accessible
1 Bedroom
Page: 12
Date/Time: 04/21/2015 10:29 AM
CTMUNITNEW (3/08)
Unit Address
Blk/Lot/
Qual/Unit
1340 Hornberger
Ave.
1340 Hornberger
Ave.
B: 122-; L: 2-03;
Q: ; Unit: 103
B: 122-; L: 2-03;
Q: ; Unit: 110
Building
Permit
Complete
Date
C.O.
Num/
Date
11/02/98
11/02/98
Initial
Sale
or
Retail Sale
% of
Afford-
ability
0%
0%
Municipal
Subsidy
$0.00
$0.00
Effect.
Date of
Afford-
ability
Controls
11/02/98
11/02/98
Length
of
Afford-
ability
Controls
40
40
Date
Afford-
ability
Controls
Removed
Completed/
Credit
worthy
$0.00
$0.00
1/1
1/1
Unit
Categories
Unit
Flags
Per-
Petual
Flag
N
N
Sale/
Transfer
Date
Council on Affordable Housing
Unit Information - New Construction
FLORENCE TWP,BURLINGTON
Project Name: Roebling Arms -- Project ID: 3320
Low Income
Rental
Spec Needs
Units Non-Age
Accessible
1 Bedroom
Spec Needs
Units Non-Age
Rental
Low Income
Efficiency
Accessible
Page: 13
Date/Time: 04/21/2015 10:29 AM
CTMUNITNEW (3/08)
Unit Address
Blk/Lot/
Qual/Unit
Building
Permit
Complete
Date
C.O.
Num/
Date
Initial
Sale
or
Retail Sale
% of
Afford-
ability
Municipal
Subsidy
Effect.
Date of
Afford-
ability
Controls
Length
of
Afford-
ability
Controls
Date
Afford-
ability
Controls
Removed
Completed/
Credit
worthy
Unit
Categories
Unit
Flags
Per-
Petual
Flag
Sale/
Transfer
Date
24
0%
$0.00
24
Total
Units
Total Avg %
Afford-
ability
Total
Municipal
Subsidy
Total
Completed/
Credit Worthy
24
/
Council on Affordable Housing
Unit Information - New Construction
FLORENCE TWP,BURLINGTON
Project Name: Roebling Arms -- Project ID: 3320
EXHIBIT M
Prior Round: Roebling Inn Documentation
EXHIBIT N
Prior Round: Transitional Housing Documentation
717 West 2nd Street
140 Alden Avenue
·'
SUBORDIN
1N AND POSTPONEMENT OF MOJ
\.GE
THIS POSTPONEMENT,is made on the 19thday of December 2005
BETWEEN the Mortgage Holder, the State of New Jersey, Department of Community Affairs,
EMERGENCY SHELTER SUPPORT PROGRAM (hereinafter referred to as the "Lender"), having its
principal office at 101 South Broad Street, Trenton, New Jersey 08625-0806.
AND the New Lender, The Community Preservation Corporation having its principal office
located at 75 Montgomery Street, 5th floor, Jersey City, New Jersey.
Present Mortgage. Lender is the holder of a Mortgage referred to as the "Present Mortgage." The
Present Mortgage is dated May 17, 1999 and was made liy The Salt and Light Company, Inc., a New Jersey
Corporation, to the State of New Jersey, Department of Community Affairs, Emergency Shelter Support
Program. The Present Mortgage was recorded on June l 5
1h 1999, in the Burlington County Recorder of
D,eeds Office in Mortgage Book 7572, at Page 860. The Lender also holds a Mortgage Note that is secured
by the Present Mortgage . The Present Mortgage covers property located at .!,.!lidge View, Willingboro; !1Q
Alden Avenue, Roehling; 275 Green Street, Unit 4J-5 (Arbor Green Condominiums, Edgewater I,>ark; ID
Borden Street, Bordentowri;"717 W. Second Street, Florence and 222..Rigg Road, Burlington, Burlington
County, New Jersey, and mo~articularly described on Schedule A attached hereto (the 'Project"). The
original amount of the Mortgage Note, which was secured by the Present Mortgage, was ~O .
11 <"\O'o
~l-\\
rf}J
New Mortgage. The New Lender is about to make a First Mortgage on the Project in the sum of
(/)-b1
$1,3~0, which will be secured by a mortgage covering the Project, the same property as the Present
MOrtgage, referred to as the "New Mortgage."
Postponement. The Present Mortgage and all amendments thereto, whenever made, will be subject,
subordinate and inferior in priority to the New Mortgage and all amendments thereto, whenever made. This
includes all renewals and extensions of the New Mortgage. The Lender has received good and valuable
consideration for making this Postponement, and the Lender desires to grant this Postponement to induce the
New Lender to make the loan secured by the New Mortgage.
Continuing Effect. This Postponement changes only the priority of the Present Mortgage. The
Present Mortgage remains in effect in all other respects.
Who is Bound. This Postponement is binding upon the Lender and all who succeed to the Lender's
rights as holder of the Present Mortgage.
Signatures. The Lender agrees to this Postponement. This Postponement has been duly executed
by the Lender on the date first above written.
In the presence of:
State of New Jersey Department of Community Affairs
Emergency Shelter Support Program
.,
By:
Na
Administrator
Hereunto Duly Authorized
STATE OF NEW JERSEY, COUNTY OF MERCER: SS
BE IT REMEMBERED, that on this 19th day of December 2005, before me, the .subscriber, a
Administrator of the State of New Jersey, personally appeared Richard A. MoDtemore, who; being duly
sworn on his oath, acknowledges and makes proof to my satisfaction, that he/she is the Administrator in the
State of New Jersey, Department of Community Affairs, Division of Housing Production, the Lender named
in the within Instrument, that the execution as well as the making of this Instrument has been duly authorized
by said Lender as for the voluntary act and deed of the said Lender, in the presence of deponent, who
thereupon subscribed his name thereto.
)VM. _ M~
Notary Public of New Jersey
RECORD AND ~'f\:f.Xp lres 10/20/2010
Department of Community Affairs
Division of Housing Production
Emergency Shelter Support Program
101 South Broad Street, 5th floor - POB 806
Trenton, New Jersey 08625-0806
~* (i) The term of 1:hP mortgage is for 10 years.
'(2) The outstandin6 amount will not be amortized, nor will a ~onthly
payment against the r1rinciple balance be required.
(3) The outstanding balance will be due and payable to the department
upon the sale of the property, or upon the cessation of the use of the
property as a transi·tional housing facility.
(4) On the anni,·ersary date of the issuance of the certificate of
occupancy for the transitional housing facility, and on each successive
anniversary date £01~ ten years, 10% of the original principle w~ll be
forgiven by the Department upon submission to the Department of a cert-
ification by the Grantee that the property is being utilized as trans-
itional housing for homeless individuals.
The Department, as its dis-
cretion, may cause an inspection to be performed to confirm use of the
property.
(5) The Department agrees to subordinate the mortgage to a lending
institution that may provide permanent financing for this project.
(6) Mortgagee hereby agrees to release any of the premises upon
payment of the sum as indicated below or such other sum as would be in-
dicated by Paragraph 3 of the .note and mortgage.
RE: ·1·Ridge View, Willingboro, NJ
140 Alden Ave., Roehling, NJ
275 Gre~n
. Si., Unit 4J-5
Arbot
. ~ tein.Condominiums, Edgewater Park, NJ
327
: ~or~en St., Bordentown, NJ
$47,,555.00
$67,625.00
$31,805.00
$28;505.00
$67,355.00
$71,855.00
717 'W . . Second. St., Florence, NJ
929 Rigg Rd., Burlington, NJ
3. Rights Given to Lender.
I mortgage the Property to the Lender. This means that I give the Lender those rights
stated in this Mortgage and also those rights the law gives to Lenders who hold mortgages on real property. When I
pay all amounts due to the Lender under the Note and this Mortgage, the Lender's rights under this Mortgage ~'ill end.
The Lender will then cancel this Mortgage at my expense.
4. Promises.
I make the following promises to the Lender:
a. Note and Mortgage.
I will comply with all of the terms of the Nate and this Mortgage.
b. Payments.
I will make all payments required by the Note and this Mortgage.
c. Ownership.
I warrant title to the premises (N.J.S.A. 46:9-2). This means I own the Property and will
defend my ownership against all claims.
d. Liens and Taxes.
I will pay all liens, taxes, assessments and other government charges made against th<:'
Property when due. I will not claim any deduction from the ta.xable value of the Property because of this
Mortgage. I will not claim any credit against the Principal and interest payable under the Note and this
Mortgage for any taxes paid on the Property.
·
e. Insurance.
I must maintain extended coverage insurance on the Property. The Lender may also require
that I maintain flood insurance or other types of insurance. The insurance companies, policies, am(mnts, and
types of coverage must be acceptable to the Lender. I will notify the Lender in the event of any substantial
loss or damage. The Lender may then settle the claim on my behalf if I fail to do so. All payments from the
insurance company must be payable to the Lender under a "standard mortgage clause" in the insurance
policy. The Lender may use any proceeds to repair and restore the Property or to reduce the amount due
under the note and this Mortgage. This will not delay the due date for any payment under the Note and this
Mortgage.
f. Repairs.
I will keep the Property in good repair, neither damaging nor abandoning it. I will allow the
Lender to inspect the Property upon reasonable notice tO me.
204S - Note Mortg-age
Ind. or Corp. - Plain Language
Rev, 8/!l5 Print date !l/97
f18·1i 5 7 2 PG8 6.1.
•
Cl997 by ALL-S'rATE®f..,e.ga.l
A Division of ALL-~'1'ATE lnwrnational, Inc.
(908) 272-0800
Pag-e 2
EXHIBIT O
Third Round: 300-320 Alden Avenue Documentation
EXHIBIT P
Third Round: Duffy 100% Affordable Housing
Documentation
EXHIBIT Q
Third Round: Hornberger 100% Affordable Housing
Documentation
Dev/Timetable – As of 3/2/2018 4:30 PM
DEVELOPMENT TIMETABLE
Hornberger Avenue Site – Florence, NJ
April 2018
Township Selects MEND/Conifer to be Developer; and
Township signs Affordable Housing Agreement with MEND (the Affordable
Housing Agreement for the Duffy School could serve as a template); and
Developer completes hiring of Development Team
May 2018
Developer meets with appropriate Township officials (staff, Planning Board,
Professionals, Council members, etc. – as directed by Township) to
discuss any relevant conceptual Site Plan/Zoning/Building Plan matters
May 2018
Town Commits Municipal Housing Trust Funds to MEND/Project
December 2018
Developer submits Preliminary Site Plan Approval Application
May 2019
Town Council adopts Resolutions/Ordinances for:
(a) Project Need; (b) PILOT Agreement;
(c) Resolution confirming No Density Bonus; (d) Deed to MEND;
and any other needed approvals
May 2019
Developer obtains Preliminary Site Plan Approval
May 2019
Developer obtains various financing commitments other than HMFA
June 2019
Developer submits LIHTC Application to HMFA
August 2019
Developer obtains LIHTC Award from HMFA
October 2019
Developer obtains final Site Plan Approval
November 2019
Developer obtains all Building and other Permits
December 2019
Developer closes on all Financing, takes title to land and begins Construction
June 2020
Developer has construction 50% complete
September 2020
Developer begins marketing apartments
December 2020
Developer completes Construction
December 2020
First Residents Move-in
April 2021
Rent-up completed; full-occupancy
Hornberger Site proforma to be provided at a later date
EXHIBIT R
Third Round: Albax/McHugh Court Inclusionary Housing
Documentation
EXHIBIT S
Third Round: Sassman Inclusionary Housing
Documentation
EXHIBIT T
Third Round: Legacy Inclusionary Housing Documentation
EXHIBIT U
Sewer/Water Availability Letter
EXHIBIT V
Weiss Affordable Housing Agreement and
Redevelopment Plan
-
-i-
TABLE OF CONTENTS
Page
I.
Introduction and Purpose of Study
1
II.
Definitions
3
III.
Contents of a Redevelopment Plan
4
A. Relationship to Local Objectives
4
B. Proposed Land Uses and Building Requirements
6
1.
Permitted Principal Uses
6
2.
Permitted Accessory Uses and Structures
6
3.
Project Phasing
8
4.
Zoning/Bulk Standards
8
5.
General Requirements
11
6.
Signs
11
7.
Miscellaneous Redevelopment Plan Requirements
13
C. Provisions for Relocation
14
D. Identification of Property to be Acquired
14
E. Tax Exemption
15
F. Infrastructure
15
G. Relationship to Other Plans
15
1. Master Plan of Contiguous Communities
15
2. Burlington County Plan
15
3. State Development and Redevelopment Plan
16
4. Relationship to Municipal Land Use Law
16
IV.
Affordable Housing Provisions
17
APPENDICES
Appendix A
Florence Township Council Resolution NO. 2013-112
Appendix B
Florence Township Planning Board Resolution NO. P. B. 2013-12
Appendix C
Florence Township Council Resolution NO. 2013-147
Appendix D
NJDCA Approval of Township Determination That The Properties Are Designated As An
Area in Need of Redevelopment
Appendix E
Florence Township Council Resolution NO. 2017-231
Appendix F
Weiss Properties Concept Plan
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-1-
I.
Introduction and Purpose of Study
This Redevelopment Plan is prepared for Block 160.01, Lots 4, 11.01, 11.02, 24 and a
parcel located adjacent to Block 160.01, Lot 4 which is currently owned by the New Jersey
Turnpike Authority, located on U.S. Route 130 northbound and Cedar Lane, also known as
County Route 650 (the "Properties") in Florence Township, New Jersey. The boundaries of the
Properties are shown on Figure 1. Tax Map Location, Figure 2. Zoning Location Map, and
Figure 3. Aerial Photograph. The Properties contain approximately 17.33 acres in total and are
situated in the HC- Highway Commercial Zoning District. Properties to the west are situated in
the HC-Highway Commercial District as are properties to the east and north. The RA-Low
Density Residential Zoning District is located to the south and southwest and the AGR-
Agriculture Zone is situated to the southeast of the Properties. The Properties are surrounded by
Wawa and farmlands to the east across County Route 650, Cedar Lane, Land O' Lakes, Inc.,
Harkins Plaza (containing Dunkin Donuts, Pourhouse Restaurant and Gray's Liquors as primary
tenants) and Hapco Petro and Convenience Store to the north, U-Haul Moving and Storage to the
west and Tall Pines residential development to the south. The Properties currently contain
farmlands, Clyde Boiston Storage Sheds and a Single Family Residence.
Following is a list of Properties included in this Redevelopment Plan with Property
Address, Block and Lot, Property Size, and Current Use.
WEISS PROPERTIES REDEVELOPMENT PLAN
ROUTE 130 AND CEDAR LANE (COUNTY ROUTE 650)
Property
Address
Block/Lot
Property
Size
Current Use
US 130 and Cedar
Lane
160.01/4
4.77 Acres
Property Class-Qualified Farmland
2054 US 130
160.01/11.01
and 24
Lot 11.01=8.28 Acres,
Lot 24=3.61 Acres
Property Class-4A, Commercial, Clyde
Boiston Storage Sheds
2056 US 130
160.01/11.02
100' X 290'
Property Class-2, Residential
Block 160.01, Lots 11.01, and 11.02 contain frontage on US Route 130 and Block
160.01, Lot 24 contains frontage on County Route 650. Block 160.01, Lot 4 is a corner lot
containing frontage on both U.S. Route 130 and County Route 650.
An application was submitted to the Florence Township Planning Board in 2008 for a
107,000 square foot shopping center on Block 160.01, Lots 4, 11.01, 11.02 and 24. The
shopping center included a 70,000 square foot grocery store, three smaller flanking buildings,
and four pad sites: a McDonald's restaurant, a bank, a 4,000 square foot "theme" restaurant and a
two-story 7,000 square foot office building. Resolution 2008-32, decided October 20, 2008 and
memorialized November 17, 2008 granted certain submission waivers, found the application
sufficiently complete to be heard and continued the public hearing on the application to the
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Board’s November 17, 2008 meeting. The application was re-opened on November 17, 2008
and after considerable testimony and discussion, the Board determined that additional
information should be submitted and that the public hearing should be continued to December 1,
2008. This decision was decided on November 17, 2008 and was memorialized in Resolution
P.B.-2008-34 on December 15, 2008. The Board continued the public hearing on the application
to the December 15, 2008 meeting, however, by letter of counsel dated December 12, 2008, the
applicant requested that the public hearing on the application be continued to the January 29,
2009 regular board meeting and consented to waive running of the time for decision by the
Board. On January 29, 2009, Preliminary Major Site Plan approval with bulk variances and
design waivers were approved. The Board's approval was memorialized on February 23, 2009
by Resolution 2009-12.
On May 15, 2013, Florence Township Council adopted Resolution NO. 2013-112
(Appendix A) authorizing the Planning Board to conduct a Preliminary Investigation for the
Determination of An Area in Need of Redevelopment for the U. S. Route 130 Corridor and
Vicinity in compliance with the Local Redevelopment and Housing Law (N.J.S.A. 40A:12A-1).
On June 24, 2013 the Planning Board held a Public Hearing on the Preliminary
Investigation and adopted Resolution NO. P.B 2013-12 (Appendix B), designating certain lands
described by blocks and lots in the Resolution, as “An Area in Need of Redevelopment.”
Florence Township Council subsequently adopted Resolution NO. 2013-147 (Appendix
C), on July 10, 2013, accepting the Planning Board’s recommendation and designating certain
parcels along and adjacent areas including the Properties as an “Area in Need of
Redevelopment.”
On July 11, 2013, the Township sent the Preliminary Investigation and Resolution NO.
2013-147 to the New Jersey Department of Community Affairs (NJ DCA) for their approval of
the Area in Need of Redevelopment Designation. NJ DCA sent a letter to the Township dated
August 23, 2013 indicating that, “In accordance with NJSA 40A:12A-6, the municipality’s
approval took effect upon transmittal to the Department of Community Affairs and no further
action is necessary from the department to effectuate your designation.” The Properties, which
are the subject of this Redevelopment Plan, were included in the designated “Area in Need of
Redevelopment” (Appendix D).
On December 6, 2017, Florence Township Council adopted Resolution NO. 2017-231
(Appendix E), directing the Planning Board to prepare this Redevelopment Plan for Block
160.01, Lots 4, 11.01, 11.02 and 24.
This Redevelopment Plan is prepared to guide the redevelopment of the Properties in
accordance with Section 40A: 12A-7 of the Local Redevelopment and Housing Law (LRHL)
that provides that, "No redevelopment project shall be undertaken or carried out except in
accordance with a redevelopment plan adopted by ordinance of the municipal governing body,
upon its finding that the specifically delineated project area is located in an area in need of
redevelopment or in an area in need of rehabilitation, or in both," according to criteria set forth in
section 5 or section 14 of P.L. 1992, c.79 (C.40: 12A-5 or 40A: 12-14), as appropriate.
-3-
This Redevelopment Plan proposes a 100+ guest room Hotel, commercial uses including
but not limited to restaurant(s) with outdoor seating, and a 240 multi-family residential
development with clubhouse, pool and other amenities identified in the Accessory Use section of
this Redevelopment Plan. The Hotel and restaurant uses are intended to be served by a liquor
license.
II.
Definitions
The following definitions, which are set forth in N.J.S.A., 40A:l2A-3 of the RHL,
are pertinent to this Redevelopment Plan:
"Redevelopment - means clearance, re-planning, development and redevelopment; the
conservation and rehabilitation of any structure or improvement, the construction and
provision for construction of residential, commercial, industrial, public or other structures
and the grant or dedication of spaces as may be appropriate or necessary in the interest of
the general welfare for streets, parks, playgrounds, or other public purposes, including
recreational and other facilities incidental or appurtenant thereto, in accordance with a
redevelopment plan.
Redevelopment area or area in need of redevelopment - means an area determined to be
in need of redevelopment pursuant to sections 5 and 6 of P.L1992, c.79 (C.40A:l2A-5
and 40A:l2A-6)... a redevelopment area may include lands, buildings, or improvements
which of themselves are not detrimental to the public health, safety or welfare, but the
inclusion of which is found necessary, with or without change in their condition, for the
effective redevelopment of the area of which they are a part.
Redevelopment Plan - means a plan adopted by the governing body of a municipality for
the redevelopment or rehabilitation of all or any part of a redevelopment area, or an area
in need of rehabilitation, which plan shall be sufficiently complete to indicate its
relationship to definite municipal objectives as to appropriate land uses, public
transportation and utilities, recreational and municipal facilities, and other public
improvements, and to indicate proposed land uses and building requirements in the
redevelopment area or area in need of rehabilitation, or both.
Redevelopment Project - means any work or undertaking pursuant to a redevelopment
plan; such undertaking may include any buildings, land, including demolition, clearance
or removal of buildings from land, equipment, facilities, or other real or personal
properties which are necessary, convenient, or desirable appurtenances, such as but not
limited to streets, sewers, utilities, parks, site preparation, landscaping and administrative,
community, health, recreational, educational, welfare facilities.
Rehabilitation - means an undertaking, by means of extensive repair, reconstruction or
renovation of existing structures, with or without the introduction of new construction or
the enlargement of existing structures, in any area that has been determined to be in need
of rehabilitation or redevelopment, to eliminate substandard structural or housing
conditions and arrest the deterioration of that area."
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III.
Contents of a Redevelopment Plan
A Redevelopment Plan shall include an outline for the planning, development,
redevelopment, or rehabilitation of the project area sufficient to indicate the following, in
accordance with 40A: 12A-7.
A.
Its relationship to definite local objectives as to appropriate land uses,
density of population, and improved traffic and transportation, public
utilities, recreational and community facilities and other public
improvements.
B.
Proposed land uses and building requirements in the project area.
C.
Adequate provision for the temporary and permanent relocation, as
necessary, of residents in the project area, including an estimate of the
extent to which decent, safe and sanitary dwelling units affordable to
displaced residents will be available to them in the existing local housing
market.
D.
An identification of any property within the redevelopment area which is
proposed to be acquired in accordance with the redevelopment plan.
E.
Any significant relationship of the redevelopment plan to (a) the master
plans of contiguous municipalities, (b) the master plan of the county in
which the municipality is located, and (c) the State Development and
Redevelopment Plan adopted pursuant to the “State Planning Act,” P.L.
1985, c.398 (C.52:18A-196 et al).
The Redevelopment Plan shall also describe its relationship to pertinent municipal
development regulations as defined in the Municipal Land Use Law," P.L. 1975, c.291
(C.40:55D-l et seq.)
The following sections of this report address the statutory requirements of a
Redevelopment Plan.
A. Relationship to Local Objectives
The most recent Reexamination Report of the Master Plan is dated August 20,
2007 (Adopted June 18, 2008). The Reexamination Report references the 1999 Master
Plan Reexamination and the need for increased commercial/industrial development. The
imbalance of increasing predominantly single family residential development without a
corresponding increase in commercial/industrial development was identified in 2007 as a
continued strain on the tax base to provide municipal and safety services, education, and
recreation to residents. Innovative solutions to develop or redevelop portions of the
Township that were suitable for commercial development continued to be a high policy
priority.
-5-
An important objective in the Master Plan Reexamination was to restore a balance
in land uses by promoting commercial development in the Township. Commercial
development was to be promoted in appropriate areas of the Township through zoning
and by upgrading municipal services. An increase in commercial development, including
warehouse and distribution uses along the Route 130 corridor occurred in response to the
opening of the Pennsylvania Extension of the New Jersey Turnpike. The Southern New
Jersey Light Rail Transit System's station in the Haines Center was projected to provide
new opportunities for economic development and mixed use residential and commercial
uses. The Reexamination Report also recognized the ambitious and costly program
undertaken by the Township to meet its constitutional fair share obligation for affordable
housing.
At the time of the Master Plan Reexamination, Court Ordered Revisions to the
Council on Affordable Housing's Third Round Rules were a concern because challenges
and invalidation of some of the rules caused Statewide uncertainty about a municipality's
obligation. Because the level of the affordable housing obligation could be subject to
further revision, any in-lieu contributions approved by the Township and submitted by an
applicant were placed in a separate affordable housing trust account and would not be
expended until COAH approved the Township's third round spending plan.
Consistent with the New Jersey Supreme Court decision, In re Adoption of
N.J.A.C. 5:96 & 5:97 by N.J. Council of Affordable Housing, 221 N.J. 1, (2015), Florence
Township filed a declaratory judgment action which indicated that they complied with the
Fair Housing Act (the Act) and the Council on Affordable Housing (COAH) requirements
as articulated by the Mount Laurel Doctrine, sought a determination of its Third Round
affordable housing obligation and ultimately, relief pursuant to a Judgment of Compliance
and Repose for Third Round obligations imposed under the Act. Through mediation with
the Fair Share Housing Center, the Township reached an agreement concerning its Third
Round Affordable Housing (1999-2025) which was memorialized in a settlement
agreement between the Township and the Fair Share Housing Center dated November 10,
2016 and an amended Settlement Agreement with the Fair Share Housing Center that was
approved by Township Council Resolution 2017-220 on November 8, 2017. Pursuant to
the Court’s Case Management Order filed on September 14, 2017, a preliminary
compliance determination and fairness hearing on the amended settlement agreement and
Agreement with Florence Associates, LLC is scheduled for December 21, 2017, with a
final compliance hearing anticipated to occur on May 23, 2018.
The site is located within a Redevelopment Area in the HC-Highway Commercial
District. The purpose of the Highway Commercial District is to provide commercial uses
along major highways which provide services to the general public and which have a
service radius generally wider than the immediate neighborhood. The provisions are
designed to curtail the further evolution of strip commercial patterns while permitting
controlled commercial growth.
This Redevelopment Plan allows for permitted or conditionally permitted uses in
the HC-Highway District such as a restaurant and hotel. The Redevelopment Plan also
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permits multi-family rental units or apartments with a 15% required set-aside for low and
moderate income units to assist the Township in reaching its affordable housing
obligation.
A Conceptual Site Plan available at this time is included in Appendix F. The
Concept Plan may change as site planning evolves and the Preliminary and Final Site
Plans are developed. The development will, however, be bound by regulations contained
in this document unless an amendment to the Redevelopment Plan is required.
Although the Multi-Family portion of this Redevelopment Plan does not meet the
zoning requirements of the HC zoning district in which it is situated, it does meet an
equal or greater need to assist in meeting the Township's affordable housing obligation
and is otherwise an appropriate use for this location.
In addition, the Multi-Family portion of this Redevelopment Plan is consistent
with the Township’s Housing Element and Fair Share Plan and is an integral part of the
amended settlement agreement that is negotiated between the Township and the Fair
Share Housing Center in connection with the Township’s Mount Laurel declaratory
judgment action.
It is also important to note that the 2007 Master Plan Reexamination Report is
close to 10 years old and that the Township has significantly benefited from the
"innovative solutions to develop or redevelop portions of the Township suitable for
commercial development." In the past five years, at least, there have been numerous
large scale commercial/warehouse/office developments that have restored a balance to
land uses, kept property tax increases low, and provided countless job opportunities.
Thus, the commercial aspects of the Redevelopment Plan are consistent with the Master
Plan and Zoning Ordinance.
B.
Proposed Land Uses and Building Requirements
1. Permitted Principal Uses
This Redevelopment Plan permits the following uses:
Residential Uses - Multi-Family Residential Units with a 15% Set Aside for
Affordable Units
Hotel with 100+ Guest Rooms
Restaurant Site With or Without an Accessory Retail Component
Stand-Alone Retail Component
2. Permitted Accessory Uses and Structures
Permitted accessory uses include the following:
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Model Unit(s) and On-Site Management and Rental/Leasing Office(s) for the
Multi-Family Units.
Clubhouse with Recreation Areas Such as a Pool, Pool House, Outdoor BBQ's
with Dining Area and Fire Pit. The Clubhouse may include facilities such as a
gym, meeting room, kitchenette, management office, rest rooms, and television
room.
Outdoor Recreation Areas Including Tot Lot(s), Playground(s), Walking Paths
and Parks, Gazebos, Pergolas, Water Fountains and Other Landscaping Features.
Dog Park, Pet Waste Disposal Station, Pet Fountain and Hose Station.
Maintenance Building with the Upper Floor for the Site Superintendent's
Residence.
Accessory Shed to Maintenance Building.
Trash Compactor/Recycling Center Facilities.
Temporary Signage Advertising the Name of the Development Under
Construction and Rental/Leasing Signage Advertising Rental Information.
Movable “A” signs.
Site Signage Including Directional Signage, Facade Signs, Monument Signs and
Pylon Sign(s) for the Commercial Uses.
Temporary accessory "Feather," "Flutter Flags," and "Blade Banners" are
conditionally permitted. Feathers, Flutter Flags and Banner Banners are permitted
to be a maximum of 8 feet in height, spaced no less than 250' apart, advertising
that the development is now renting. Signs shall not interfere with the sight
triangle, shall be approved by the Planning Board, and shall be maintained in
good condition and shall be replaced when deteriorated as determined by the
Construction Official, and shall be removed once 90% of the available units have
been built and initially occupied.
Flag Poles.
Off-Street Parking.
Temporary construction and marketing trailers and four signs for each of the
multi-family and hotel portions of the project, not exceeding 50 square feet each,
advertising the prime contractor, subcontractor(s), architect, financial institution
and similar data for the period of construction, beginning with the issuance of a
building permit and concluding with the issuance of the final certificate of
occupancy for the property, provided that said trailer(s) and sign are on the site
where the construction is taking place and that they are shown on the Site Plan
and approved by the Board.
Fences, Walls and Retaining Walls. An 8' fence is permitted on the western
property line and a fence up to 10' in height is permitted around the trash
compactor and recycling center.
Patios and Decks.
Bike Racks.
Solar panels only to service the facilities on the site containing principal buildings
in accordance with Ordinance No. 2013-14.
Other Accessory Uses Customarily Incidental To Multi-Family Residential Units.
Stormwater Management Facilities.
-8-
3. Project Phasing
The Project will proceed with site clearing and grading. Stormwater management basins
will be constructed first. There are 10 residential buildings on the site comprised of
approximately 24 to 28 units each. The redeveloper agrees that construction of the hotel
structure must be started and underway before the Township issues any permits for the
residential buildings 6 through 10 on the site. This condition does not apply to any other
structures on the property. It is anticipated that the site will be built in construction phases
for financing. The full Phasing Plan has not been finalized.
4. Zoning/Bulk Standards
This Redevelopment Plan refines and supersedes the zoning of the prevailing HC
Highway Commercial zoning district and the Township of Florence zoning map shall be
amended to reflect same. Bulk standards are intended to apply to the overall development
so that the site functions as one consolidated lot. The Bulk Standards are not applicable to
subdivisions intended or necessary for bonding or financing purposes. Such financing
subdivisions will require cross easements so that the overall site functions as if it were
one development. Applicable standards are as set forth below for the Commercial
portions of the Redevelopment Area and the Multi-Family portions of the Redevelopment
Area:
-9-
Commercial Portions of The Redevelopment Area
Standard
Permitted
Principal Structures-Commercial Area
Minimum Lot Area
3 Acres
Minimum Lot Width along Route 130
525 feet
Minimum Lot Depth along Route 130
200 feet
Minimum Lot Frontage
525 feet
Minimum Front Yard 1
50 feet 1
Minimum Building Setbacks:
Front Setback (From Curb)
6 Feet
Between Buildings
21 Feet
Maximum Building Height
Hotel-4 Stories, not to exceed 65 feet.
Other Commercial, not to exceed height of Hotel.
Minimum Landscaped Area
20 feet along Route 130, 15 feet along Cedar
Lane. Landscaped stormwater management
facilities are permitted within the Landscaped
Area.
Accessory Structures-Commercial Area
Minimum to Front Line:
50 feet
Minimum To Side Line:
20 feet
Minimum To Rear Line:
6 feet
Minimum To Other Building:
N/A
Maximum Building Height:
Less than the height of the principal structure.
Building and Paving Coverage-Commercial Area
Maximum Building Coverage:
65%
Maximum Impervious Coverage:
85% (Includes all structures, drives, walks and
parking areas)
Parking Requirement:
A minimum of 0.90 spaces per hotel room.
A minimum of 1 space per 300 square feet gross
building area for retail uses.
A minimum of 1 space per 3.5 seats for the
restaurant.
Note: Shared parking may be utilized if the
consolidated lot accommodates the total parking
need.
Parking Space Dimensions:
Off-Street Spaces
9 Feet x 18 Feet Minimum
Basin Setback to Property Line
0 feet. Basins are permitted in the buffer area.
Buffer to Residential Uses
20 feet to be landscaped or existing vegetated area
unless combined with travel, parking areas.
1 Prior to any governmental taking.
-10-
Multi-Family Residential Portions of the Redevelopment Area
Standard
Permitted
Principal Structures-Multi-Family Residential Area
Minimum Lot Area
12 Acres
Minimum Lot Width along Route 130
175 feet
Minimum Lot Depth along Route 130
200feet
Minimum Lot Frontage
175 feet
Minimum Front Yard 1
50 feet 1
Minimum Building Setbacks:
Front Setback (From Curb)
10 Feet
Front to Front Setback
40 Feet
Back to Back Setback
25 Feet
Between Buildings
21 Feet
Maximum Gross Density:
20 Dwelling Units per Acre
Maximum Building Height
Multi-Family Units-3 Stories, not to exceed 60
feet. Clubhouse-1 story w/ vaulted ceiling not to
exceed 60 feet.
Minimum Landscaped Buffer
25 Feet adjacent to residential district. Stormwater
management facilities are permitted within the
buffer area.
Accessory Structures- Multi-Family Residential Area
Minimum to Front Line:
50 feet
Minimum To Side Line:
50 feet
Minimum To Rear Line:
50 feet
Minimum To Other Building:
21 feet
Maximum Building Height:
Less than the height of the principal structure.
Building and Paving Coverage Multi-Family Residential Area -
Maximum Building Coverage:
40%
Maximum Impervious Coverage:
75% (Includes all structures, drives, walks and
parking areas)
Parking Requirement:
A minimum of 1.84 spaces per residential unit.
Parking Space Dimensions:
Off-Street Spaces
9 Feet x 18 Feet Minimum
Parking Setback Line
Minimum To Residential Uses along
Side Yard
25 feet
Minimum to Residential Uses along
Rear Yard
25feet
Minimum To Non-Residential Uses
along Side Yard
5 feet
Basin Setback to Property Line
20 feet. Stormwater management facilities are
permitted within the buffer area.
Buffer to Residential Uses
25 feet to be landscaped or existing vegetated
area. Stormwater management facilities are
permitted within the buffer area.
1 Prior to any governmental taking.
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5. General Requirements
a.
Landscape areas from parking lots and drive aisles to adjacent US Route
130 and Cedar Lane shall be provided. The landscape area shall be
maintained by new landscape material and/or berming. Perpendicular
access driveways, parking, drainage structures, signs, utilities and other
similar structures are permitted within the setback area.
b.
All buildings shall be compatibly designed, whether constructed all at one
time or in stages over a period of time. All building walls facing any street
shall be suitably finished for aesthetic purposes.
c.
All portions of the property disturbed in preparation for development that
are not utilized by buildings or paved surfaces shall be landscaped, utilizing
combinations such as landscaped fencing, shrubbery, lawn area, ground
cover, rock formations, contours, existing foliage and planting of conifers
and/or deciduous trees native to the area in order to either maintain or
reestablish the tone of the vegetation in the area. The established grades on
the site shall be planned for both aesthetic and drainage purposes. The
grading plan, drainage facilities and landscaping shall be coordinated to
prevent erosion and silting, as well as assuring that the capacity of any
natural or man-made drainage system is sufficient to handle the water
generated and anticipated, both from the site and contributing upstream
areas.
d.
The Planning Board may, at the time of site plan and/or subdivision review,
and without formal amendment to this Redevelopment Plan, approve
departures from Subparagraphs 3 through 7 of this Section B, "Proposed
Land Uses and Building Requirements", provided that such departures are,
in the opinion of the Planning Board, properly justified and consistent with
the intent of this Plan. Justification for such relief shall generally conform
with the requirements for “c” variances, waivers, or design exceptions, as
applicable, under Township Ordinances and the Municipal Land Use Law.
In reviewing such requests, the Planning Board shall seek to further the
overall intent and purpose of this Redevelopment Plan.
6. Signs
The provisions of Article XIX, Signs and §91-248 are supplemented and modified
as follows:
a.
Monument Signs. 3 monument signs shall be permitted on Route 130 as
follows: 1 Residential sign, 1 Commercial sign and 1 hotel sign. 1
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monument sign is permitted on Cedar Lane. Monument signs shall be
permitted in accordance with the following:
(1) Site plan review. Site plan review shall be required for all monument
signs.
(2) Double-sided monument signs shall be measured on one side, provided
that the message on both sides is identical and only one side is visible at
one time.
(3) Setback. Setback shall be a minimum of 1 foot from the existing or
proposed right-of-way line of US Route 130 or Cedar Lane, whichever
is greater and not within any sight triangle.
(4) Size. Sign copy size shall not exceed 60 square feet with a maximum
height of 9 feet.
(5) Sign Message. The sign message shall include only property related
information such as development name, property address, website and
telephone number.
(6) Logo. The monument sign may contain one logo for each use.
(7) The structure on which the sign is placed shall be approved under Site
Plan review.
b. Directional Signs. Directional signs are permitted. Such directional signs are
permitted to contain one logo for each use as long as the logo is a minor
element of the sign and does not interfere or confuse the primary purpose of
the sign which is to provide directions for on-site circulation and
information.
c. Facade/Attached Wall Signs. A maximum of 4 lighted signs attached to
each of the principal facades of each building shall be permitted to identify
the Building Number in the case of the residential use, or the name of the
hotel or restaurant in the case of the commercial use in accordance with the
following:
(1) Size. Each sign shall be no larger than 4 square feet for residential signs
and no larger than 100 square feet for commercial signs.
(2) Height. Such signs shall not project above the roofline or beyond the
ends of the building.
(3) Projections. Such signs shall not project more than 12 inches from the
building facade to which it is attached.
(4) Other than the restrictions in c (1) to (3), there are no width or other
height restrictions.
(5) Notwithstanding the above restrictions, the permitted Hotel façade/wall
signs shall be as per the Hotel branding/corporate requirements but shall
not exceed 650 square feet.
d. Illuminated Signs.
(1) Signs permitted under this section which are illuminated shall be
arranged to reflect the light and glare away from the adjoining lots,
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streets and residences. No sign shall be permitted with beacons. LED
Changeable text is permitted within the commercial areas. All exterior
lighted signs shall be indirect, internal LED illumination.
e. Pylon Sign. 1 Pylon sign is permitted in accordance with the following:
(1) Site plan review. Site plan review shall be required for the pylon sign.
(2) A double-sided pylon sign shall be measured on one side, provided that
the message on both sides is identical and only one side is visible at one
time.
(3) Setback. Setback shall be a minimum of 1 foot from the existing or
proposed right-of-way line of US Route 130 or Cedar Lane, whichever
is greater and not within any sight triangle.
(4) Size. Sign size shall be limited to approximately 256 square feet and 16’
x 16’ in dimension with a maximum height of 100 feet.
(5) Sign Message. The sign message shall include only property related
information such as development name, property address, website and
telephone number.
(6) Logo. The monument sign may contain one logo for each use.
(7) The structure on which the sign is placed shall be approved under Site
Plan review.
f) Signage shall be consistent throughout the entire residential redevelopment
area. Commercial and residential signage shall be compatible.
7. Miscellaneous Redevelopment Plan Requirements
The following submission items and ordinance requirements are modified or
superseded by this Redevelopment Plan as follows:
a. §91-49L- Location of Trees Greater than 6"- Location of trees is not
applicable to this Redevelopment Plan because the Proposed Concept Plan
included in Appendix F and the setback and buffer or landscape area
requirements herein depict or describe areas of development and/or retention
of vegetation.
b. §91-74 - Sidewalks -Sidewalks shall be provided along the site frontage of
US Route 130 and Cedar Lane.
c. §91-90A - Landscaping - Complete landscaping plans shall be prepared.
All proposed landscaping shall be consistent with the approved
Redevelopment Plan and Site Plan, except that the Landscape Plan may be
signed by an licensed architect, planner, engineer or landscape architect in
accordance with NJAC Title 13, Law and Public Safety, Chapter 40 State
Board of Professional Engineers and Land Surveyors, section NJAC 13:40-
7.3(i).
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d. §91-87D(l) - Site Lighting - The ordinance requires an average intensity of
0.2 footcandles, a minimum intensity of 0.5 footcandles, and a uniformity
ratio of 17:1 for residential parking areas. Reasonable compliance with these
standards shall be attempted. The standards may be reduced to avoid light
pollution to adjacent residences. Light levels shall be residential standards
as presented by the redeveloper and subject to approval by the Board
Engineer.those deemed adequate by the Planning Board Engineer.
e. §91-114A - Automobile Parking Stall Dimensions - All automobile
parking stalls shall be a minimum of 9' wide and 18' long. Accessible stalls
shall be provided in accordance with all applicable federal and state
requirements.
f. §91-120 & §246A- Off-Street Parking - Off-street parking shall be
provided in accordance with B.4, Zoning and Bulk Standards of this
Redevelopment Plan.
g. §91-124 - Recycling Containment Areas - The redeveloper shall work
with the Township to create a user-specific recycling program that is
tailored to the nature and volume of recyclable material produced on-site
and is consistent with the intent of the Township's recycling ordinance.
C.
Provisions for Relocation
There is currently one single family detached dwelling on Block 160.01, Lot
11.02 that is vacant so there is no residential relocation. This single family detached
dwelling is not deed-restricted for use as affordable housing and was not otherwise
utilized for affordable housing in the past. Block 160.01, Lot 11.01 contains, Clyde
Boiston Storage Sheds, a tenant. Prior to the start of construction, the lease would be
terminated and the business relocated or terminated.
D.
Identification of Property to be Acquired
The adjacent corner parcel at US Route 130 and Cedar Lane is owned by the New
Jersey Turnpike Authority (NJTA) although the Tax Map does not show the parcel as a
separate Block and Lot. The Township shall cooperate with redeveloper in acquiring this
portion of the property for the project. This portion of the property would be required for
the construction of the commercial component of the project but would not prevent the
redeveloper from proceeding with the residential component of the project. No other
portion of the property will be subject to governmental acquisition/condemnation.
It is understood that the project may be approved under two separate site plan
approvals; one for the residential development and one for the commercial development.
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E.
Tax Exemption and Abatement
Upon application by redeveloper, the Township may grant redeveloper a long
term tax exemption pursuant to the Long Term Tax Exemption Law, N.J.S.A. 40A:20-1
et seq., or a five year tax abatement pursuant to the Five Year Tax Abatement Law,
N.J.S.A. 40A:21-1 et seq., to support the project or the Township may exercise its option
not to utilize either process and the project would be fully taxed.
F.
Infrastructure
The redeveloper and Township have discussed and acknowledged that there will
be a need for roadway improvements and other infrastructure improvements for the
project, and the Township has committed to considering amending its water and sewer
connection fees for the affordable housing units that shall be constructed as part of this
development. Further, the roadway improvements warrant the Township’s consideration
to enact legislation that allows the redeveloper to recapture some of the costs of said
roadway improvements from other developers who will directly benefit from the
improvements. The Township is willing to enact a recapture ordinance after the
Township Solicitor verifies the municipalities’ authority to do so.
G.
Relationship to Other Plans
1. Master Plan of Contiguous Communities
Florence Township is surrounded by Burlington Township, Springfield Township,
and Mansfield Township. The Redevelopment Area properties are not immediately
adjacent to any of these neighboring municipalities so consistency with their Master
Plans is not applicable.
2. Burlington County Plan
Burlington County does not have a County Master Plan. To date, the County has
relied upon The New Jersey State Development and Redevelopment Plan and, in
applicable areas, the December 1997Route 130/Delaware River Corridor Strategic Plan
which was completed by the County and twelve riverfront municipalities including
Florence Township. Burlington County's 1997 Route 130/Delaware River Corridor
Strategic Plan primarily focused on the Route 130 Corridor, but also contained economic
development recommendations for Delaware Riverfront communities on a community
wide basis. Part two of the plan contains a vision for the future of the corridor building
upon the corridor's strengths and opportunities for improvement and overcoming the
corridor's weaknesses and constraints.
Redevelopment of the Property will assist in meeting goals, objectives and
recommendations of the County plans to develop and/or redevelop vacant sites and areas
in need of redevelopment, to be developed as a viable part of the community providing
commercial uses along US Route 130 and housing for newly created jobs and
-16-
opportunities for low and moderate income housing to assist in meeting the community's
fair share obligation of affordable units.
3. State Development and Redevelopment Plan
The Redevelopment Area is located within the Suburban Planning Area. This
Redevelopment Plan has been reviewed for its relationship to the State Strategic Plan:
New Jersey's State Development and Redevelopment Plan, Draft Final Approved
11/14/11. The Plan states the following goals that are necessary to deliver the plan's
Vision and Mission.
Goal 1: Targeted Economic Growth: Enhance opportunities for attraction and growth
of industries of statewide and regional importance.
Goal 2: Effective Planning for Vibrant Regions: Guide and inform regional planning
so that each region of the State can experience appropriate growth according to the
desires and assets of that region.
Goal 3: Preservation and Enhancement of Critical State Resources: Ensure that
strategies for growth include preservation of our State's critical natural, agricultural,
scenic, recreation, and historic resources, recognizing the role they plan in sustaining and
improving the quality of life for New Jersey residents and attracting economic growth.
Goal 4: Tactical Alignment of Government: Enable effective resource allocation,
coordination, cooperation and communication among those who plan a role in meeting
the mission of this Plan.
This Redevelopment Plan is consistent with all four of the State's Goals as set
forth in the New Jersey State Development and Redevelopment Plan. Florence
Township, Burlington County, and the State have recognized the desirability of
enhancing economic opportunities and effectively planning development in areas of
existing development and growth where utilities and services are available. With all of
the commercial, office and warehouse development the Township has experienced in the
last five years, there is now a need for additional growth in residential land use,
particularly multi-family units as opposed to single family units. The residential portion
of the Redevelopment Area meets this need. The hotel and restaurant meet an identified
need for overnight accommodations and restaurant facilities for corporate headquarters
and office and warehouse uses that are now situated in the Township. In order to
effectuate such development, there is a clear partnership between government (Florence
Township, Burlington County and New Jersey) and the private sector. As a result, the
state's critical resources identified in Goal 3 can be preserved.
4. Relationship to Municipal Land Use Law
This Redevelopment Plan is consistent with the following purposes of the
Municipal Land Use Law:
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(a) To encourage municipal action to guide the appropriate use or development
of all lands in this State, in a manner which will promote the public health,
safety, morals, and general welfare;
(c) To provide adequate light, air and open space;
(d) To ensure that the development of individual municipalities does not
conflict with the development and general welfare of neighboring
municipalities, the county and the State as a whole;
(e) To promote the establishment of appropriate population densities and
concentrations that will contribute to the well-being of persons,
neighborhoods, communities and regions and preservation of the
environment;
(f) To encourage the appropriate and efficient expenditure of public funds by
the coordination of public development with land use policies;
(g) To provide sufficient space in appropriate locations for a variety of
agricultural, residential, recreational, commercial and industrial uses and
open space, both public and private, according to the respective
environmental requirements in order to meet the needs of all New Jersey
citizens;
(h) To encourage the location and design of transportation routes which will
promote the free flow of traffic while discouraging location of such facilities
and routes which result in congestion or blight;
(i) To promote a desirable visual environment through creative development
techniques and good civic design and arrangement;
(j) To promote conservation of historic sites and districts, open space, energy
resources and valuable natural resources in the State and to prevent urban
sprawl and degradation of the environment through improper use of land;
The Redevelopment Plan is in compliance with the Municipal Land Use Law and
the purposes of the Act as defined at C.40:55D-2.
IV.
Affordable Housing Provisions
In accordance with Township Resolution 2016-259 and the November 10, 2016
Agreement between the Township and Fair Share Housing Center (FSHC), subsequent
Amended Township Agreement with FSHC (pursuant to Resolution 2017-220) and a
Township Settlement Agreement with the owner of the Weiss Properties (memorialized
by Resolution 2017-221) in effect, the owner/redeveloper of the Multi-family residential
development shall provide affordable housing opportunities for very-low, low and
-18-
moderate income households. At least 15% of the overall number of units, which is 36
units, will be designated as affordable family rental units in compliance with the Council
on Affordable Housing (“COAH”) rules at NJAC 5:93, Uniform Housing Affordability
Controls (“UHAC”) at NJAC 5:80-26.1 et seq., with one exception regarding the
provision of very-low income housing as stated below, and Burlington County Superior
Court Orders, as applicable. Pursuant to NJSA 52:27D-329.1, at least 13% of the 36
affordable units (which is five (5) very-low income units) will be designated as very low
income family rentals rented at and a serving households at 30% of COAH’s regional
median income. Regardless of the incorporation of the very low income family rentals,
however, the overall affordability average for affordable units will not exceed 52% of
COAH’s regional median income. The affordable units shall be subject to affordability
controls and shall be affirmatively marketed, phased, deed restricted, etc., as discussed in
more detail below. The breakdown of unit types per number of bedrooms will be
compliant with the following mixture of bedrooms:
36 Affordable Rental Units: Distribution By Income Level and Bedroom Count
Very-Low Income
Low-Income
Moderate-Income
1-Bedroom
1 unit
2 units
3 units
2-Bedrooms
3 units
8 units
10 units
3-Bedrooms
1 unit
4 units
4 units
Very-low, low and moderate income units shall be designed with the same façade,
finishes and materials as those specified for all other units in the development. Very-low,
low and moderate income units shall be dispersed throughout the project.
Construction/phasing schedule, rents, income eligibility, control period, affirmative
marketing plan of very-low, low and moderate income units and all other applicable
regulations concerning the affordable units shall be compliant with the Township’s
Affordable Housing Fair Share Ordinance, UHAC, and the FSHC and Weiss Court-
approved Settlement Agreement(s). The redeveloper of the residential inclusionary
development on the property shall retain an experienced affordable housing
administrative agent and shall be responsible for the long-term costs of such affordable
housing administration.
The affordable housing fees set forth in Township Ordinance Sections 87-28 and
87-29 shall not apply to the residential portion of the project as this is an inclusionary
development. In addition, to the extent the Township’s prior “growth share” ordinance
remains a part of the Township Code; this ordinance shall not apply to the project.
-
-0-
Appendix A
Florence Township Council Resolution NO. 2013-112
EXHIBIT W
Third Round: Market to Affordable Program Documentation
EXHIBIT W1
Third Round: Market to Affordable Program Documentation
220 Foundry
Agreement
Deed Restriction
EXHIBIT W2
Third Round: Market to Affordable Program Documentation
Salt/Light: 301 Norman
Resolutions of Approval
Agreement
EXHIBIT W3
Third Round: Market to Affordable Program Documentation
Salt/Light: Scattered Sites/25-5 Tollgate
Agreement
25-5 Tollgate Deed Restriction
·'
SUBORDIN
1N AND POSTPONEMENT OF MOJ
\.GE
THIS POSTPONEMENT,is made on the 19thday of December 2005
BETWEEN the Mortgage Holder, the State of New Jersey, Department of Community Affairs,
EMERGENCY SHELTER SUPPORT PROGRAM (hereinafter referred to as the "Lender"), having its
principal office at 101 South Broad Street, Trenton, New Jersey 08625-0806.
AND the New Lender, The Community Preservation Corporation having its principal office
located at 75 Montgomery Street, 5th floor, Jersey City, New Jersey.
Present Mortgage. Lender is the holder of a Mortgage referred to as the "Present Mortgage." The
Present Mortgage is dated May 17, 1999 and was made liy The Salt and Light Company, Inc., a New Jersey
Corporation, to the State of New Jersey, Department of Community Affairs, Emergency Shelter Support
Program. The Present Mortgage was recorded on June l 5
1h 1999, in the Burlington County Recorder of
D,eeds Office in Mortgage Book 7572, at Page 860. The Lender also holds a Mortgage Note that is secured
by the Present Mortgage . The Present Mortgage covers property located at .!,.!lidge View, Willingboro; !1Q
Alden Avenue, Roehling; 275 Green Street, Unit 4J-5 (Arbor Green Condominiums, Edgewater I,>ark; ID
Borden Street, Bordentowri;"717 W. Second Street, Florence and 222..Rigg Road, Burlington, Burlington
County, New Jersey, and mo~articularly described on Schedule A attached hereto (the 'Project"). The
original amount of the Mortgage Note, which was secured by the Present Mortgage, was ~O .
11 <"\O'o
~l-\\
rf}J
New Mortgage. The New Lender is about to make a First Mortgage on the Project in the sum of
(/)-b1
$1,3~0, which will be secured by a mortgage covering the Project, the same property as the Present
MOrtgage, referred to as the "New Mortgage."
Postponement. The Present Mortgage and all amendments thereto, whenever made, will be subject,
subordinate and inferior in priority to the New Mortgage and all amendments thereto, whenever made. This
includes all renewals and extensions of the New Mortgage. The Lender has received good and valuable
consideration for making this Postponement, and the Lender desires to grant this Postponement to induce the
New Lender to make the loan secured by the New Mortgage.
Continuing Effect. This Postponement changes only the priority of the Present Mortgage. The
Present Mortgage remains in effect in all other respects.
Who is Bound. This Postponement is binding upon the Lender and all who succeed to the Lender's
rights as holder of the Present Mortgage.
Signatures. The Lender agrees to this Postponement. This Postponement has been duly executed
by the Lender on the date first above written.
In the presence of:
State of New Jersey Department of Community Affairs
Emergency Shelter Support Program
.,
By:
Na
Administrator
Hereunto Duly Authorized
STATE OF NEW JERSEY, COUNTY OF MERCER: SS
BE IT REMEMBERED, that on this 19th day of December 2005, before me, the .subscriber, a
Administrator of the State of New Jersey, personally appeared Richard A. MoDtemore, who; being duly
sworn on his oath, acknowledges and makes proof to my satisfaction, that he/she is the Administrator in the
State of New Jersey, Department of Community Affairs, Division of Housing Production, the Lender named
in the within Instrument, that the execution as well as the making of this Instrument has been duly authorized
by said Lender as for the voluntary act and deed of the said Lender, in the presence of deponent, who
thereupon subscribed his name thereto.
)VM. _ M~
Notary Public of New Jersey
RECORD AND ~'f\:f.Xp lres 10/20/2010
Department of Community Affairs
Division of Housing Production
Emergency Shelter Support Program
101 South Broad Street, 5th floor - POB 806
Trenton, New Jersey 08625-0806
Market to Affordable Manual including proforma and
affirmative marketing language to be provided at a later
date
EXHIBIT X
Third Round: Supportive and Special Needs Housing
Documentation
Supportive and Special Needs Housing
Transitional Housing Inc- 340 Alden - completed
1
Randy Fixman
From:
Jennifer Allen <techassist@florence-nj.gov>
Sent:
Thursday, June 04, 2015 9:11 AM
To:
Randy Fixman
Subject:
RE: Affordable Unit Monitoring
116/5, new construction 4 unit, CO 4/3/13
116/5, renovation units 5+6, TCO 2/14/14
Jennifer Allen
Technical Assistant
Township of Florence
711 Broad Street
Florence, New Jersey 08518
(P) 609‐499‐2130
(F) 609‐499‐3262
Please note the changes in my email address.
TechAssist@florence‐nj.gov
Please update your address list accordingly.
From: Randy Fixman [mailto:rfixman@cchnj.com]
Sent: Friday, May 29, 2015 1:46 PM
To: Jennifer Allen
Subject: RE: Affordable Unit Monitoring
Hi Jennifer,
Thank you. Do you also have new construction COs for these properties?
Randy
Randy Fixman
Planner
T: 609.883.8383, Ext.330
D: 609.477.7330
Clarke Caton Hintz | 100 Barrack Street, Trenton, NJ 08608
clarkecatonhintz.com | find us on facebook | email
Architecture | Planning | Landscape Architecture
From: Jennifer Allen [mailto:techassist@florence-nj.gov]
Sent: Friday, May 29, 2015 12:11 PM
To: Randy Fixman
Subject: RE: Affordable Unit Monitoring
116/7 –3/20/15
Supportive and Special Needs Housing
Family Services/Twin Oaks - completed
Supportive and Special Needs Housing
Community Options – 330 East 4th Street - completed
Supportive and Special Needs Housing
SERV – 440 West 4th Street - approved
AFFORDABLE HOUSING AGREEMENT
March 2018
THIS AFFORDABLE HOUSING AGREEMENT (“Agreement”) is made on this
__________ day of _______________________, 2018 by and between SERV PROPERTIES
AND MANAGEMENT, INC., a non-profit corporation of the State of New Jersey, with offices
at 20 Scotch Road, Ewing, New Jersey 08628 (“SERV”) and the TOWNSHIP OF
FLORENCE, a municipal corporation of the State of New Jersey, with offices at 711 Broad
Street, Florence, New Jersey 08518 (the “Township” and/or “Florence”).
RECITALS
1.
The New Jersey Supreme Court and the New Jersey Legislature have determined
in Southern Burlington County NAACP v. Mount Laurel, 92 N.J. 158 (1983) (“Mount Laurel
II”) and the New Jersey Fair Housing Act, N.J.S.A. 52:27D-301 et seq. (“FHA”) that all
municipalities in New Jersey have an ongoing obligation to facilitate the provision of affordable
housing in the housing region in which the community is located.
2.
SERV is a non-profit affordable housing sponsor that purchases, develops and
renovates existing residential properties to create affordable group homes as defined by the New
Jersey Council on Affordable Housing (“COAH”) at N.J.A.C. 5:93-1.3 and 5.8.
3.
Municipalities are permitted to credit each affordable alternative living
arrangement bedroom unit that is created in a group home against their affordable housing
obligations and a unit of credit is a bedroom pursuant to N.J.A.C. 5;93-5.8.
4.
The Township desires to transfer to SERV title to the property in Florence
Township that is shown as designated on the community tax map as Block 31, Lot 1, which is
commonly known as 440 West Fourth Street (the “Property”) to assist SERV in developing and
2
constructing a Group Home on the Property.
5.
The Township demolished the existing structure and in accordance with the Phase
I Environmental Site Assessment performed by Maser Consulting, Inc. in March 2016 it was
concluded that environmental contamination requiring clean-up was not present on site.
6.
SERV will be taking action to secure funds to construct a group home of
approximately 2,400 square feet to provide four (4) alternative living arrangement bedroom
units, with all of those units reserved for occupancy by a “very low income” individual to assist
the Township in addressing the very low income housing obligations pursuant to P.L. 2008 c.46.
(“Group Home”).
7.
The Township Council adopted Resolution [
] on [
]
approving
the transfer to SERV, on the condition that SERV constructs the Group Home on the Property in
accordance with this Agreement.
8.
The Township desires to enter into this Agreement with SERV to document the
conditions under which title to the Property is being transferred to SERV and the construction of
the Group Home by SERV for economically disadvantaged supportive and special needs
individuals on the Property, which Group Home can be credited against the Township’s
affordable housing obligation.
9.
The Township also desires to document its commitment to meet its affordable
housing obligations generally and SERV’s commitment that four (4) bedroom units of the Group
Home will be reserved for very low income individuals and will comply with COAH’s rules and
the Uniform Housing Affordability Controls (“UHAC”) regulations codified at N.J.A.C. 5:80-
3
26.1, et seq. such that the Township is entitled to take full credit for the bedroom units and any
applicable rental bonus credits against its fair share obligation.
10.
It is the Township’s intent to transfer title to the Property to SERV after SERV
receives a certificate of occupancy (c.o.) for the Group Home from the Township provided that:
(a) At the time of the transfer of title SERV records a Deed Restriction against the
Property in accordance with UHAC imposing all required affordability
controls for a term of at least 30 years such that the Township is entitled to
take full credit for the affordable alternative living arrangement bedroom units
against its fair share obligation; and
(b) In the event that SERV has not received a building permit to construct the
Group Home on the Property within thirty-six (36) months after the date of
the execution of the agreement, this agreement shall be null and void.
11.
At the request of the Township, SERV shall agree to extend the affordability
controls on the Group Home so as to permit an additional 30-year period of control after the
initial 30-year affordability control period.
NOW, THEREFORE, in consideration of the mutual promises and covenants contained
herein, the parties hereto agree as follows:
SECTION I
INCORPORATION OF RECITALS
The recitals set forth above are incorporated and adopted by reference herein as if set
forth herein at length.
4
SECTION II
PURPOSE OF AGREEMENT AND TRUST
ACCOUNT EXPENDITURE TO
PARTIALLY FUND DEVELOPMENT COSTS
The express purpose of this Agreement is to facilitate the development and creation of a
Group Home located at 440 West Fourth Street, Florence, New Jersey (the “Property”) that will
contain four (4) alternative living arrangement bedroom units as defined in N.J.A.C. 5:93-1.3 and
5.8 that will be compliant with all regulations adopted by COAH and UHAC such that the units
and any rental bonuses that they may garner may be credited against Florence Township’s fair
share obligation.
SERV will use its own funds, Township housing trust funds or outside financing to
construct the Group Home. In addition to the previously expended amount to purchase the site,
demolish the structure and remediate environmental contamination, the Township shall
contribute $196,000 to SERV for the provision of four (4) very-low income alternative living
arrangement affordable housing bedroom units specifically to address the statutory requirements
of very-low income housing per N.J.S.A 52:27D-329.1. The very-low income units shall be
reserved for individuals whose income does not exceed 30% of the regional median income.
SERV agrees that after it has constructed the Group Home and received a certificate of
occupancy, the Township shall transfer title to the Property to SERV after a Deed Restriction has
been filed in the County Clerk’s Office imposing minimum 30-year affordability controls in
accordance with UHAC regulations in order that the Township can secure confirmation that the
four (4) very-low affordable alternative living arrangement units can be credited against the
Township’s fair share obligation. The form of the Deed Restriction shall be in accordance with
the sample Covenants and Restrictions that are appended to the UHAC regulations and which
must be reviewed and approved in advance by the Township Attorney. SERV agrees to apply
5
for any required local land use approvals, if needed, as well as building permits, etc. SERV
covenants and agrees to construct the Group Home structure strictly in accordance with all
applicable building, zoning and land use regulations and any special construction standards
imposed by the New Jersey Department of Human Services that apply to alternative living
arrangements - specifically group homes.
SERV also covenants and agrees that it will construct the Group Home on the Property
within thirty-six (36) months of the execution of this agreement. In the event that SERV has not
received a building permit to construct the Group Home on the Property within thirty-six (36)
months (with appropriate extensions for force majeure events that delay construction), this
agreement shall be null and void.
SECTION III
FULL COMPLIANCE WITH COAH’S
RULES AND UHAC
As set forth in SECTION II (above), as a condition to receipt of title to the Property,
SERV agrees to record the required UHAC Covenant and Restriction with the recording of the
deed transferring title of the Property to SERV. Upon completion of construction, SERV agrees
to comply with the UHAC regulations and COAH’s rules in all respects including, but not
limited to, affirmative marketing, income qualification and low/mod income split and SERV
expressly agrees that four (4) bedroom units will be reserved for occupancy by a very low
income individual as that term is defined in the Fair Housing Act. SERV agrees to retain its own
COAH-qualified and certified Administrative Agent at its cost and expense to implement and
monitor its affordable housing program for the Group Home. The SERV Administrative Agent
shall provide all information and documentation necessary for the Township to complete annual
Court monitoring forms and verify information contained therein. SERV shall submit
6
monitoring forms within 30 days of the Township’s request.
SECTION IV
DEFAULT
In the event of default by SERV of any of its obligations herein after the Township
tenders title to the Property to SERV, the Township shall be permitted to avail itself of all
remedies provided in law or equity, including specific performance.
SECTION V
NOTICES
All notices required under this Agreement shall be in writing and shall be given by
certified mail, return receipt requested, or by recognized overnight personal carriers with
certified proof of receipt, and by duplicate facsimile transmission if under 25 pages. All notices
shall be deemed received upon the date of delivery which is set forth in the mailing certifications
by the mail or delivery services used, and all times for performance based upon such notice shall
be from the date set forth in such proof of delivery. The persons and entities to receive notice
shall be as follows:
To the Township of Florence:
Nancy L. Erlston, RMC
Township Clerk
Florence Township
Municipal Building
711 Broad Street
Florence, NJ 08518
With Copy To:
Kelly Grant, Esq.
Capehart Scatchard
142 W. State Street
Trenton, NJ 08608
To SERV:
SERV Properties and Management, Inc.
20 Scotch Road
Ewing, NJ 08628
Attn: Dominic Longo, COO
7
With Copy To:
Russell U. Schenkman, Esq.
Schenkman Jennings L.L.C.
13 Roszel Road
Suite C-225
Princeton, NJ 08540
SECTION VI
MISCELLANEOUS
(a)
Captions. Captions and titles to this Agreement are inserted for the purpose of
convenience and reference only, and are in no way to be construed as limiting or modifying the
scope and intent of the various purposes and provisions of this Agreement.
(b)
Cooperation. The parties expressly agree to cooperate with each other in order to
effectuate and carry out the purposes of this Agreement in addition to the Township’s Agreement
with FSHC, the Township’s Housing Element and Fair Share Plan, the Mount Laurel doctrine,
the FHA, COAH’s Rules, and the UHAC regulations. SERV further agrees to participate in any
proceedings before the Court as the Court may request.
(c)
Waiver. Each of the parties waives all rights to challenge the validity and
enforceability of this Agreement. Failure to enforce provisions or obligations in this Agreement
by any party shall not be construed as a waiver of these provisions and obligations.
(d)
Entire Agreement. This Agreement and its prefatory statements and recitals
constitute the entire agreement between the parties. No representative, agent or employee of any
party has been authorized to make any representation and/or promises that are not contained
herein or to otherwise modify, amend, vary or alter the terms hereof except as stated herein. No
modifications, amendments, variations or alternations shall be binding unless reduced to writing
and signed by the parties.
(e)
Validity. In the event that one or more of the provisions of this Agreement shall
be held to be invalid, unenforceable or void, the parties shall within thirty (30) days of such
8
determination, attempt to restructure this Agreement consistent with its underlying intent. If the
parties fail to resolve such a restructuring, any party may seek Court review and a ruling to
restructure the Agreement in a legally acceptable manner reflecting the underlying intent of the
parties as expressed herein.
(f)
The parties agree that any presumption for resolving ambiguities against the
drafter shall not apply.
(g)
Counterpart Signature. This Agreement may be executed simultaneously or in
one or more counterparts, each of which, when so executed and delivered, shall constitute an
original, fully enforceable counterpart for all purposes. Facsimile counterparts shall be accepted
and enforceable. Immediately upon the delivery of a facsimile counterpart, the sending party
shall deliver a counterpart with the original execution page.
IN WITNESS WHEREOF, the parties hereto have hereunto set their hands and seals
the day and year appearing below their names.
Attest:
SERV PROPERTIES AND MANAGEMENT, INC.
_________________________________
By: ______________________________________
Dominic Longo, Chief Operating Officer
Date:___________________________________
9
Attest:
TOWNSHIP OF FLORENCE
A Municipal Corporation of the
State of New Jersey
__________________________________ By: ______________________________________
Nancy L. Erlston, Clerk, RMC
Craig H. Wilkie, Mayor
Date:__________________________________
[SEAL]
10
ACKNOWLEDGMENT
STATE OF NEW JERSEY
)
: ss.
COUNTY OF
)
I certify that on _____________________, 2016, _____________________________
personally came before me and stated to my satisfaction that this person:
(a)
This person signed, sealed and delivered the attached document as ____________
of ____________________________________, a body corporate and politic of the State of New
Jersey, named in this document;
(b)
was authorized to and did execute this instrument as the ____________________
of ____________________________________, the entity named in this instrument; and
(c)
executed this instrument as the act of the entity named in this instrument.
____________________________________
11
ACKNOWLEDGMENT
STATE OF NEW JERSEY
)
: ss.
COUNTY OF BURLINGTON
)
I certify that on _____________________, 20____, _____________________________
personally came before me and stated to my satisfaction that this person:
(a)
This person signed, sealed and delivered the attached document as ____________
of ____________________________________, a body corporate and politic of the State of New
Jersey, named in this document;
(b)
was authorized to and did execute this instrument as the ____________________
of ____________________________________, the entity named in this instrument; and
(c)
executed this instrument as the act of the entity named in this instrument.
____________________________________
Report of Phase I Environmental
Site Assessment
PURSUANT TO THE ASTM STANDARD FOR PHASE I ENVIRONMENTAL
SITE ASSESSMENTS (E1527-13)
for
440 West 4th Street
Block 31, Lot 1
Township of Florence, Burlington County, New Jersey
March 2016
Prepared For
Township of Florence
711 Broad Street
Florence, New Jersey, 08518
Prepared By
Maser Consulting P.A.
2000 Midlantic Drive, Suite 100
Mt. Laurel, NJ 08054
856.797.0412
Donald F. Bowman, CHMM
Senior Project Manager
MC Project No. FLT-069
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE I
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
TABLE OF CONTENTS
EXECUTIVE SUMMARY ..................................................................................... 1
1.0
SCOPE OF THE ENVIRONMENTAL SITE ASSESSMENT................. 2
1.1
STATEMENT OF WORK ............................................................................................2
1.2
RECOGNIZED ENVIRONMENTAL CONDITIONS .......................................................3
1.3
HISTORICAL RECOGNIZED ENVIRONMENTAL CONDITIONS ..................................3
1.4
CONTROLLED RECOGNIZED ENVIRONMENTAL CONDITIONS ...............................3
1.5
VAPOR MIGRATION .................................................................................................4
1.6
SPECIAL TERMS AND CONDITIONS .........................................................................4
2.0
SITE DESCRIPTION ................................................................................... 6
2.1
LOCATION AND LEGAL DESCRIPTION ....................................................................6
2.2
SITE AND VICINITY CHARACTERISTICS ..................................................................6
2.3
CURRENT USE OF THE PROPERTY ..........................................................................6
2.4
DESCRIPTIONS OF STRUCTURES AND/OR IMPROVEMENTS ON THE SITE ...............6
2.5
CURRENT USES OF ADJOINING PROPERTIES ..........................................................6
3.0
USER PROVIDED INFORMATION ......................................................... 7
3.1
TITLE RECORDS ......................................................................................................7
3.2
ENVIRONMENTAL LIENS .........................................................................................7
3.3
SPECIALIZED KNOWLEDGE .....................................................................................7
3.4
COMMONLY KNOWN OR REASONABLY ASCERTAINABLE INFORMATION .............7
3.5
VALUATION REDUCTION FOR ENVIRONMENTAL ISSUES .......................................7
3.6
OWNER/OCCUPANT INFORMATION ........................................................................8
3.7
REASON FOR PERFORMING PHASE I ESA ..............................................................8
4.0
RECORDS REVIEW .................................................................................... 9
4.1
ENVIRONMENTAL RECORD SOURCES .....................................................................9
4.2
PHYSICAL SETTING SOURCES ...............................................................................10
4.3
VAPOR MIGRATION ...............................................................................................10
4.4
HISTORICAL USE INFORMATION ..........................................................................10
4.4.1 Historical Photographs, Topographic Maps and Sanborn®
Fire Insurance Maps ................................................................................11
4.4.2 Property Tax Map Report.......................................................................14
4.4.3 City Directory Abstract ...........................................................................14
4.4.4 Environmental Lien Search ....................................................................14
4.5
LOCAL AND STATE GOVERNMENT RECORDS REVIEW ........................................14
4.6
NJDEP DATA MINER ............................................................................................15
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE II
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
4.7
NJDEP GEOWEB ..................................................................................................16
4.8
PRIOR ENVIRONMENTAL REPORTING AND SAMPLING ........................................16
5.0
SITE RECONAISSANCE .......................................................................... 17
5.1
METHODOLOGY AND LIMITING CONDITIONS ......................................................17
5.2
GENERAL SITE SETTING .......................................................................................17
5.3
INTERIOR AND EXTERIOR OBSERVATIONS ...........................................................18
5.3.1 Current and Past Uses of the Property ..................................................19
5.3.2 Agricultural Uses .....................................................................................19
5.3.3 Possible Historic Fill Areas .....................................................................19
5.3.4 Drums ........................................................................................................19
5.3.5 Dry Cleaning Facilities ............................................................................19
5.3.6 Floor Drains ..............................................................................................19
5.3.7 Hazardous Substances and Petroleum Products in Connection
with Identified Uses..................................................................................19
5.3.8 Hazardous substances and Petroleum Products Containers Not
in Connection with Identified Uses .........................................................19
5.3.9 Hazardous Waste Disposal ......................................................................19
5.3.10 Hydraulic Equipment ..............................................................................20
5.3.11 Landfill/Dumping .....................................................................................20
5.3.12 Odors ........................................................................................................20
5.3.13 Pools of Liquid/Discharges ......................................................................20
5.3.14 Radioactive Waste ....................................................................................20
5.3.15 Railroad Spurs .........................................................................................20
5.3.16 Septic Systems ..........................................................................................20
5.3.17 Stains and/or Corrosion ..........................................................................20
5.3.18 Solid Waste ...............................................................................................20
5.3.19 Stressed Vegetation ..................................................................................20
5.3.20 Storage Tanks ...........................................................................................20
5.3.21 Sumps, Pits, Pond, Lagoons, and/or Surface Water Bodies ................21
5.3.22 Transformers /Polychlorinated Biphenyls (PCBs) ...............................21
5.3.23 Unidentified/Identified Substance Containers ......................................21
5.3.24 Waste/Process Water ...............................................................................21
5.3.25 Wells ........................................................................................................21
6.0
INTERVIEWS ............................................................................................. 22
7.0
FINDINGS & OPINIONS ........................................................................... 23
8.0
CONCLUSIONS & RECOMMENDATIONS ......................................... 24
QUALIFICATIONS OF PREPARER ................................................................. 25
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE III
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
APPENDICES
APPENDIX A – CERTIFICATION AND LIMITATIONS
APPENDIX B – PROJECT MAPPING
APPENDIX C – SITE PHOTOGRAPHS
APPENDIX D – HISTORICAL AERIAL PHOTOGRAPHS
APPENDIX E – HISTORICAL TOPOGRAPHIC MAPS
APPENDIX F – HISTORICAL SANBORN® FIRE INSURANCE MAPS
APPENDIX G – TAX MAP REPORT
APPENDIX H – CITY DIRECTORY ABSTRACT
APPENDIX I – ENVIRONMENTAL LIEN SEARCH
APPENDIX J – ENVIRONMENTAL RECORDS SEARCH
APPENDIX K – VAPOR ENCROACHMENT SCREEN
APPENDIX L – LOCAL AND STATE GOVERNMENT CORRESPONDENCE
APPENDIX M - ASTM E1527-13 USER QUESTIONNAIRE
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 1
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
EXECUTIVE SUMMARY
Maser Consulting P.A. (Maser Consulting) performed a Phase I Environmental Site Assessment
of the property located at 440 West 4th Street, Block 31, Lot 1, Florence Township, Burlington
County, New Jersey. The objective of the assessment was to identify known or suspected
Recognized Environmental Conditions (RECs), Controlled Recognized Environmental
Conditions (CRECs) and Historic Recognized Environmental Conditions (HRECs) in connection
with the subject property. To achieve this objective, the assessment included a review of
historical records and mapping and regulatory databases followed by visual observations of the
subject property and surrounding properties. This assessment was conducted in general
accordance with the American Society for Testing and Materials (ASTM) Standard Practice for
Environmental Site Assessments: Phase I Environmental Site Assessment Process (E1527-13).
No RECs, CRECs, or de minimus conditions were identified for the subject property.
This ESA has revealed no evidence of RECs in connection with the subject property except for
the following:
HREC #1 - Former Underground Storage Tank (UST)
In November 2014, a 550 gallon UST containing heating oil was removed from the subject
property by ERC Environmental Inc. (ERC). The tank was observed to have a small amount of
oil left in the tank with no signs of leakage or holes by ERC and was received by Donjon
Recycling/ C&M Metals Recycling LLC on 11/12/2014. The township’s final inspection of the
UST removal on 11/12/2014 stated “pass,” and the township issued a “Certificate of Approval”
on 12/1/2014. Photographs of the UST and a copy of the Certificate of Recycling can be found in
Appendix C.
Maser Consulting recommends no further investigation of this HREC.
Out of Scope Considerations
Asbestos-Containing Materials and Lead-Based Paint
Based on the apparent age of the structure located on site and heating water supply pipes labeled
as asbestos material, the potential exists for asbestos-containing building materials and
lead-based paint to be present on site. Maser Consulting recommends an asbestos and
lead-based paint survey be conducted prior to future property use or development activities
which may disturb these materials.
Additional information regarding these observations and recommendations can be found in
Section 7 of this report.
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 2
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
1.0
SCOPE OF THE ENVIRONMENTAL SITE ASSESSMENT
1.1
STATEMENT OF WORK
This Phase I Environmental Site Assessment (ESA) was performed in general accordance with
the standards set forth in the ASTM Standard Practice for Environmental Site Assessments:
Phase I Environmental Site Assessment Process (E1527-13), and includes the following:
• Review of records from local and county offices for historical or other documents indicating
the potential presence and/or release of environmentally hazardous material or the presence of
an underground storage tanks on the subject and adjoining property.
• Review of New Jersey Department of Environmental Protection (NJDEP) files and
databases to evaluate the potential presence and/or release of hazardous material on the
subject and adjoining property.
• Review of the United States Environmental Protection Agency (USEPA) databases to
evaluate the potential presence and/or release of hazardous material on the subject and
adjoining property.
• Review of adjacent properties past and present uses.
• Review of historical aerial photographs and topographic maps.
• Site reconnaissance to confirm the information found in the data review and to identify
any additional areas of concern.
The purpose of ASTM Practice E1527-13 is to define good commercial and customary practice
for conducting an environmental site assessment of a parcel of commercial real estate with
respect to the range of contaminants within the scope of CERCLA and petroleum products. As
such, this practice is intended to permit a user to satisfy one of the requirements to qualify for the
innocent landowner, contiguous property owner, or bona fide prospective purchaser limitations
on CERCLA liability. That requirement encompasses the practices that constitute "all
appropriate inquiry into the previous ownership and uses of the property consistent with good
commercial or customary practice" as defined in 42 U.S.C., 9601(35)(B). Certification and
Limitations of this Phase I ESA are provided in Appendix A.
Consistent with standard practice, Maser Consulting submitted an information request to EDR, a
company specializing in environmental database searches. Information provided by EDR
includes, when available historical aerial photographs (Appendix D) and topographic maps
(Appendix E), Sanborn® fire insurance maps (Appendix F), tax maps (Appendix G), business
listings (Appendix H), information concerning environmental liens (Appendix I), a listing of
the site or adjacent properties on federal, state, local, tribal databases (Appendix J) and
information concerning the potential for vapor migration (Appendix K). This information was
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 3
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
then supplemented by Maser Consulting, with site specific information from local and state
government agencies (Appendix L), discussions with persons familiar with the property, and
direct observation to provide a complete as possible picture of previous property uses, known or
potential Recognized Environmental Conditions, Historical Environmental Conditions, and
Controlled Environmental Conditions and potential vapor migration that could have financial,
schedule, or health risk consequences to the proposed use of the property.
1.2
RECOGNIZED ENVIRONMENTAL CONDITIONS
The term “Recognized Environmental Condition” is defined as: the presence or likely presence
of any hazardous substances or petroleum products in, on or at the property: (1) due to any
release to the environment; (2) under conditions indicative of a release to the environment; or
(3) under conditions that pose a material threat of a future release to the environment.
The term “Recognized Environmental Condition” is not intended to include de minimis
conditions that generally do not present a material risk of harm to public health or the
environment and that generally would not be the subject of an enforcement action if brought to
the attention of appropriate government agencies.
1.3
HISTORICAL RECOGNIZED ENVIRONMENTAL CONDITIONS
The term “Historical Recognized Environmental Condition” is an environmental condition
which in the past would have been considered an REC, but which may or may not be considered
an REC currently and defined as: a past release of any hazardous substances or petroleum
products that has occurred in connected with the property and has been addressed to the
satisfaction of the applicable regulatory authority or meeting unrestricted residential use criteria
established by regulatory authority, without subjecting the property to any required controls
(e.g., property use restrictions, AULs, institutional controls, or engineering controls).
Before calling the past release an HREC, the environmental professional must determine whether
the past release is an REC at the time the Phase I ESA is conducted (e.g. if there has been a
change in the regulatory criteria). If the environmental professional considers the past release to
be an REC at the time the Phase I ESA is conducted, the condition shall be included in the
conclusions section of the report as an REC.
1.4
CONTROLLED RECOGNIZED ENVIRONMENTAL CONDITIONS
The term “Controlled Recognized Environmental Condition” is defined as: an REC resulting
from a past release of hazardous substances or petroleum products that has been addressed to
the satisfaction of the applicable regulatory authority (e.g., as evidenced by the issuance of a
NFA letter or equivalent, or meeting risk-based criteria established by regulatory authority),
with hazardous substances or petroleum products allowed to remain in place subject to the
implementation of required controls (e.g., property use restrictions, AULs, institutional controls,
or engineering controls.
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 4
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
1.5
VAPOR MIGRATION
The term “migrate” and “migration” refers to the movement of hazardous substances or
petroleum products in any form, including, for example, solid and liquid at the surface or
subsurface, and vapor in the subsurface.
Vapor migration is considered no differently than contaminated groundwater migration in the
Phase I ESA. While ASTM E2600-10 provides an industry consensus methodology to assess
vapor migration, the use of ASTM E2600-10 methodology is not required to achieve compliance
with ASTM E1527-13.
1.6
SPECIAL TERMS AND CONDITIONS
PRINCIPLES
The following principles are an integral part of the ASTM Standard and are intended to be
referred to in resolving any ambiguity or exercising such discretion as is accorded the user or
environmental professional in performing a Phase I Environmental Site Assessment or in judging
whether a user or environmental professional has conducted diligent inquiry, or has otherwise
conducted an adequate Phase I Environmental Site Assessment.
UNCERTAINTY NOT ELIMINATED
No Phase I Environmental Site Assessment can wholly eliminate uncertainty regarding the
potential for Recognized Environmental Conditions, sometimes referred to as “Areas of
Environmental Concern”, in connection with a property, which are not discoverable through the
diligent inquiry pursued in compliance with ASTM Standard Practice E-1527-13.
NOT EXHAUSTIVE-APPROPRIATE INQUIRY
An appropriate inquiry does not mean an “exhaustive” assessment of a clean property. There is a
point at which the cost of the information obtained or the time required to gather data outweighs
the usefulness of the information and, in fact, may be a material detriment to the orderly
completion of transactions.
One of the purposes of this practice is to identify a balance between the competing goals of
limiting costs and time demands inherent in performing an environmental site assessment and the
reduction of uncertainty about unknown conditions resulting from additional information.
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 5
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
LEVEL OF INQUIRY IS VARIABLE
“Not every property will warrant the same level of assessment”. Consistent with good
commercial or customary practice, the appropriate level of environmental site assessment will be
guided by the type of property subject to assessment, the expertise and risk tolerance of the user,
and the information developed in the course of the inquiry.
OUT-OF-SCOPE CONSIDERATIONS
Additional reconnaissance may be conducted in a Phase I ESA if the client specifically requests
it. These examinations are conducted according to applicable state or federal agency standards
or commonly accepted best professional practices. These additional studies are beyond the
contracted scope of a Phase I ESA (E1527-13) and were not performed as part of this
assessment.
EXCEPTIONS
The required search of environmental records has been conducted for this property and includes
sites within the appropriate ASTM radii pursuant to the ASTM Standard Practice E1527-13
(within 1 mile or less). Only those agency records that provide value and are available for
discharge incidents that have occurred on-site or adjacent to the subject property will be retrieved
and reviewed. It is beyond the scope of this report to seek out and review government agency
files for conditions or discharge incidents beyond the project site and immediately adjacent sites.
CERTIFICATION AND LIMITATIONS
A full certification of limitations for this ASTM-based ESA is provided in Appendix A.
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 6
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
2.0
SITE DESCRIPTION
2.1
LOCATION AND LEGAL DESCRIPTION
The subject property is located on West 4th Street between Church Street and Winter Street in
Florence Township, Burlington County, New Jersey. The site location is shown on Figure 1 in
Appendix B on the United States Geological Survey (USGS) topographic quadrangle map.
2.2
SITE AND VICINITY CHARACTERISTICS
Block 31, Lot 1 consists of approximately 0.5 acres of relatively flat terrain which at its
northwestern border slopes to the northwest. Aerial mapping and Municipal Tax Mapping are
included as Figure 2 and Figure 3 in Appendix B depicting the approximate property
boundaries. The subject property is vacant with a single-story brick structure with a basement.
The subject property is bordered by West 5th Street to the south, residential properties to the east,
Church Street to the west, and West 4th Street to the north. The surrounding properties are
utilized primarily for residential purposes.
2.3
CURRENT USE OF THE PROPERTY
The subject property is currently vacant.
2.4
DESCRIPTIONS OF STRUCTURES AND/OR IMPROVEMENTS ON THE SITE
The subject property currently is vacant with a one-story brick structure with a basement.
Photographs of the subject property are included in Appendix C.
2.5
CURRENT USES OF ADJOINING PROPERTIES
The subject property is located in a primarily residential area with some commercial uses nearby.
Adjacent sites currently support residential uses.
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 7
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
3.0
USER PROVIDED INFORMATION
3.1
TITLE RECORDS
Chain of title information was not provided for the purpose of this report. However, the
Environmental Lien Search Report provided by EDR has been reviewed by Maser Consulting
and identifies property ownership history as follows:
Deed 1
Type of Deed: Deed
Title is vested in: CLK Ventures, LLC
Title is received from: Timothy Lutz and Thomas Csapo
Deed dated: 10/11/2008
Date recorded: 12/15/2005
Legal Current Owner: CLK Ventures, LLC
No other title records have been identified for the subject property. A copy of the Environmental
Lien Search Report is included in Appendix I.
3.2
ENVIRONMENTAL LIENS
There are no known or recorded environmental liens or other activity and use limitations on the
property as identified by the Environmental Lien Search Report provided by EDR.
A copy of the Environmental Lien Search Report is included in Appendix I.
3.3
SPECIALIZED KNOWLEDGE
Maser Consulting has received no specialized knowledge or information from the user of this
environmental site assessment which is material to be RECs in connection with the subject
property (see Appendix M).
3.4
COMMONLY KNOWN OR REASONABLY ASCERTAINABLE INFORMATION
Maser Consulting has received no commonly known or reasonably ascertainable information
from the user of this environmental site assessment which is material to RECs in connection with
the subject property (see Appendix M).
3.5
VALUATION REDUCTION FOR ENVIRONMENTAL ISSUES
Maser Consulting has received no knowledge or information indicating that the proposed
purchase price for the subject property is significantly lower than fair market value; a condition
which may indicate that the site has been impacted by hazardous substances or petroleum
products (see Appendix M).
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 8
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
3.6
OWNER/OCCUPANT INFORMATION
The current property owner information is identified by the Environmental Lien Search Report
and City Directory Report provided by EDR and available tax records:
Block 31, Lot 1; Owner: CLK Venture, LLC.
3.7
REASON FOR PERFORMING PHASE I ESA
This Phase I Environmental Site Assessment is being performed in support of a proposed real
estate transaction involving the subject property.
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 9
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
4.0
RECORDS REVIEW
4.1
ENVIRONMENTAL RECORD SOURCES
Maser Consulting has utilized the services of EDR to identify occurrences of the subject property
and surrounding properties on Standard Environmental Record Sources per ASTM E1527-13.
The EDR Radius Map Report has not identified the subject property on any environmental
record sources reviewed. No significant data gaps were identified that would affect the ability to
identify RECs.
Subject Property
The subject property is not listed in environmental records searched.
Surrounding Properties
As reported by EDR, a total of twenty-four (24) site recordings were identified in the Federal and
State databases within a one-mile search radius of the subject property. Below, notable sites
surrounding the subject property are summarized:
Site Name
Address
Distance
Databases
Listed
Status
215 West 5th
Street
215 West 5th Street
ESE ⅛-¼
(0.228 mi.)
NJ SHWS
Site ID: 379866
Status: Closed
PI # 471157
Water
Treatment Plant
Summer & 6th
Street
SE ⅛-¼
(0.208 mi.)
NJ UST
Tank-1 (Unleaded Gas)
Status: Removed
Tank -2 (Diesel)
Status: Removed
Tank-3 (Unleaded Gas)
Status: Removed
The EDR Orphan Summary also includes listings for 5 properties that are included on certain
Federal or State environmental databases, but are reported by EDR to be un-mappable due to
insufficient address information. The Orphan Summary did not list the subject property.
Based on review of the Radius Map Report provided by EDR, the nature of impacts, physical
setting and location of the surrounding database listing sites it appears unlikely that the reported
off-site sources would have a potential environmental impact on the subject property.
Additional information regarding the properties identified is contained in the EDR
Environmental Database Search Report provided as Appendix J.
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 10
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
4.2
PHYSICAL SETTING SOURCES
Maser Consulting has reviewed the current USGS 7.5 Minute Topographic Map to identify the
topographic features of the site and the likelihood in which hazardous substances or petroleum
products may migrate onto the property or from or within the property into the soil or
groundwater. Additionally, the Physical Setting Source Addendum provided by EDR provides
general geologic, hydrologic, and topographic characteristics of the site.
The topography of the subject property is relatively flat.
Based on the physical setting sources reviewed, there does not appear to be likelihood for
hazardous substances or petroleum products to migrate as a result of the soils, topography, and
hydrogeologic features present at the site.
4.3
VAPOR MIGRATION
Maser Consulting has utilized the services of EDR for the assessment of vapor migration into the
structures on the property involved in a real estate transaction to meet the search requirements of
the ASTM Standard Practice for Assessment of Vapor Encroachment into Structures on Property
Involved in Real Estate Transactions (E2600-10).
The physical setting sources reviewed identify the subject property at an elevation of
approximately 25 feet above sea level. Within a 1/4 mile radius, five (5) sites were identified on
standard environmental records databases. Most sites were identified as either hazardous waste
generators or UST facilities, with the USTs either removed, abandoned in place or remediation in
progress. Un-mappable (orphan) sites are not considered in the forgoing analysis.
The subject property was not identified in a flood zone. Wetlands are identified at 1/4 mile to the
north. No wetlands are identified on the subject property. The dominant soil component name in
the area is the Galestown which is identified to have a mixture of sands and clay at the surface
followed by loamy sands at deeper depths. The sands are identified to have high infiltration rates
and are well-drained.
Based on the proximity of the surrounding sites, nature of impacts, and the topography in the
general area of the subject property, there does not appear to be a likelihood for soil vapor
migration onto the subject property.
Additional information regarding the properties identified is contained in the EDR Vapor
Encroachment Screen provided as Appendix K.
4.4
HISTORICAL USE INFORMATION
Historic use information has been reviewed to develop a history of the previous uses of the
subject property and surrounding area in order to help identify the likelihood of past uses having
led to Recognized Environmental Conditions in connection with the property. Maser Consulting
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 11
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
contacted EDR to provide historic aerial photographs, historic topographic mapping, Sanborn
fire insurance maps, a city directory search, a property tax map search, and environmental lien
search for the subject property. A summary of each of these historic use records is provided in
the following sections.
4.4.1 HISTORICAL PHOTOGRAPHS, TOPOGRAPHIC MAPS AND SANBORN®
FIRE INSURANCE MAPS
Aerial photography, historical USGS topographic quadrangle maps, and historical Sanborn® fire
insurance maps have been provided by EDR. A chronological review of the available records
indicates past uses of the subject property and surrounding area and is provided below. The
EDR Aerial Photo Decade Package is provided in Appendix D, the EDR Historical Topographic
Map Report is provided in Appendix E., and the EDR Certified Sanborn® Map Report is
provided in Appendix F.
1890 Topographic Map
This map is from the Burlington quad 15 minute series with a scale of 1:62500. The subject
property is identified adjacent to the north of the Pennsylvania Railroad Amboy Division.
1893 Topographic Map
This map is from the Burlington quad 15 minute series with a scale of 1:62500. No changes can
be seen in the area of the subject property from the previous (1890) topographic map.
1904 Topographic Map
This map is from the Burlington quad 15 minute series with a scale of 1:62500. Multiple
structures can be seen in the vicinity of the subject property.
1906 Topographic Map
This map is from the Burlington quad 15 minute series with a scale of 1:62500. No changes can
be seen in the area of the subject property from the previous (1904) topographic map.
1907 Topographic Map
This map is from the Trenton quad 30 minute series with a scale of 1:125000. No changes can
be seen in the area of the subject property from the previous (1906) topographic map.
1916 Sanborn® Map
This map shows the subject property labeled “Public School (from plans) heat, furnace, lights,
gas.”
1926 Sanborn® Map
No changes can be seen from the previous (1916) Sanborn® map.
1930 Sanborn® Map
This map shows a structure labeled “D” on the adjacent property.
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 12
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
1931 Aerial Photograph
The scale of this photo is 1”=500’. The subject property and adjacent properties are shown to
support structures.
1937 Aerial Photograph
The scale of this photo is 1”=500’. No changes can be seen from the previous (1931) aerial
photograph.
1940 Aerial Photograph
The scale of this photo is 1”=500’. No changes can be seen from the previous (1937) aerial
photograph.
1942 Topographic Map
This map is from the Burlington quad 15 minute series with a scale of 1:62500. More roads can
be identified in the vicinity of the subject property.
1946 Aerial Photograph
The scale of this photo is 1”=500’. No changes can be seen from the previous (1940) aerial
photograph.
1947 Topographic Map
This map is from the Bristol quad 7.5 minute series with a scale of 1:24000. A structure can be
seen located on the subject property.
1948 Sanborn® Map
This map shows the adjacent property divided into multiple lots with structures on them.
1953 Aerial Photograph
The scale of this photo is 1”=500’. There are now six structures located on the adjacent lots.
1955 Topographic Map
This map is from the Bristol quad 7.5 minute series with a scale of 1:24000. No changes can be
seen in the area of the subject property from the previous (1947) topographic map.
1958 Aerial Photograph
The scale of this photo is 1”=500’. No changes can be seen from the previous (1953) aerial
photograph.
1965 Aerial Photograph
The scale of this photo is 1”=500’. No changes can be seen from the previous (1958) aerial
photograph.
1970 Aerial Photograph
The scale of this photo is 1”=500’. No changes can be seen from the previous (1965) aerial
photograph.
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 13
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
1970 Topographic Map
This map is from the Bristol quad 7.5 minute series with a scale of 1:24000. No changes can be
seen in the area of the subject property from the previous (1955) topographic map.
1978 Aerial Photograph
The scale of this photo is 1”=500’. The structures located on the adjacent lots are more
developed.
1981 Topographic Map
This map is from the Bristol quad 7.5 minute series with a scale of 1:24000. No changes can be
seen in the area of the subject property from the previous (1970) topographic map.
1983 Aerial Photograph
The scale of this photo is 1”=500’. No changes can be seen from the previous (1978) aerial
photograph.
1989 Aerial Photograph
The scale of this photo is 1”=500’. No changes can be seen from the previous (1983) aerial
photograph.
1992 Aerial Photograph
The scale of this photograph is 1”=500’. No changes are apparent from the previous (1989)
aerial photograph, although it is unclear due to the poor quality of this aerial photograph.
1999 Aerial Photograph
The scale of this photo is 1”=500’. No changes can be seen from the previous (1992) aerial
photograph.
2005 Aerial Photograph
The scale of this photo is 1”=500’. No changes can be seen from the previous (1999) aerial
photograph.
2006 Aerial Photograph
The scale of this photo is 1”=500’. No changes can be seen from the previous (2005) aerial
photograph.
2013/2014 Topographic Map
This map is from the combined Bristol quad 7.5 minute series and the Trenton Quad 7.5 minute
series with a scale of 1:24000. Due to recent changes, USGS no longer includes footprints on
their most recent topographic maps.
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 14
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
4.4.2 PROPERTY TAX MAP REPORT
A Property Tax Map Report has been provided by EDR. The property tax map report indicates
property boundaries and other characteristics which are used to evaluate potential environmental
conditions at the subject property and surrounding areas.
The property tax map report identified the subject property as Block 31, Lot 1. The EDR
Property Tax Map Report is provided in Appendix G.
4.4.3 CITY DIRECTORY ABSTRACT
A City Directory Abstract has been provided by EDR. The City Directory Abstract includes city
directory, cross reference, and telephone directory information which may indicate property uses
and the potential for environmental conditions at the subject property and surrounding areas.
Review of these records indicates past uses of the subject properties and surrounding area. A
summary of notable uses and/or owners of the property is provided below.
2003
Florence Township Public School
2013
Florence Township Board of Education
Surrounding properties searched for the years 1978 through 2013 have reported primarily
residential and commercial uses. The EDR City Directory Abstract is provided in Appendix H.
4.4.4 ENVIRONMENTAL LIEN SEARCH
An Environmental Lien Search Report was provided by EDR. This report includes a search of
available land title records for environmental cleanup liens and other activities, and use
limitations which would indicate environmental conditions at the subject property.
No known or recorded environmental liens or other activity and use limitations on the property
have been identified by the Environmental Lien Search Report. The EDR Environmental Lien
Search Report is provided in Appendix I.
4.5
LOCAL AND STATE GOVERNMENT RECORDS REVIEW
The following sources were contacted to research records of possible environmental conditions
at the subject property:
•
New Jersey Department of Environmental Protection
Office of Records Access
401 East State Street
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 15
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
Trenton, NJ 08625
•
Burlington County Custodian of Records
49 Rancocas Road, Room 133
Mounty Holly, New Jersey 08060
•
Township of Florence Municipal Clerk
711 Broad Street
Florence, NJ 08518
•
Environmental Data Resources
6 Armstrong Road, 4th Floor
Shelton, CT 06484
Pursuant to ASTM E1527-13, records were requested for the subject property. The following
summarizes the results of the records requests:
NJDEP Records
NJDEP responded to the records request indicating that responsive records were not identified
for the subject property.
County Government Records
A records request was submitted to Burlington County on February 10, 2016. A response from
the Burlington County Custodian of Records was not received as of the date of this Phase I ESA
Report. Should Burlington County provide responsive records after the date of this Phase I ESA
Report, those records will be provided by separate correspondence.
Local Government Records
The Township of Florence Municipal Clerk responded to the records request indicating that
responsive records were identified for the subject property.
Copies of state and local government correspondence are provided in Appendix L.
4.6
NJDEP DATA MINER
Maser Consulting searched NJDEP’s Data Miner website database for information on the subject
property. Data Miner contains information regarding what programs the subject property can be
found in and the status of that program. No information was located in Data Miner for the
subject property.
Copies of the NJDEP Data Miner searches are provided in Appendix L.
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 16
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
4.7
NJDEP GEOWEB
Maser Consulting reviewed NJDEP GeoWeb to identify environmental profiles for the subject
property and the surrounding area. The subject property and adjacent properties were not
identified by NJDEP GeoWeb.
Mapping of the NJDEP GeoWeb is provided in Appendix L.
4.8
PRIOR ENVIRONMENTAL REPORTING AND SAMPLING
Permits, inspections, and certifications relating to the closure of the 550 gallon UST are provided
in Appendix L
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 17
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
5.0
SITE RECONAISSANCE
5.1
METHODOLOGY AND LIMITING CONDITIONS
Pursuant to ASTM E1527-13, site reconnaissance of the subject property was conducted on
February 11, 2016 by a Maser Consulting professional. The purpose of the site reconnaissance is
to confirm the findings of the environmental records review and to identify observable
environmental conditions present in connection with the subject property.
Snow-covered ground was a limiting condition on site at the time of site reconnaissance.
5.2
GENERAL SITE SETTING
The subject property consists of approximately 0.5 acres of relatively flat terrain which at its
northwestern border slopes to the northwest. The subject property is vacant with a single-story
brick structure with a basement. The subject property is bordered by West 5th Street to the south
followed by NJ Transit rail lines, Church Street to the west, residential properties to the east, and
West 4th Street to the north. The surrounding properties are utilized primarily for residential
purposes with some commercial facilities further out.
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 18
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
5.3
INTERIOR AND EXTERIOR OBSERVATIONS
A Site Reconnaissance Checklist is provided below which identifies items observed during the
site reconnaissance. Descriptions of the items identified are provided in the following
paragraphs. Photographs of the subject property taken during the site reconnaissance are
included in Appendix C.
Physical Conditions Assessment
Recognized Environmental
Condition
Identified
Not
Identified
Evidence/Description
Aboveground Storage Tanks
X
Agricultural Uses
X
Possible Historic Fill Areas
X
Discharges
X
Drum Storage
X
Dry Cleaning facilities
X
Drywell
X
Electrical Equipment/PCBs
X
See Section 5.3.22
Floor drains
X
Hazardous
Substances/Containers
X
Unidentified/Identified
Substance Containers
X
Hazardous waste disposal
X
Hydraulic Equipment
X
Landfill/Dumping
X
Odors
X
Pools of Liquid
X
Radioactive waste
X
Railroad spurs
X
See Section 5.3.15
Septic Systems
X
Solid waste
X
See Section 5.3.17
Stained Soil and/or Pavement
X
Stains or Corrosion
X
Stressed Vegetation
X
Sumps, pits, trenches
X
Surface water bodies
X
Underground storage tanks
X
See Section 5.3.20
Waste/Process water
X
Wells – supply
X
Wells – monitoring
X
OUT OF SCOPE CONSIDERATIONS
Asbestos-Containing Materials
X
See Out of Scope Considerations
Potential Lead-based Paint
X
See Out of Scope Considerations
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 19
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
5.3.1 CURRENT AND PAST USES OF THE PROPERTY
Currently the subject property is vacant.
5.3.2 AGRICULTURAL USES
Agricultural uses were not identified for the subject property.
5.3.3 POSSIBLE HISTORIC FILL AREAS
No historic fill was identified at the subject property.
5.3.4 DRUMS
No drums were identified during site reconnaissance at the subject property.
5.3.5 DRY CLEANING FACILITIES
No dry cleaning facilities have been identified during the site reconnaissance on or in the vicinity
of the subject property.
5.3.6 FLOOR DRAINS
No floor drains were identified during a site reconnaissance of the subject property.
5.3.7 HAZARDOUS
SUBSTANCES
AND
PETROLEUM
PRODUCTS
IN
CONNECTION WITH IDENTIFIED USES
No hazardous substances or petroleum products have been identified at the subject property.
5.3.8 HAZARDOUS SUBSTANCES AND PETROLEUM PRODUCTS CONTAINERS
NOT IN CONNECTION WITH IDENTIFIED USES
No hazardous substances and petroleum products containers were identified during the site
reconnaissance of the subject property.
5.3.9 HAZARDOUS WASTE DISPOSAL
No hazardous waste disposal was identified during the site reconnaissance at the subject
property.
Radon
X
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 20
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
5.3.10 HYDRAULIC EQUIPMENT
No hydraulic equipment was identified during a site reconnaissance of the subject property.
5.3.11 LANDFILL/DUMPING
No dumping was identified throughout the subject property during site reconnaissance.
5.3.12 ODORS
No odors have been identified at the subject property.
5.3.13 POOLS OF LIQUID/DISCHARGES
No pools of liquid or discharges were identified during the site reconnaissance at the subject
property.
5.3.14 RADIOACTIVE WASTE
No radioactive waste was identified during the site reconnaissance at the subject property.
5.3.15 RAILROAD SPURS
A railroad spur is located south of the subject property.
5.3.16 SEPTIC SYSTEMS
No septic system was identified at the subject property.
5.3.17 STAINS AND/OR CORROSION
No stains or corrosion were identified during a site reconnaissance of the subject property.
5.3.18 SOLID WASTE
Litter and debris was observed throughout the structure during the site reconnaissance.
5.3.19 STRESSED VEGETATION
No stressed vegetation was identified at the subject property.
5.3.20 STORAGE TANKS
One (1) approximately 550 gallon underground storage tank containing heating oil was removed
in November 2014 located in the back left corner of the structure. The tank was removed by
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 21
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
ERC Environmental Inc. in conjunction with the Underground Storage Tank Certification
Program N.J.S.A. 58:10A—24.1—8. The tank was received by Donjon Recycling/ C&M Metals
Recycling LLC on 11/12/2014. The township’s final inspection of the UST removal on
11/12/2014 stated “pass,” and the township issued a “Certificate of Approval” on 12/1/2014.
5.3.21 SUMPS, PITS, POND, LAGOONS, AND/OR SURFACE WATER BODIES
No sumps, pits, ponds, lagoons or other surface water bodies were observed during the site
reconnaissance.
5.3.22 TRANSFORMERS /POLYCHLORINATED BIPHENYLS (PCBS)
A poletop transformer was identified along West 4th Street near the front of the structure during
site reconnaissance.
5.3.23 UNIDENTIFIED/IDENTIFIED SUBSTANCE CONTAINERS
No unidentified substance containers where identified at the subject property during the site
reconnaissance.
5.3.24 WASTE/PROCESS WATER
No process water discharges have been currently identified on site.
5.3.25 WELLS
No wells were observed during the site reconnaissance of the subject property.
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 22
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
6.0
INTERVIEWS
An interview was conducted on February 11, 2016 by a Maser Consulting professional with the
Mr. Tim Lutz via email.
Mr. Lutz who represents CLK Venture LLC, answered pertinent questions about the subject
property and identified the current and past conditions of the subject property outlined below:
•
Property has been vacant since 2008.
•
Mr. Lutz confirms that a UST was removed in November 2014, and formerly contained
heating oil.
•
There have been no renovations.
•
The structure is connected to township water and sewer.
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 23
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
7.0
FINDINGS & OPINIONS
The following known or suspect RECs, CRECs, HRECs and de minimis conditions have been
identified at the subject property:
Debris
During the site reconnaissance a stove and refrigerator were identified inside the structure. These
are considered debris and prior to disposal, the freon in the refrigerator is required to be
evacuated and collected by an EPA-certified technician.
Former Underground Storage Tank (UST)
In November 2014, a 550 gallon UST was removed from the subject property by ERC
Environmental Inc. (ERC).
Railroad Spur
Historic (Sanborn®) maps, topographic maps, and historic aerial photographs show a railroad
spur adjacent to West 5th Street,
Poletop transformer
A poletop transformer, believed to be owned by PSE&G, was observed in front of the structure
along West 4th Street. The transformer was in good condition, with no evidence of a leak or
discharged observed.
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 24
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
8.0
CONCLUSIONS & RECOMMENDATIONS
This Phase I ESA was conducted pursuant to the ASTM Standard Practice for Environmental
Site Assessments: Phase I Environmental Site Assessment Process (E1527-13). The full
certification of limitations of the ASTM Phase I ESA can be found in Appendix A.
We have performed a Phase I ESA in conformance with the scope and limitations of ASTM
Practice E1527-13 of 440 West 4th, Block 31 Lot 1, Florence Township, Burlington County,
New Jersey (i.e. the subject property). Any exceptions to, or deletions from, this practice are
described in Section 1 of this report.
No RECs, CRECs, or de minimus conditions were identified for the subject property. The
following are the known or suspected HRECs and observations and recommendations for the
subject property:
HREC #1 - Former Underground Storage Tank (UST)
In November 2014, a 550 gallon UST was removed from the subject property by ERC. The tank
was observed to have no signs of leakage or holes by ERC and was received by Donjon
Recycling, C&M Recycling on 11/12/2014. Photographs of the UST and a copy of the
Certificate of Recycling can be found in Appendix C.
Maser Consulting recommends no further investigation of this HREC.
Out of Scope Considerations
Asbestos-Containing Materials and Lead-Based Paint
Based on the apparent age of the structure located on site and heating water supply pipes labeled
as asbestos material, the potential exists for asbestos-containing building materials and
lead-based paint to be present on site. Maser Consulting recommends an asbestos and
lead-based paint survey be conducted prior to future property use or development activities
which may disturb these materials.
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PAGE 25
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
QUALIFICATIONS OF PREPARER
DONALD F. BOWMAN, C.H.M.M.
SENIOR PROJECT MANAGER
Mr. Bowman has over 25 years of experience in environmental regulatory compliance providing
subject matter expertise in the areas of site remediation, hazardous materials, hazardous waste,
solid waste, recycling, and beneficial use, including environmental permitting, strategy / policy
development, procedure writing, and training. Mr. Bowman is experienced in Phase I
Environmental Site Assessments pursuant to the ASTM Standard Practice E1527-13. Mr.
Bowman earned his Bachelor of Science Degree in Chemical Engineering from Lehigh
University and is a Licensed Professional Engineer with Pennsylvania and New York and a
Certified Hazardous Materials Manager by the Institute of Hazardous Materials Management.
VINCENT CARBONE
ENVIRONMENTAL TECHNICIAN
Mr. Carbone has experience in environmental and engineering services involving site
investigations and Phase I ESAs. Mr. Carbone is experienced in Site Investigations pursuant to
the New Jersey Technical Requirements for Site Remediation (N.J.A.C. 7:26E). In addition, Mr.
Carbone has completed 40 hours of OSHA HAZWOPER training. Mr. Carbone earned his
Bachelor of Arts in Professional Geology from Bloomsburg University.
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
______________________________________________________________________________
PHASE I ENVIRONMENTAL SITE ASSESSMENT
440 WEST 4
TH STREET, BLOCK 31, LOT 1
MARCH 2016
FLORENCE TOWNSHIP, BURLINGTON COUNTY, NJ
APPENDIX A
CERTIFICATION AND LIMITATIONS
The undersigned certifies to RICHARD A. BROOK, TOWNSHIP OF FLORENCE (hereinafter referred to as the
“client”) that:
1.
The undersigned has no present or contemplated future (a) partnership with the client nor (b) an interest in the
property inspected which could adversely affect the ability to perform an objective inspection; and neither the
employment of the undersigned to conduct the inspection, nor the compensation for it, is contingent on the
results of the inspection.
2.
The undersigned has no personal interest in or bias with respect to the subject matter of this Phase I
Environmental Site Assessment or any parties who may be part of a financial transaction involving the
property. The conclusions and recommendations of this report are not based in whole or in part upon the race,
color, creed, sex or national origin of any of the principal parties of the client or the property owner(s).
3.
The undersigned has personally inspected the property and has made visual inspection of adjacent properties, to
the extent possible by readily available access. The inspection does not include the removal of any soil, water
or air samples, the moving of furniture or fixtures, or any type of inspection that would require extraordinary
effort to access.
4.
All contingent and limiting conditions are contained herein (imposed by the terms of the inspection assignment
or by the undersigned affecting the conclusions and recommendations contained in this report).
5.
This Phase I Environmental Site Assessment has been made in conformance with and is subject to the
requirements of the Code of Professional Ethics of the Environmental Assessment Association.
6.
I declare that, to the best of my professional knowledge and belief, I meet the definition of “Environmental
Professional” as defined in §312.10 of 40 CFR § 312.
7.
I have the specific qualifications based on education, training and experience to assess a property of the nature,
history, and setting of the subject property. I have developed and performed the all appropriate inquiries in
conformance with the standards and practices set forth in 40 CFR Part 312.
Contingent and Limiting Conditions:
1.
The undersigned assumes no responsibility for matters of a legal nature affecting the property inspected or the
title thereto. The property is inspected assuming responsible ownership.
2.
Any sketch appearing in or attached to the Phase I Environmental Site Assessment or any statement of
dimensions, capacities, quantities or distances, are approximate and are included to assist the reader in
visualizing the property. The undersigned has made no survey of the property.
3.
The undersigned is not required to give testimony or appear in court because of having made the inspection with
reference to the property in question, unless arrangements have been previously made therefore.
4.
This Phase I Environmental Site Assessment is not intended to have any direct effect on the value of the
property inspected but simply to provide a visual Environmental Assessment solely for the benefit of the client.
5.
The undersigned assumes that there are no hidden, unapparent, or latent conditions or defects in or of the
property, subsoil, or structures, other than those noted in the Phase I Environmental Site Assessment or any
addendum which the undersigned has included. The undersigned assumes no responsibility for such conditions,
or for the inspection, engineering or repair which might be required to discover or correct such factors.
6.
Information, estimates and opinions furnished to the undersigned and contained in this report, were obtained
from sources considered reliable and believed to be true and correct. However, the undersigned has made no
independent investigation as to such matters and undertakes no responsibility for the accuracy of such items.
7.
Neither the Phase I Environmental Site Assessment, any part thereof, nor any copy of the same (including
conclusions or recommendations, the identity of the inspector, professional designation, reference to any
professional organization, or the firm with which the inspector is affiliated), shall be used for any purposes by
anyone but the client. The report shall not be conveyed by anyone to the public through advertising, public
relations, news, sales, or other media, without the prior written consent and approval of the undersigned.
Date 03/2/2016
Donald F. Bowman, C.H.M.M.
EXHIBIT Y
Development Fee Ordinance
10
EXHIBIT Z
100% Affordable Housing Ordinance
Hornberger Site - to be provided
EXHIBIT AA
Administrative Agent Appointment Documentation
EXHIBIT BB
Planning Board Resolution Adopting Housing Element and
Fair Share Plan
EXHIBIT CC
Governing Body Resolution Endorsing the Fair Share Plan
EXHIBIT DD
Municipal Housing Liaison Resolution
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