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2019 Housing Element & Fair Share Plan
BID #: N/A
ISSUED: 1/28/2019
DUE: TBD
VALUE: TBD
100
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Executive Summary
The Borough of Riverdale Planning Board has prepared an updated Housing Element and Fair Share Plan for 2019, superseding previous plans from 2015 and 2010. This plan conforms to the Fair Housing Act and the New Jersey Municipal Land Use Law. The Borough's total affordable housing obligation is 303 units, including prior round obligations (58 units), present need (2 units), and prospective need (243 units). A Vacant Land Analysis (VLA) determined a realistic development potential (RDP) of 25 affordable dwelling units. The remaining 218 units of unmet need will be addressed through various mechanisms, including affordable units in the Riverwalk project, a partnership with Habitat for Humanity, amending the Community Redevelopment District (CRD) regulations, and adopting a mandatory affordable housing set-aside ordinance for new multi-family residential developments.
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--- Document: 2019 Housing Element & Fair Share Plan Document --- BOROUGH OF RIVERDALE PLANNING BOARD MORRIS COUNTY, NEW JERSEY BOROUGH OF RIVERDALE 2019 HOUSING ELEMENT AND FAIR SHARE PLAN January 28, 2019 PREPARED BY: ________________________________________ Robert A. Michaels, P.P., AICP License No. 2585 The Original Document is Signed and Sealed pursuant to N.J.A.C. 13:41-1.3 - 1 - BOROUGH OF RIVERDALE MORRIS COUNTY, NEW JERSEY 2019 HOUSING ELEMENT AND FAIR SHARE PLAN 1.0 Introduction This Housing Element and Fair Share Plan updates the plan dated December 7, 2015. It also supersedes the Housing Plan dated May 13, 2010. The 2010 plan was submitted to the New Jersey Council on Affordable Housing (COAH), but was not reviewed and did not receive substantive certification. This plan is intended to conform to the requirements of the Fair Housing Act as amended and recent decisions by the New Jersey Supreme Court. This plan is structured pursuant to the requirements of the New Jersey Municipal Land Use Law (N.J.S.A. 40:55D-1 et.seq.) and COAH’s substantive rules that have not been reversed by Court decisions. Data used to compile this report was obtained from the 2010 U.S. Census, New Jersey Department of Labor and Workforce Development, New Jersey Department of Community Affairs, Morris County Office of Planning and Development and the Riverdale Planning Office. 2.0 Demographic, Housing and Employment Data Population and Economic Characteristics The population of the 2.06 square mile Borough increased by 42.4 percent or 1,061 residents between 2000 and 2010. This was substantially greater than the 4.7 percent growth experienced by Morris County during the same period (Table 1). TABLE 1 TOTAL POPULATION RIVERDALE AND MORRIS COUNTY 2000 and 2010 2000 2010 Change Number Percentage Riverdale 2,498 3,559 1,061 42.4 Morris County 470,212 492,276 22,064 4.7 Source: 2000 and 2010 U.S. Census The Census estimates that the population of Riverdale has continued to grow and that the estimated population in 2013 was 4,060. This represents an increase of 501 persons over the 2010 Census figure. - 2 - Table 2 shows that while the Borough’s population increased by 42.4 percent, the number of housing units grew by 76.2 percent between 2000 and 2010. Both of these growth rates were significantly higher than that for Morris County. Renter occupied housing while growing strongly, was out-paced by owner-occupied housing in terms of percentage growth in the Borough. In the County, renter-occupied housing had a higher percentage growth than owner occupied housing. TABLE 2 HOUSING UNITS, 2000 AND 2010 BOROUGH OF RIVERDALE AND MORRIS COUNTY 2000 2010 Change 2000 - 2010 Number Percent Riverdale Total 940 1,657 717 76.2 Owner-Occupied 755 1,309 554 73.3 Renter-Occupied 164 238 74 45.1 Vacant 21 110 89 423.8 Morris County Total 174,379 189,842 15,463 8.9 Owner-Occupied 129,039 135,316 6,277 4.9 Renter-Occupied 40,672 45,218 4,546 11.2 Vacant 4,668 9,308 4,640 99.4 Source: 2000 and 2010 U.S. Census The median age of residents of Riverdale is slightly younger than that of Morris County. Twenty-eight (28) percent of the population of Riverdale in 2010 was over 55 years of age and just over twenty (20) percent of the population was below twenty years of age as is shown in Table 3. In comparison to Morris County, Riverdale is slightly younger with a median age of 40 as compared to 41.3 for the County. It is interesting to note that a higher percentage of County residents are between five (5) and 19 (generally school-age) than are in the Borough (20.6 percent versus 13.9 percent). - 3 - TABLE 3 POPULATION BY AGE - 2010 BOROUGH OF RIVERDALE AND MORRIS COUNTY Age Group Borough of Riverdale Morris County Number Percent Number Percent Under 5 227 6.4 27,342 5.6 5-19 493 13.9 101,188 20.6 20-24 170 4.8 23,994 4.9 25-34 635 17.8 51,794 10.5 35-44 536 15.1 72,187 14.7 45-54 499 14.0 85,379 17.3 55-64 464 13.0 62,237 12.6 65 and Over 535 15.0 68,155 13.8 Total 3,559 100.0 492,276 100.0 Median Age 40.0 41.3 Source: U.S. Census TABLE 4 BOROUGH OF RIVERDALE PERSONS PER HOUSEHOLD - 2010 Household Size Number Percent 1 Person 513 33.2 2 Persons 523 33.8 3 Persons 207 13.4 4 Persons 202 13.1 5 Persons 68 4.4 6 Persons 21 1.4 7 or More Persons 13 0.8 Total 1,547 100 Average Persons per Household 2.30 Source: 2010 U.S. Census, - 4 - The average number of persons per household in the Borough in 2010 was 2.30, which is slightly less than that for Morris County, which was 2.68 persons per household. Over 33 percent of the households in the Borough were occupied by two people and over 33 percent were single-occupancy households. Household size has decreased in the Borough since 2000, when there was an average of 2.68 persons per household. Economic Characteristics The median values for owner-occupied housing as reported in the 2000 Census and the 2009-2013 American Community Survey for Riverdale and Morris County are found in Table 5. For both entities the median values increased significantly over the period. Riverdale’s housing values were below that for the County during both time periods. TABLE 5 MEDIAN VALUE OF OWNER-OCCUPIED HOUSING FOR RIVERDALE AND MORRIS COUNTY 2000 AND 2009-2013 2000 2009-2013 % Change Riverdale $210,200 $345,100 64.2 Morris County $257,400 $432,400 68 Source: U.S. Census 2000 and 2009-2013 American Community Survey Median contract rents for both Riverdale and Morris County are reported in Table 6 for 2000 and 2009-2013. The increase in the growth rate of rates between the time periods was much greater for Riverdale than the County. Rents in Riverdale increase 94.3 percent as compared to 48.8 percent in the County. TABLE 6 MEDIAN CONTRACT RENTS FOR RIVERDALE AND MORRIS COUNTY 2000 AND 2009-2013 2000 2009-2013 % Change Riverdale $872 $1,694 94.3 Morris County $813 $1,210 48.8 Source: U.S. Census 200 and 2009-2013 American Community Survey - 5 - TABLE 7 RIVERDALE AND MORRIS COUNTY HOUSEHOLD INCOMES - 2010 Income Borough of Riverdale Morris County Number Percent Number Percent Less than $10,000 17 1.2 5,141 2.9 $10,000 to $14,999 21 1.5 3,562 2.0 $15,000 to $24,999 45 3.2 10,598 6.0 $25,000 to $34,999 118 8.3 10,446 5.9 $35,000 to $49,999 125 8.8 15,265 8.6 $50,000 to $74,999 275 19.4 27.277 15.3 $75,000 to $99,999 256 18.1 25,266 14.2 $100,000 to $149,999 383 27.0 33,587 18.9 $150,000 to $199,999 96 6.8 20,542 11.6 $200,000 or more 81 5.7 26,102 14.7 Total 1417 100 177,786 100 Median Household Income $86,328 $91,469 Source: 2010 U.S. Census Table 7 compares the household incomes of Riverdale with that of all of Morris County. In 2010, the median household income of Morris County at $91,469 was higher than that of Riverdale, which is $86,328. For both the County and the Borough the highest percentage was found in households earning between $100,000 and $149,999, with 18.9 percent of County households and 27.0 percent Borough households within that category. The greatest disparity seems to be with households earning more than $200,000 annually. Almost fifteen (15%) percent of the County’s households fall within that category and 5.7 percent of Riverdale’s households earn that highest income category. - 6 - TABLE 8 2018 Regional Income Limits for Region 2 Household Size Median Moderate Low Very Low 1 Person $66,755 $53,404 $33,377 $20,026 1.5 Person * $71,523 $57,218 $35,762 $21,457 2 Person $76,291 $61,033 $38,146 $22,887 3 Person * $85,828 $68,662 $42,914 $25,748 4 Person $95,364 $76,291 $47,682 $28,609 4.5 Person * $99,179 $79,343 $49,589 $29,754 5 Person $102,993 $82,395 $51,497 $30,898 6 Person $110,622 $88,498 $55,311 $33,187 7 Person $118,252 $94,601 $59,126 $35,475 8+ Person $125,881 $100,705 $62,940 $37,764 Source: Affordable Housing Professionals of New Jersey Region 2 includes Essex, Morris, Union and Warren Counties. * These rows are for calculating the pricing for one, two and three bedroom sales and rental units as per N.J.A.C.5:80-26.6(b) and N.J.A.C. 5:8026.12(a). The income limits provided above have been taken from the Affordable Housing Professionals of New Jersey. These income limits shall be recalculated annually pursuant to the criteria included in the agreement between the Borough of Riverdale and Fair Share Housing Council. Riverdale is located in Region 2, which is comprised of Essex, Morris, Union and Warren Counties. The moderate income limits are set at 80 percent of the median income for that household size and low income limits at fifty (50%) percent of the median income. As is noted on Table 8, the income limits for 1.5 person, 3 person, and 4.5 person households are used to determine the prices for one, two and three bedroom housing units respectively. Generally, no more than 25 percent of a household’s gross monthly rent should be devote to housing costs and sales and rental prices are generally based on that figure. Other factors come into play for sales prices such as down payments, interest rates and insurance costs. Therefore a slightly higher percentage of gross monthly income may be devoted to the sale of affordable housing. - 7 - Housing Stock Characteristics The age of the housing stock in Riverdale Borough is examined in Tables 9 and 10. The data in Table 9 is derived from the 2009 – 2013 American Community Survey compiled by the U.S. Census and it compares the year residential structures were built in Riverdale and Morris County. The general age of housing in the Borough is much younger than that found in the County. This is due to the recent multi-family projects constructed in the Borough since 2000. The median year housing was built in the Borough, as reported was 1996 as compared to 1965 for Morris County. The 2000 Census reported the median year housing was built in the Borough was 1956. If this data were recalculated today, the results would be much different due to the number of new dwellings constructed since 2000. Almost forty-four (44%) percent of the housing in Riverdale was constructed between 2000 and 2009. TABLE 9 BOROUGH OF RIVERDALE AND MORRIS COUNTY YEAR STRUCTURE BUILT Year Residential Structure Built Riverdale Borough Morris County Number Percent Number Percent 2010 or later 63 3.4 668 0.4 2000 to 2009 807 43.8 15,843 8.3 1990 to 1999 141 7.7 22,646 11.9 1980 to 1989 69 3.7 23,870 12.6 1970 to 1979 92 5.0 29,326 15.4 1960 to 1969 84 4.6 30,139 15.8 1950 to 1959 328 17.8 29,172 15.3 1940 to 1949 58 3.1 11,602 6.1 1939 or earlier 200 10.9 26,904 14.1 Total 1,842 100 190,170 100 Median Year Structure Built 1996 1965 Source: 2009-2013 American Community Survey Table 10 identifies the number of residential building permits issued in the Borough from 2010 through 2014. During that time period permits for 252 dwellings were issued... A large number of those permits are for the D.R. Horton project and the Riverwalk development, which were completed after the 2010 Census. - 8 - TABLE 10 BOROUGH OF RIVERDALE RESIDENTIAL BUILDING PERMITS FOR NEW CONSTRUCTION 2010 - 2014 Year Residential Building Permits 2010 87 2011 110 2012 55 2013 0 2014 0 Total 252 Source: New Jersey Construction Reporter The Census data does not provide a direct assessment of the number of dwelling units within a community that are deteriorated and in need of repair. There also is no indication whether those deteriorated units are occupied by low or moderate income families. The Census does report some physical characteristics that are surrogates for determining the amount of housing that is substandard. The three (3) characteristics often used are units lacking complete plumbing facilities, units lacking complete kitchen facilities and units with more than 1.01 persons per room. The latter standard is a sign of overcrowding, which is often associated with deterioration and lack of financial resources. Often a dwelling unit will have more than one of these characteristics. There are no dwellings in the Borough that suffer from substandard or overcrowded conditions, as reported in the 2008 – 2012 American Community Survey of the U.S. Census. Employment Table 11 illustrates historical employment data for 2013 for Riverdale Borough. This is the most recent general data for the Borough and it reports covered employment. Covered employment is jobs both in the private and public sectors that are covered by unemployment insurance as reported to the New Jersey Department of Labor and Workforce Development on a quarterly basis. These are jobs found within the Borough and should not be confused with data for employed individuals residing within Riverdale Borough. In 2013 the annual average number of jobs within the Borough’s borders was 2,838. The number of private sector jobs fluctuated during the year. - 9 - TABLE 11 BOROUGH OF RIVERDALE PUBLIC AND PRIVATE SECTOR EMPLOYMENT - 2013 March June September December Annual Average Federal Govt. 8 8 9 9 9 State Govt. 21 5 6 6 7 Local Govt. 132 134 134 143 130 Private Sector 2,618 2,767 2,627 2,715 2,692 Total 2,779 2,914 2,776 2,873 2,838 Source: N.J. Department of Labor and Workforce Development Table 12 is data from 2013 and partitions the covered employment by various industries. It should be noted that the total private sector jobs noted does not equal the sum of the individual sectors. That is because some of the private sector data was suppressed for privacy reasons because there were too few employers or employees in those categories. The two largest categories of employees were in the manufacturing and retail trade sectors. They accounted for 16.1 and 45.7 percent, respectively, of the jobs in the Borough in 2013. The number and percent of retail jobs in the Borough has dramatically increased since 2003. - 10 - TABLE 12 BOROUGH OF RIVERDALE COVERED EMPLOYMENT 2013 Industry March June September December Annual Average Number Percent Construction 99 107 109 106 104 3.8 Manufacturing 437 438 428 428 434 16.1 Wholesale Trade 67 74 71 63 69 2.6 Retail Trade 1,221 1,241 1,200 1,287 1,230 45.7 Transportation and Warehousing * 31 32 32 33 31 1.1 Information * Finance and Insurance 48 46 46 44 46 1.7 Real Estate * Professional and Technical Services 128 137 134 144 134 5.0 Administrative and Waste Services 70 91 95 97 86 3.2 Health Care and Social Services 168 176 187 183 177 6.6 Arts and Entertainment 51 54 29 41 48 1.8 Accommodation and Food Service 133 173 133 130 139 5.2 Other Services Total Private * 2,618 2,767 2,627 2,715 2,692 100 Government 161 147 149 158 146 Source: New Jersey Department of Labor and Workforce Development *Some classifications have been suppressed for privacy because the numbers of employees were small or there were too few employers. 3.0 Low and Moderate Income Housing Needs The total affordable housing requirement for the Borough of Riverdale is the combination of present need, prior round obligations from 1987 to 1999 and the prospective need from 1999 to 2025. Previous Housing Plans prepared for the Borough of Riverdale calculated the prospective affordable housing needs based on growth share methodology that was established at that time through published rules of the Council on Affordable Housing. Since then court decisions have ruled that growth share is no longer the permitted methodology for determining the low and moderate income housing - 11 - obligation of a municipality that desires to have their housing plan certified by the appropriate authorities. Most recently, the New Jersey Supreme Court in In Re Adoption of N.J.A.C. 5:96 & 5:97 by N.J. Council on Affordable Housing, decided March 10, 2015, held the following: First, as we said in In re Adoption of N.J.A.C. 5:96 & 5:97, supra, previous methodologies employed in the First and Second Round Rules should be used to establish present and prospective statewide and regional affordable housing need. 215 N.J. at 620. The parties should demonstrate to the court computations of housing need and municipal obligations based on those methodologies. Since the Supreme Court decision there have been competing methodologies that have been litigated in the superior courts of New Jersey. Although Riverdale has not been a party to these efforts, the Borough acknowledges that there are differing obligation numbers attributed to the community. The Fair Share Housing Center has forwarded an obligation calculated by Dr. David Kinsey, P.P., which is used here as modified by an agreement with the Borough. For the purpose of obtaining a declaratory judgement and advancing the provision of providing an opportunity for affordable housing the following obligations are adopted: Prior Round Obligations 58 Units Present Need (Per Kinsey Report): 2 Units Prospective Need (3rd round) (Per Kinsey Report as modified): 243 Units Total Obligation: 303 Units The Borough has undertaken a vacant land analysis (VLA) because it was clear that there is not sufficient developable land in the Borough to accommodate the calculated obligation. The VLA is attached to this report. It calculated that the realistic development potential for the Borough (RDP) is 13 affordable dwelling units based on the densities assumed. It is agreed that the RDP can be increased to 25 units in anticipation of greater densities. Therefore the difference between the agreed third round obligation of 243 units and the 25 RDP is 218 units which is the unmet need. 4.0 Housing Credits and Reductions The Borough is permitted to apply credits for affordable housing activity that has occurred as a result of the first and second rounds. Credits are for units actually constructed and bonuses allotted per COAH’s regulations. Reductions are taken for land zoned for affordable housing, or developments approved for affordable housing, but not yet constructed. Under COAH’s rules for Rounds one and two, rental units may receive a bonus credit for up to the Borough’s obligation for rental housing available for families. Age- restricted rental units receive 0.33 bonus credits for each unit. The rental obligation is - 12 - twenty-five (25%) percent of the Borough’s total obligation Therefore Riverdale’s rental obligation and potential bonus for the prior rounds is capped at twenty-five percent of 58 which is 14.5 and rounded up to 15 bonus credits. The Supreme Court’s decision allowed flexibility in the Superior Courts analysis of individual municipality’s housing plan. They acknowledged the Appellate Division’s approval of bonus credits that had been part of earlier COAH rules. In that regard this plan includes applicable bonus credits that were allowed in earlier versions of COAH’s rules to be applied to the third round obligation. Therefore the Borough is eligible for bonus credits capped at 25 percent of the third round obligation. Credits for Completed Projects The following are units constructed and bonuses credited for prior round obligation: Rock Creek Development 9 Rental Age-Restricted Units 4 Rental Family Units 1 Bonus Credits 16 RCA’s to East Orange D.R. Horton (The Grand) 5 Rental Family Units 5 Bonus Credits Riverwalk (Rentals) 9 Rentals 9 Bonus Credits Totals: 43 Units 15 Bonus Credits Total Credits = 58 There are additional units that have been provided by the Riverwalk project that are applied to the third round obligation. 5.0 Affordable Housing Plan It is agreed that the rehabilitation obligation for the Borough is two (2) units as reported by Dr. Kinsey. The Borough has participated in the Morris County Department of Community Affairs program for rehabilitation of dwellings of low and moderate income families. This plan proposes to continue participation with the County program. If the County program does not satisfy the Borough’s needs the rehabilitation efforts will be reevaluated to determine whether municipal Housing Trust Funds are needed. The Borough does not propose to conduct its own municipal program to avoid duplication of efforts and for costs savings. - 13 - Third Round Housing Plan The Borough proposes to utilize existing affordable housing projects to satisfy the 25 unit RDP. That RDP will be satisfied by a portion of the balance of the Riverwalk project and from the Pio Costa project as follows: Seventeen (17) affordable units in the Riverwalk rental project and seven (7) bonus credits. One (1) unit to be provided by the approved Pio Costa project. The remainder of the third round obligation (243-25) of 218 is unmet need. This unmet need will be satisfied through a number of mechanisms as follows: There are 21 affordable units remaining in the Riverwalk project which will be applied towards the unmet need. The Borough has used some of its Housing Trust Fund to purchase a property on Newark-Pompton Turnpike, (Block 26, Lot 21.03). This property was previously owned by Verizon and is located in the Industrial zone. This property is 2.67 acres in area and the intent of the Borough is to partner with Habitat for Humanity to develop a 100 percent affordable project. It is anticipated that thirty (30) affordable units will be provided. The property is currently owned by the Borough and therefore is available and approvable by the municipality. It is served by public sewer and water and is developable. Given the surrounding and neighboring land uses, it is suitable for affordable development. The Borough proposes to amend the Community Redevelopment District (CRD) regulations to adopt overlay zoning that would permit residential uses up to twelve (12) dwelling units per acre, as a permitted use on second and third floors. The minimum set-aside would be fifteen (15%) percent for rental housing and twenty (20%) percent for sales housing. Regulations for this housing will incorporate all requirements of the Uniform Housing Affordability Controls (UHAC) at N.J.A.C. 5:80-26.1, et.seq., including with respect to bedroom distribution, phasing of affordable housing units and income distribution. The Borough will adopt an ordinance requiring a mandatory affordable housing set aside for all new multi-family residential developments of five (5) units or more. The set aside for rental developments shall be fifteen (15%) percent and the set aside for for-sale developments shall be twenty (20%) percent. The provisions of the ordinance shall not apply to residential expansions, additions, renovations, replacement, or any other type of residential development that does not result in a net increase in the number of dwellings of five or more. - 14 - Summary Table 13 summarizes the Borough’s affordable housing plan. It should be noted that the affordable units projected are the minimum anticipated from the various programs. The affordable units projected from the CRD Overlay Zone and the Mandatory Set-aside provisions are approximate given the uncertainty of developers employing those options. TABLE 13 BOROUGH OF RIVERDALE SUMMARY OF HOUSING PLAN Category and Project Units or Credits Prior Round Need 58 Rock Creek-Age Restricted 9 Rock Creek-Family Rentals 4 Rock Creek-Family Rentals Bonus 1 Rock Creek-RCA to East Orange 16 D.R. Horton (The Grande) Family Rentals 5 D.R. Horton Rental Bonus 5 Riverwalk Family Rental 9 Riverwalk Rental Bonus 9 Total Provided Prior Rounds 58 Third Round Obligation 243 Realistic Development Potential (RDP) 25 Riverwalk Family Rental 24 Pio Costa 1 Unmet Need 218 Habitat for Humanity (B.26, L.21.01&21.03 30 CRD Overlay Zone 38 Mandatory Set-aside 20+
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