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Executive Summary
This document outlines the Borough of Roosevelt's Housing Plan Element and Fair Share Plan, adopted on June 14, 2022, to address affordable housing obligations. It supersedes the previous plan from 2001 and addresses cumulative fair share obligations from 1987 through 2025, considering provisions of the New Jersey Council on Affordable Housing (COAH) and relevant court decisions. The plan includes an assessment of the borough's demographic and housing characteristics, identifying land suitable for affordable housing, and strategies for meeting affordable housing needs, recognizing the borough's historic designation and environmental constraints.
The Fair Share Plan details Roosevelt Borough’s Rehabilitation Obligation, Prior Round Obligation (1987-1999), and Gap + Obligation and Prospective Need or Third Round Obligation (1999-2025). The plan proposes mechanisms for which the Borough can realistically provide opportunities for affordable housing for moderate-, low-, and very low- income households. A key component is the calculation of the Realistic Development Potential (RDP), which accounts for limited developable land due to environmental restrictions and historic preservation. The document provides a comprehensive strategy for addressing affordable housing obligations within the unique context of Roosevelt Borough's historical and environmental landscape.
The conclusion of the vacant land inventory is that there are 11 potential properties in the Borough that are vacant, farmland or underdeveloped. Of that number all met the listed exclusions and resulted in a potential affordable set-aside of zero (0) units. The resulting Realistic Development Potential (RDP) for the Borough of Roosevelt is therefore 0 affordable units.
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Document Text
--- Document: Housing Plan Element & Fair Share Plan - Adopted June 14, 2022 Document ---
HOUSING PLAN ELEMENT
AND
FAIR SHARE PLAN
BOROUGH OF ROOSEVELT
Monmouth County, New Jersey
Adopted by Planning Board: June 14, 2022
Prepared by:
T. ANDREW THOMAS, P.P.
THOMAS PLANNING ASSOCIATES, L.L.C.
P.O. Box 363
Brielle, New Jersey 08730
Phone: 732-556-6711
The original was signed and sealed in accordance with N.J.S.A. 45:14A-12 and N.J.A.C. 13:41-1 et seq.
i
Table of Contents
INTRODUCTION ...................................................................................................................... 1
BACKGROUND ........................................................................................................................ 1
HOUSING PLAN REQUIREMENTS ........................................................................................ 3
BOROUGH OF ROOSEVELT LOCATION AND LAND USE PATTERNS ........................... 5
ROOSEVELT AND THE STATE DEVELOPMENT AND REDEVELOPMENT PLAN ....... 7
BOROUGH DEMOGRAPHIC CHARACTERISTICS AND HOUSING INVENTORY ......... 8
Demographic Characteristics ................................................................................................. 8
Housing Characteristics ....................................................................................................... 10
Occupation Characteristics .................................................................................................. 13
Existing and Probable Future Borough Labor Force .......................................................... 13
Projection of Housing Stock ................................................................................................. 14
Low- and Moderate-Income Units – 2019 Borough of Roosevelt ........................................ 15
HOUSING POLICY ................................................................................................................. 18
AVAILABILITY OF SANITARY SEWER AND WATER INFRASTRUCTURE ................ 20
LANDS MOST APPROPRIATE FOR AFFORDABLE HOUSING ....................................... 20
MULTIGENERATIONAL HOUSING .................................................................................... 20
FAIR SHARE PLAN ................................................................................................................ 20
Prior Round Obligation ........................................................................................................ 22
Present Need - Rehabilitation Obligation............................................................................. 22
Round 3 Obligation (Gap + Prospective Need) ................................................................... 23
Adjusted Fair Share Obligation (RDP - Realistic Development Potential) ......................... 23
Satisfaction of Unmet Need ................................................................................................... 25
ii
Figures
Figure 1 – Location Map..................................................................................................................7
Figure 2 – Population by Age ..........................................................................................................9
Figure 3 – Housing Construction Date (2019 Estimate) ................................................................11
Figure 4 – Value for Owner Occupied Units (2019 Estimate) ......................................................12
Figure 5 – Gross Rent for Renter Occupied Units (2019 Estimate) ..............................................12
Figure 6 – Civilian Occupations (2019 Estimate) ..........................................................................13
Figure 7 – Employment Characteristics (2015-2019 Estimate) .....................................................14
Figure 8 – Residential Permits and Demolitions (2010-2019) ......................................................14
Figure 9 – 2019 Rental Housing Rate ............................................................................................16
Figure 10 – 2019 Sales Prices for Single Family Detached Housing Units ..................................17
Figure 11 – Fair Share Obligation .................................................................................................22
1
BOROUGH OF ROOSEVELT HOUSING PLAN ELEMENT
AND FAIR SHARE PLAN
INTRODUCTION
The Borough of Roosevelt has prepared this Housing Plan Element and Fair Share Plan in
accordance with the New Jersey “Fair Housing Act” (N.J.S.A. 52:27D-301 et seq.), Chapter 22,
Laws of 1985, effective July 2, 1985. The Fair Housing Act created the New Jersey Council on
Affordable Housing (COAH or Council) and granted the Council primary jurisdiction for the
administration of housing obligations in accordance with sound regional planning considerations
in the State. The Fair Housing Act also amended the New Jersey Municipal Land Use Law
(N.J.S.A. 40:55D-1 et seq.) to require that a municipal master plan include a Housing Plan
Element to provide for affordable housing needs of the municipality and the housing region in
which it is located.
This Housing Plan Element and Fair Share Plan supersedes the Roosevelt Housing Plan Element
that was prepared and adopted by the Planning Board on May 4, 2001. This Plan addresses
current affordable housing planning requirements including the calculated cumulative fair share
obligation for the period from 1987 through 2025 pursuant to applicable provisions of COAH
through the March 10, 2015 decision of the New Jersey Supreme Court and March 8, 2018
Opinion of Mercer County Assignment Judge Mary C. Jacobson, which addressed
methodologies for addressing the components of municipal fair share obligations.
BACKGROUND
This is the third Housing Plan prepared by the Borough of Roosevelt. The first Housing Plan was
prepared in 1987 by John Lynch, P.P. for the Round 1 COAH fair share obligation of zero (0)
units.
The second Housing Plan was prepared by Allan Mallach, P.P. to address the Round 2 COAH
fair share obligation of 32 affordable housing units. It was adopted on May 2, 2001, filed with
COAH on May 4, 2001 and re-filed with COAH on March 26, 2003. In conjunction with the re-
filed Housing Plan, the Borough entered into a Regional Contribution Agreement (RCA) with
the City of Asbury Park for the rehabilitation of three (3) affordable housing units in the City
subject to approval of Substantive Certification by COAH. The Borough subsequently was sued
by U.S. Home, Inc. for a Builder’s Remedy. After three years in Court, U.S. Home withdrew its
lawsuit.
Subsequent to the time of the adoption of the Round 1 & 2 Borough of Roosevelt Housing Plans,
COAH adopted Round 3 Rules on December 20, 2004. These Rules were quickly challenged in
Court resulting in the invalidation of large components of the regulations. More specifically, on
January 25, 2007 the New Jersey Superior Court, Appellate Division, affirmed in part, reversed
in part and remanded portions of the Round 3 Rules back to COAH for reevaluation and for
further rulemaking. COAH responded to the Appellate Court Order on January 22, 2008 when it
2
published proposed new Round 3 Rules. The Revised Round 3 Rules were adopted by COAH on
May 6, 2008 and became effective June 2, 2008. At the date of adoption of the Round 3 Rules
COAH simultaneously proposed amendments to the Rules. The amendments were adopted on
September 22, 2008 and became effective October 20, 2008.
The amended 2008 Round 3 COAH Rules provided for projected affordable housing obligations
based upon projected growth of new housing units and projected new jobs for the period January
1, 2004 through December 31, 2018. COAH then applied ratios for affordable housing units that
would be generated by these two growth components. COAH referred to these projections as
“municipal growth share".
The COAH methodology for determining Prospective Need for the period 2004 through 2018
was invalidated in October 2010 by an Appellate Division decision. This decision rendered the
Prospective Need 2008 municipal fair share calculations invalid.
In 2013, the New Jersey Supreme Court upheld and modified the 2010 Appellate Division ruling,
which partially invalidated the COAH Rules for the period from 2004 through 2018 (N.J.A.C.
5:96 and N.J.A.C. 5:97). As a result, COAH was charged with adopting new affordable housing
rules. COAH prepared revised Rules but, in a tie vote, the Council on Affordable Housing failed
to adopt them.
On March 10, 2015, due to COAH’s failure to adopt new Rules, the New Jersey Supreme Court
effectively returned primary jurisdiction back to the State trial courts for processing Mount
Laurel compliance. To effectuate this ruling, the Supreme Court created transitional procedures
for municipalities to petition designated trial court judges for review of their municipal
affordable housing plans voluntarily, or, in the alternative, wait to be brought under the
jurisdiction of the Supreme Court via a “Constitutional Compliance Challenge”. The Supreme
Court modeled the procedures on the Fair Housing Act and attempted to create a parallel track to
what municipalities would have encountered at COAH. In this regard, the Supreme Court
provided for periods of immunity during the processing of municipal fair share housing plans.
The March 15, 2015 ruling was entitled, In “Re Adoption of N.J.A.C. 5:96, 221 N.J. 1 (2015)”
(commonly referred to as “Mount Laurel IV”).
On March 8, 2018, Mercer County Assignment Judge Mary C. Jacobson issued an Opinion
which addressed methodologies for determining four components that comprise regional and
municipal fair share affordable housing obligations: Present Need, Prior Round Obligation, Gap
Period Obligation and Prospective Need. This opinion has set a non-binding, but illustrative
precedent for determining obligations throughout the State. This ruling has been utilized in
defining the Borough of Roosevelt fair share affordable housing obligations as described in
greater detail below.
3
HOUSING PLAN REQUIREMENTS
The Borough of Roosevelt has prepared this Housing Plan Element and Fair Share Plan:
(1)
In compliance with the Fair Housing Act, Section 10 of P.L. 1985, c.222 (N.J.S.A.
52:27D-310), which requires a municipal housing plan element to achieve the goal of
and access to affordable housing to meet present and prospective needs;
(2)
Addressing the requirements of the Municipal Land Use Law (N.J.S.A. 40:55D-1 et.
seq.) for preparation of a municipal "Housing Plan Element"; and
(3)
Incorporating applicable provisions of the Substantive Rules of the New Jersey
Council on Affordable Housing (COAH) for the periods beginning on June 6, 1994
(N.J.A.C. 5:93-1.1 et. seq.) and on June 2, 2008 (N.J.A.C. 5:97-1.1 et. seq.), as
required by the March 10, 2015 decision of the New Jersey Supreme Court In the
Matter of the Adoption of N.J.A.C. 5:96 and 5:97 by COAH
(4)
Mercer County Assignment Judge Mary C. Jacobson’s Opinion which addressed
methodologies for determining four components that comprise regional and
municipal fair share affordable housing obligations: Present Need, Prior Round
Obligation, Gap Period Obligation and Prospective Need.
The Municipal Land Use Law, N.J.S.A. 40:55D-1, et seq., provides that a municipal Master Plan
must include a Housing Plan Element as a prerequisite for the adoption of zoning ordinances and
any subsequent amendments to zoning ordinances. This Housing Plan Element and Fair Share
Plan was prepared in accordance with N.J.S.A. 40: 55D-28.
Section 10 of the Fair Housing Act, N.J.S.A. 52:27D-310, requires that a Municipal Housing Plan
Element be designed to achieve the goal of providing access to affordable housing to meet
present and prospective housing needs, with particular attention to "low" and "moderate" income
housing, containing at least:
(1)
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;
(2)
A projection of the municipality's housing stock, including the probable future
construction of "low" and "moderate" income housing, for the next ten (10) years,
taking into account, but not necessarily limited to, construction permits issued,
approvals of applications for development, and probable residential development of
lands;
(3)
An analysis of the municipality's demographic characteristics, including, but not
necessarily limited to, household size, income level, and age;
4
(4)
An analysis of the existing and probable future employment characteristics of the
municipality;
(5)
A determination of the municipality's "present" and "prospective" "fair share" for
"low" and "moderate" income housing and its capacity to accommodate its "present"
and "prospective' housing needs, including its "fair share" for "low" and "moderate"
income housing; and
(6)
A consideration of the lands that are most appropriate for construction of "low" and
"moderate" income housing and of the existing structures most appropriate for
conversion to, or rehabilitate for, "low" and "moderate" income housing, including
consideration of properties of developers who have expressed a commitment to
provide "low" and "moderate" income housing.
(7)
An analysis of the extent to which municipal ordinances and other local factors
advance or detract from the goal of preserving multigenerational family continuity as
expressed in the recommendations of the Multigenerational Family Housing
Continuity Commission, adopted pursuant to paragraph (1) of subsection f. of section
1 of P.L.2021, c.273 (C.52:27D-329.20).
The Borough’s affordable housing obligation is described as follows based upon the applicable
provisions of COAH through the March 10, 2015 decision of the New Jersey Supreme Court and
the March 8, 2018 Opinion of Mercer County Assignment Judge Mary C. Jacobson.
Borough of Roosevelt Fair Share Obligation
Units
A.
Prior Round Obligation - The Prior Round Obligation covers the period
from 1987 through 1999.
29*
B.
Present Need Obligation (Rehabilitation Obligation) – The Present Need
Obligation which was previously referred to as the “rehabilitation share” is
a measure of overcrowded and deficient housing that is occupied by low
and moderate income households based on the 2010 U.S. Census.
7
C.
Round 3 Obligation which includes:
(1) GAP Period Obligation: The GAP Period Obligation covers the period
1999-2015, i.e. from the end of the last COAH obligation period
(1999) through the Supreme Court decision of March 10, 2015.
(2) Prospective Need - Prospective Need is a measure of low- and
moderate-income housing needs based on development and growth
that occurred or is reasonably likely to occur in a region or
municipality. The Prospective Need runs from March 10, 2015
through 2025.
48*
* The obligation for 29 units for Round 1 and 2 and 48 units for Round 3 is subject to a
vacant land adjustment yielding a Realistic Development Potential (or RDP) Need of zero
(0) units as further described in this Housing Plan Element.
5
This Housing Plan Element addresses each of the required items in accordance with the
Municipal Land Use Law, procedural requirements within COAH regulations that were upheld
by the Supreme Court and by the Mercer County Opinion outlining the methodologies for
determining the Borough affordable housing obligation for the Present Need, Prior Round
Obligation, GAP Period Obligation and Prospective Need for the period 1987 through 2025.
BOROUGH OF ROOSEVELT LOCATION AND LAND USE PATTERNS
Roosevelt Borough is a small rural community in western Monmouth County comprised of
approximately 1.95 square miles (1,246 acres) with 327 single and semi-detached residences and
a population of 882 according to the 2010 Census. The Borough was incorporated in 1937 as
“Jersey Homesteads.” On November 9, 1945, residents voted to rename the Borough
“Roosevelt” in honor of President Franklin Delano Roosevelt who died on April 12, 1945.
Jersey Homesteads was first planned by the United States Department of Interior, Division of
Subsistence Homesteads, in 1933-34, and then by the Resettlement Administration in 1935.
Jersey Homesteads was designed as a planned community with common open space “greenbelts”
separating 20,000 square foot lots or “homesteads” located along curvilinear streets, a small
industrial area for local employment and an area planned for agricultural uses. The community
was planned by Alfred Kastner, a German-born architect and city planner, and his assistant,
Louis I. Kahn. The community was designed to provide low-cost concrete and cinder block
housing based on a German Bauhaus style of architecture. The early development of Jersey
Homesteads began with the completion of seven houses in July 1936. Thirty-five additional units
were completed by the end of the year. A cooperative garment factory was opened in August
1936. The “Village” residential area was completed in 1937 – 1938. The planned agricultural
area of the community remains substantially intact.
The historical significance of Roosevelt was recognized in 1983 when the entire community was
placed on the State and National Registers of Historic Places. Of the 14 “homestead”
communities developed nationally, Roosevelt is the only one that remains essentially intact as
originally planned. The Borough residents are very proud of the historic character of the
Borough and its planned development.
The major roadway running through the center of Roosevelt is County Route 571, Rochdale
Avenue. Although the area surrounding Roosevelt Borough in Millstone and Upper Freehold
Township is still largely rural, the western Monmouth County area has experienced substantial
development during the past 20 years. Much of the historic farmland and rural landscape
surrounding the Borough has been developed into large single family houses on lots of one to six
acres and greater.
Approximately 259 acres or 20.8 percent of the 1,246 acres in Borough is developed.
Residential development accounts for 220 acres or 17.6 percent of the land area within the
Borough. Most of the residential development is bounded by “greenbelts” consisting of Borough
and State owned woodlands and open space that extend between residences on 20,000 square
6
foot lots that were platted on the original planned cluster residential development subdivision.
Appendix 1 provides a map of the existing land uses while Appendix 2 provides a chart showing
existing land use acreages in the Borough.
The Borough is located at the headwaters of the Assunpink Creek and the Rocky Brook. The
developed “village” portion is interlaced with small tributaries of the Assunpink Creek including
Empty Box Brook. Much of the undeveloped land is Borough owned woodland and open space
and remaining privately owned undeveloped tracts that include extensive areas of freshwater
wetlands and 50 to 150 foot wide wetlands transition areas that are now protected from
development pursuant to the New Jersey Freshwater Wetlands Act of 1986. The freshwater
wetlands and required 50 to 150 foot wide wetlands transition areas severely restrict future
development within the “village” area of the Borough and the remaining planned agricultural
areas of the Borough that are not already included in the permanent Farmland Preservation
Program.
Approximately 987 acres or 79.2 percent of the 1,246 acre area of the Borough is undeveloped
including private vacant land, qualified farmland, Borough owned property and a portion of the
Assunpink Wildlife Management Area owned by the New Jersey Department of Environmental
Protection (NJDEP)
More than 260 acres of privately owned agricultural land have been preserved under the New
Jersey Farmland Preservation Program. Residents have worked actively through the “Fund for
Roosevelt, Inc.”, a non-profit organization founded in 1999, to secure remaining agricultural land
for posterity by preserving the farmlands that represent an integral part of the planned
agricultural portion of the original “Jersey Homesteads” master plan. Farm qualified land, not
preserved under Farmland preservation, accounts for 84.9 acres or 6.8 percent of the Borough.
The NJDEP contains 244 acres of land while 198 acres were acquired by the Monmouth County
Parks Commission. The Borough also contains 126 acres of property used for open spaces
and/or parkland.
Figure 1, Location Map, shows the location of Roosevelt within Monmouth County.
7
Figure 1
LOCATION MAP
ROOSEVELT AND THE STATE DEVELOPMENT AND REDEVELOPMENT PLAN
On June 12, 1992 the New Jersey State Planning Commission adopted "Communities of Place:
The New Jersey State Development and Redevelopment Plan" (SDRP) designed to serve as a
general guide for municipal and county master planning. The Plan was prepared, in part, through
a Cross Acceptance Program which provided for coordination of state, regional, county,
municipal and private interests. The SDRP was reviewed in 1999 and 2000 following a statewide
Cross Acceptance II program, was updated, modified and then readopted in March 2001. On
April 28, 2004, the State Planning Commission released a preliminary State Plan document in
conjunction with a Cross Acceptance III program. This program stalled and was not
implemented.
A completely new approach for a State Plan was undertaken by the Governor Chris Christie
Administration under the guidance of the New Jersey Office of Planning Advocacy in early
2011. A draft “State Strategic Plan” was approved on November 11, 2011 by Resolution 2011-
08 and was scheduled for final adoption in October 2012 but it never occurred.
The current SDRP places the Borough of Roosevelt in Planning Area 4B – Rural
Environmentally Sensitive Planning Area. The Borough is also designated as an Identified
JACKSON
TOW NS HIP
FREEHOLD
TOW NS HIP
MILLS TONE
TOWNS HIP
UP PER F REEHOLD
TOWNSHIP
MAR LB OR O
TOW NS HIP
MANALAP AN
TOWNS HIP
WEST W INDSOR
TOWNS HIP
PRINCETON TWP
CHES TERFIELD
TOW NSHIP
EAS T W INDSOR
TOW NS HIP
CRANBURY
TOWNSHIP
NORTH HANOVER
TOWNSHIP
PLAINSBOR O
TOW NSHIP
FREEHOLD
B OR OUGH
PRINCETON BOR O
HIGHTS TOW N
B OR OUGH
JAMES BURG
B OROUGH
ALLENTOWN
BOROUGH
ENGLISHTOWN
BOROUGH
ROBBINS VILLE
TOW NS HIP
ROOSEVELT
BOROUGH
8
Village (IV) which the State Plan states are primarily residential places that offer a small Core
with limited public facilities, consumer services and community activities.
Pursuant to the New Jersey State Plan:
“Some lands in the Rural Planning Area (PA4) have one or more environmentally
sensitive features qualifying for delineation as Rural/Environmentally Sensitive
(PA4B). This subarea contains valuable ecosystems or wildlife habitats.
Rural/Environmentally Sensitive Planning Areas are supportive of agriculture
and other related economic development efforts that ensure a diversity within
New
Jersey.
Any
development
or
redevelopment
planned
in
the
Rural/Environmentally Sensitive Area should respect the natural resources and
environmentally sensitive features of the area.”1
The Intent of the Rural/Environmentally Sensitive Planning Area (PA4B) is the same as its
underlying Planning Area, Rural Planning Area (PA4) for existing uses of the land which include
the following:
Maintain the Environs as large contiguous areas of farmland and other lands;
Revitalize cities and towns;
Accommodate growth in Centers;
Promote a viable agricultural industry;
Protect the character of existing, stable communities; and
Confine programmed sewers and public water services to Centers.
BOROUGH DEMOGRAPHIC CHARACTERISTICS AND HOUSING INVENTORY
Housing Plans are required to provide demographic, housing and economic characteristics of the
municipality in accordance with the Fair Housing Act, N.J.S.A. 52:27D-310. The following
characteristics are provided by the 2010 U.S. Bureau of Census, the 2019 American Community
Survey (ACS) estimates and the New Jersey Department of Labor as noted.
Demographic Characteristics
According to the 2019 U.S. Census estimate, the population of the Borough of Roosevelt was
854, a decrease of 28 residents or 3.3 percent from 2010 when the population was 882. Figure 2
shows the population by age per the 2010 Census and the 2019 ACS estimate including pre-
school age (under 5), school age (5 to 19), working age (20 to 64) and seniors (65 and Older).
1 Description of the Rural/ Environmentally Sensitive Planning Area - Page 214 of the New Jersey State
Development and Redevelopment Plan
9
Figure 2
POPULATION BY AGE (2010 Census and 2019 ACS Estimate)
Borough of Roosevelt
2010
2019
Age (Years)
Number
Percent
Number
Percent
Pre-School Age
Under 5
50
5.7%
60
7.0%
School Age
5 to 9
45
5.1%
60
7.0%
10 to 14
69
7.8%
41
4.8%
15 to 19
76
8.6%
55
6.4%
Working Age
20 to 24
38
4.3%
37
4.3%
25 to 34
57
6.5%
75
8.8%
35 to 44
97
11.0%
109
12.8%
45 to 54
162
18.4%
80
9.4%
55 to 59
93
10.5%
78
9.1%
60 to 64
74
8.4%
88
10.3%
Seniors Age
65 and Older
121
13.7%
171
20.0%
TOTAL
882
100.0%
854
100.0%
Source: 2010 U.S. Bureau of Census and 2019 American Community Survey Estimate
Additional key demographic features of the Borough based on the 2019 American Community
Survey Estimates are as follows:
(1) As of the 2019 Census estimate, there were 295 households and 241 families
residing in the Borough of Roosevelt. Of the family households 29.5 percent had
children under the age of 18 living in the household, 218 or 73.9 percent were
married couples living together, 15 or 5.1 percent had a female householder with no
husband present. The average household size was 2.89 persons and the average
family size was 3.24 persons.
(2) The combined median age for both males and females in the Borough was 42.5 years
in 2019.
(3) According to the ACS 2019 Estimate, the Borough of Roosevelt median household
income was $105,694 and 20.7 percent of the Borough households had income
10
between $100,000 and $149,999, 20.7 percent had incomes of $150,000 to $199,999
and 13.2 percent had household incomes below $50,000.
(4) The 2019 ACS Estimate showed that the median family income was $131,250 (+/-
$23,907). The per capita income for the Borough was $42,869 (+/- $4,701).
Approximately 4.2 percent of all people in the Borough were below the poverty line,
including 4.8 percent of those under age 18 and 5.3 percent of those ages 65 or over.
Housing Characteristics
The housing stock of the Borough of Roosevelt was comprised of 308 total units per the 2019
ACS estimate. This was a decrease of 19 units from the 2010 Census when 327 units were
recorded. Other key housing characteristics from the 2019 ACS estimate include the following:
(1)
The 2019 ACS estimate recorded 295 occupied housing units or 95.8 percent of
the total 308 housing units in the Borough. Vacant housing units included 13
units or 4.2 percent.
(2)
The 2019 ACS estimate recorded 295 occupied housing units of which 263 were
owner-occupied or 89.2 percent and 32 were renter occupied or 10.8 percent. The
average household size of owner occupied housing units was 3.01. The average
household size for the renter-occupied housing units as 1.94.
(3)
The estimated homeowner vacancy rate nor the rental vacancy rate were
available for 2019.
(4)
Of the 295 occupied housing units 241 units, or 81.7 percent, were classified by
the ACS in 2019 as “family households” while 54 or 18.3 percent were “non-
family households.” The Census Bureau defines a “family householder as a
householder living with one or more people related to him or her by birth,
marriage, or adoption. The householder and all people in the household related
to him or her are family members.” A non-family householder is defined as “a
householder living alone or with nonrelatives only”.
(5)
Family households occupied by residents 65 years of age or older accounted for
8.1 percent of the total households.
Housing characteristics from the 2019 ACS Estimates include the following:
(1)
There were zero (0) housing units lacking plumbing facilities and zero (0) units
lacking complete kitchen facilities.
(2)
Approximately 44.5 percent of the housing units in the Borough were built in 1939
or earlier which the historic housing development; 18.8 percent or 58 housing
units, were added to the Borough housing stock between 1980 and 1989; 14.0
percent or 43 units were added between 1970 and 1979 and only 8 housing units
11
were added after 1990 or 2.6 percent which reflects the fact that there has been
little residential growth and that the Borough is almost fully developed. Figure 3
shows the age of housing stock by construction date.
Figure 3
HOUSING CONSTRUCTION DATE (2019 Estimate)
Borough of Roosevelt
Year Built
Number
Percent
2014 or later
0
0.0%
2010 to 2013
0
0.0%
2000 to 2009
7
2.3%
1990 to 1999
1
0.3%
1980 to 1989
58
18.8%
1970 to 1979
43
14.0%
1960 to 1969
7
2.3%
1950 to 1959
22
7.1%
1940 to 1949
33
10.7%
1939 or earlier
137
44.5%
TOTAL
308
100.0%
Source: American Community Survey 2019 Five Year Estimates
(3)
The value of the housing stock for owner occupied units is shown in Figure 4.
Approximately 136 housing units, or 51.7 percent, were valued between $300,000
and $499,999; 98 housing units, or 37.3 percent, were valued between $200,000 and
$299,000; while only 12, or 4.9 percent were valued at $500,000 or greater.
12
Figure 4
VALUE FOR OWNER OCCUPIED HOUSING UNITS (2019 ACS Estimate)
Borough of Roosevelt
Value
Number
Percent
Less than $50,000
4
1.5%
$50,000 to $99,999
0
0.0%
$100,000 to $149,999
0
0.0%
$150,000 to $199,999
13
4.9%
$200,000 to $299,999
98
37.3%
$300,000 to $499,999
136
51.7%
$500,000 to $999,999
12
4.6%
$1,000,000 or more
0
0.0%
Owner-Occupied Units
263
100.0%
Median Value
$316,700
Source: American Community Survey 2019 Estimate
(4)
The Median Gross Rent for 2015 was $5912. In 2019 there were 15 housing units
renting for less than $500 which accounted for 50 percent of the rental units; two (2)
housing units rented between $500 and $999; 8 units were renting for between $1,000
and $1,999; 5 units were renting for between $2,000 and $2,999 and zero (0) units
were renting for $3,000 or greater.
Figure 5
GROSS RENT FOR RENTER OCCUPIED HOUSING UNITS (2019 ACS Estimate)
Borough of Roosevelt
Gross Rent
Number
Percent
Less than $500
15
50.0%
$500 to $999
2
6.7%
$1,000 to $1,499
0
0.0%
$1,500 to $1,999
8
26.7%
$2,000 to $2,499
1
3.3%
$2,500 to $2,999
4
13.3%
$3,000 or more
0
0.0%
Occupied rental units
30
100.0%
Median (dollars)
N/A
No Rent Paid
2
Source: American Community Survey 2019 Estimate
2 The 2015 ACS estimate is the latest estimate for median gross rent
13
Occupation Characteristics
Figure 6 shows the occupation characteristics for residents in the Borough of Roosevelt based on
the 2019 ACS Estimate. In 2019 there were 454 Borough residents employed in occupations
consisting of thirty three and three tenths (33.3) percent in the education, health and social
services industry; 12.3 percent in professional, scientific, and management, and administrative
and waste management services; 9.7 percent in construction; 7.9 percent in transportation,
warehousing and utilities; 6.6 percent in Arts, Entertainment, Recreation, Food Services; and 5.9
percent in manufacturing. Other categories of resident occupations in 2019 are shown below.
Figure 6
CIVILIAN OCCUPATIONS – (2019 ACS Estimate)
Borough of Roosevelt
Occupation
Employment
Percent
Agriculture, Forestry and Fishing, Hunting, Mining
2
0.4%
Construction
44
9.7%
Manufacturing
27
5.9%
Wholesale Trade
10
2.2%
Retail Trade
19
4.2%
Transportation, Warehousing & Utilities
36
7.9%
Information
9
2.0%
Finance, Insurance, Real Estate & Rental Leasing
28
6.2%
Professional, Scientific and Management
56
12.3%
Education, Health & Social Services
151
33.3%
Arts, Entertainment, Recreation, Food Services
30
6.6%
Other Services (Except Public Administration)
17
3.7%
Public Administration
25
5.5%
TOTAL
454
100.0%
Source: American Community Survey 2019 Estimate
Existing and Probable Future Borough Labor Force
Based on the 2019 American Community Survey estimate, the number of persons within the
Labor Force in the Borough of Roosevelt remained relatively steady between 2015 and 2018
with a spike upward in the latest 2019 yearly estimate. There was an increase of 65 persons, or
15.6 percent, between 2015 and 2019. The numbers of persons 16 years of age or older
employed in the labor force between 2015 and 2019 are presented in Figure 7 as follows:
14
Figure 7
EMPLOYMENT CHARACTERISTICS (2015-2019 Estimates)
Borough of Roosevelt
Year
Persons In Labor Force
(16 Years and Older)
2019
481
2018
434
2017
440
2016
409
2015
416
Occupation for Employed Civilian Population 16 Years and Over
Source: 2015-2019 American Community Estimates
Based on the number of persons in the Borough and given the fact that the Borough is essentially
fully built-out, it is expected that the number of persons employed in the Borough labor force
will continue to remain relatively steady in the future.
Projection of Housing Stock
Figure 8 shows new residential permits and demolitions for the year 2010 through 2019 in the
Borough of Roosevelt. There were a total of 2 permits and 3 demolitions issued for that time
period. It is anticipated that the Borough will see the same amount of permits and demolitions
over the next ten years similar to the last 10 years. The projection of increased housing stock is
contingent upon market and economic forces.
Figure 8
RESIDENTIAL PERMITS AND DEMOLITIONS (2010-2019)
Borough of Roosevelt
Sources: N.J. Department of Labor And Work Force Development – Building Permits
N.J. Department of Community Affairs – Demolition Permits
Year
Permits
Demolitions
2019
0
0
2018
1
0
2017
0
1
2016
0
1
2015
0
0
2014
0
0
2013
1
0
2012
0
1
2011
0
0
2010
0
0
Total
2
3
15
Low- and Moderate-Income Units – 2019 Borough of Roosevelt
The approximate number of low and moderate income units within the Borough can be estimated
based on the 2019 American Community Survey and 2019 COAH income limits for low and
moderate income persons.
The approximate number of housing units that are affordable to two-person low- and moderate-
income households for rental and for sale are as follows based on 2019 COAH income limits and
2019 Census data:
Low income rental units: approximately 17 of 30 units paying rent (56.7 percent of
rental units)
Moderate income rental units: approximately 25 of 30 units paying rent (83.3
percent of rental units)
Low income for-sale units: approximately 4 out of 263 total owner occupied
housing units (1.5 percent of for-sale units)
Moderate income for sale units: approximately 33 out of 263 owner occupied units
(12.5 percent of for-sale units)
Figure 9 shows the 2019 Rental Rates for Low and Moderate Income Housing Units and Figure
10 shows the 2019 Sales Prices for Single Family Detached Low and Moderate Income Housing
Units. Both Figures also provide the 2019 Affordable Income Limits under the COAH
methodology.
As can be seen in Figure 10, a two person moderate income household could earn up to $65,979
annually and pay up to a maximum of $1,531.48 per month for rent. A low income household
could earn up to $41,237 annually and pay up to a maximum of $912.93 per month for rent.
16
Figure 9
2019 RENTAL HOUSING RATES
FOR LOW AND MODERATE INCOME UNITS
2019 Affordable Income Limits
Region 4 (Monmouth, Mercer and Ocean)
Income
1 Person
1.5 Person*
2 Person
3 Person
4 Person
4.5 Person*
5 Person
6 Person
7 Person
8 Person
Median
$72,165
$77,319
$82,474
$92,783
$103,092
$107,216
$111,340
$119,587
$127,834
$136,082
Moderate (1)
$57,732
$61,855
$65,979
$74,226
$82,474
$85,773
$89,072
$95,670
$102,268
$108,865
Low (2)
$36,082
$38,660
$41,237
$46,392
$51,546
$53,608
$55,670
$59,794
$63,917
$68,041
(1) 80 Percent of Median Income
(2) 50 Percent of Median Income
(3) 57.5% Avg. (NJAC 5:93-7.4 (b))
Source: Affordable Housing Professionals of New Jersey - May 2019 Regional Median Income
Monthly Maximum Affordable Rental Rates (1)
1 Person
1.5 Person*
2 Person
3 Person
4 Person
4.5 Person*
5 Person
6 Person
7 Person
8 Person
Moderate
$1,443.30
$1,546.38
$1,649.48
$1,855.65
$2,061.85
$2,144.33
$2,226.80
$2,391.75
$2,556.70
$2,721.63
Utility Allow (2)
$95.00
$107.00
$118.00
$130.00
$142.00
$148.00
$153.00
$164.00
$180.00
$197.00
Total
$1,348.30
$1,439.38
$1,531.48
$1,725.65
$1,919.85
$1,996.33
$2,073.80
$2,227.75
$2,376.70
$2,524.63
Low
$902.05
$966.50
$1,030.93
$1,159.80
$1,288.65
$1,340.20
$1,391.75
$1,494.85
$1,597.93
$1,701.03
Utility Allow (2)
$95.00
$107.00
$118.00
$130.00
$142.00
$148.00
$153.00
$164.00
$180.00
$197.00
Total
$807.05
$859.50
$912.93
$1,029.80
$1,146.65
$1,192.20
$1,238.75
$1,330.85
$1,417.93
$1,504.03
(1) Assumes 30 percent of monthly gross income.
(2) Allowance for Tenant-Furnished Utilities and Other Services based upon N.J.D.C.A., Division of Housing and Community Resources, Section
8 Housing Program: Heating, cooking and water heating (natural gas); lighting, refrigeration and other electric; water; sanitary sewer; and
trash collection. June 1, 1998
(Utility allowances per person rates extrapolated from N.J.D.C.A. bedroom rates)
* N.J.A.C. 5:93-7.4 requires that one bedroom units shall be affordable to 1.5 person households and three bedroom units shall be affordable to
4.5 person households.
Prepared By: Thomas Planning Associates December 30, 2021
17
Figure 10
2019 SALES PRICES FOR SINGLE FAMILY DETACHED HOUSING UNITS
FOR LOW AND MODERATE INCOME HOUSEHOLDS
2019 Affordable Income Limits
Region 4 (Monmouth, Mercer and Ocean)
Income
1 Person
1.5 Person*
2 Person
3 Person
4 Person
4.5 Person*
5 Person
6 Person
7 Person
8 Person
Median
$72,165
$77,319
$82,474
$92,783
$103,092
$107,216
$111,340
$119,587
$127,834
$136,082
Moderate (1)
$57,732
$61,855
$65,979
$74,226
$82,474
$85,773
$89,072
$95,670
$102,268
$108,865
Low (2)
$36,082
$38,660
$41,237
$46,392
$51,546
$53,608
$55,670
$59,794
$63,917
$68,041
(1) 80 Percent of Median Income
(2) 50 Percent of Median Income
(3) 57.5% Avg. (NJAC 5:93-7.4 (b))
Source: Affordable Housing Professionals of New Jersey - May 2019 Regional Median Income
Maximum Moderate Income Affordable Unit Sales Prices
1 Person
1.5 Person*
2 Person
3 Person
4 Person
4.5 Person*
5 Person
6 Person
7 Person
8 Person
Moderate *
$1,347.08
$1,443.28
$1,539.51
$1,731.94
$1,924.39
$2,001.37
$2,078.35
$2,232.30
$2,386.25
$2,540.18
(- ) Prope rty Insura nc e (1)
$20.00
$20.00
$20.00
$20.00
$20.00
$20.00
$20.00
$20.00
$20.00
$20.00
Mortga ge /Month (2)
$805.10
$863.46
$921.84
$1,038.58
$1,155.34
$1,202.03
$1,248.73
$1,342.13
$1,435.53
$1,528.92
(- ) Mortg. Ins./Month (3)
$62.91
$67.47
$72.03
$81.15
$90.28
$93.93
$97.57
$104.87
$112.17
$119.47
(- ) Prope rty Ta x/Month (4)
$459.07
$492.35
$525.64
$592.21
$658.78
$685.41
$712.04
$765.30
$818.55
$871.80
5% Downpa yme nt Re quire d
$9,436
$10,120
$10,805
$12,173
$13,541
$14,089
$14,636
$15,731
$16,826
$17,920
Max. S ales Price
$188,725
$202,409
$216,094
$243,459
$270,829
$281,776
$292,723
$314,617
$336,511
$358,402
Maximum Low Income Affordable Sales Unit Prices
1 Person
1.5 Person*
2 Person
3 Person
4 Person
4.5 Person*
5 Person
6 Person
7 Person
8 Person
Low **
$841.91
$902.07
$962.20
$1,082.48
$1,202.74
$1,250.85
$1,298.97
$1,395.19
$1,491.40
$1,587.62
(- ) Prope rty Insura nc e (1)
$20.00
$20.00
$20.00
$20.00
$20.00
$20.00
$20.00
$20.00
$20.00
$20.00
Mortga ge /Month (2)
$498.63
$535.12
$571.60
$644.57
$717.53
$746.72
$775.91
$834.29
$892.65
$951.03
(- ) Mortg. Ins./Month (3)
$38.96
$41.81
$44.66
$50.37
$56.07
$58.35
$60.63
$65.19
$69.75
$74.31
(- ) Prope rty Ta x/Month (4)
$284.32
$305.13
$325.93
$367.54
$409.14
$425.79
$442.43
$475.72
$509.00
$542.28
5% Downpa yme nt Re quire d
$5,844
$6,272
$6,700
$7,555
$8,410
$8,752
$9,094
$9,778
$10,463
$11,147
Max. S ales Price
$116,887
$125,441
$133,992
$151,098
$168,201
$175,043
$181,885
$195,570
$209,251
$222,936
* N.J.A.C. 5:93-7.4 requires that one bedroom units shall be affordable to 1.5 person households and three bedroom units shall be affordable to
4.5 person households.
** Assumes 28 percent of gross income per month
(1) Assume property owners insurance of $20.00/month
(2) Assume a 3.50 percent interest rate on mortgage over 30 years.
(3) Assume mortgage insurance of $4.00/$1,000 property value.
(4) Assume general tax rate of 3.039 and Equalization Ratio of 96.05 for 2019
Prepared By: Thomas Planning Associates December 30, 2021
18
HOUSING POLICY
Roosevelt was founded as “Jersey Homesteads” on a basis of providing affordable housing to
low and moderate income families at the time. Of the original 200 “Jersey Homestead” concrete
and concrete block residences constructed from 1936 through 1938, most are still in existence
and occupied. Many have remained architecturally intact since their initial construction. The
early planned character of the community was formally recognized in 1983 when the entire
“Jersey Homesteads Borough” area was placed on the New Jersey and National Registers of
Historic Places. Due to its historic register status, the Borough encourages housing development
that will be compatible with the original Bauhaus architectural style, the existing residential
neighborhoods, the sensitive environmental resources, the physical development constraints and
the limited capacities of the Borough sanitary sewer and public water systems. The Borough
recognizes the need to maintain adequate levels of public services including schools, fire
protection, first aid, recreation, Borough administration and public works for present and future
residents of the Borough.
Housing development in Roosevelt Borough occurs primarily within the “village” area of the
Borough. The “village” area is serviced by public water and sanitary sewer and bounded almost
entirely by environmentally sensitive land including the State owned Assunpink Wildlife
Management Area, by Monmouth County Park Commission preserved open space and by tracts
of land that are included within the New Jersey Farmland Preservation Program. Fewer than 10
homes have been built in the agricultural areas of the Borough and few, if any, new housing units
are expected to develop in the remaining agricultural areas due to physical environmental
constraints, preserved farmland in the New Jersey Agricultural Preservation Program and
development regulations established by the New Jersey Department of Environmental Protection
including freshwater wetlands and wetland buffers, Category 1 Streams and stream buffer areas
and regulations for on-site septic systems.
The Borough has historically addressed its constitutional obligation to create realistic
opportunities for low and moderate income housing. In addition to the original Jersey Homestead
residences built for low and moderate income families, the Borough applied for and was awarded
Farmers Home Administration funding in 1983 for 20 low income senior residential units and
one affordable, efficiency caretaker apartment in a development known as Roosevelt Solar
Village. Roosevelt Solar Village is a 20 unit one and two bedroom rental development operated
by Lutheran Social Ministries of New Jersey that is within the AH, Affordable Housing zone.
The units are open to qualified affordable persons that are 62 years or older or 18 years and older
that are physically challenged and have mobility impairment.
In framing its policies for future housing needs, the Borough recognizes its unique development
constraints:
(1) The entire Borough of Roosevelt is designated as a historic place on the National
and State Historic Registers. In addition there are many individual properties in the
Borough are designated as historic sites.
19
(2) There are severe environmental constraints on remaining privately owned vacant
and underdeveloped land within the Borough.
(3) The Fund for Roosevelt plans to acquire the remaining tracts of agricultural lands in
order to preserve the original “Jersey Homesteads” Community Development Plan.
(4) By virtue of its modest (although architecturally distinctive) housing stock and
notwithstanding its high property tax rate, Roosevelt continues to be a naturally
affordable community, with some of the lowest housing costs within the western
Monmouth County and eastern Mercer County area.
(5)
Roosevelt has a limited ratable base, an exceptionally high property tax rate and
restricted municipal services. The Roosevelt Borough Elementary School is the largest
non-residential building and land use is the Borough. Other non-residential uses include
the Borough Hall, the Borough sewerage treatment plant, the Borough water tower, the
Congregation Anshei Roosevelt synagogue, three small buildings used for industrial and
artist purposes and one general store/deli. A private swim clubs which is now vacant. The
remaining developed “village” portion of the Borough is comprised of single family and
duplex housing units and the deed restricted open space buffers between the residential
properties. The property tax rate for 2021 was $3.018 per $100 with an effective tax rate
of $3.02 (tax rate times equalization ratio of 100 percent), the highest in Monmouth
County. Sixty-five (65) percent of the municipal tax revenue of the Borough goes to
support education. Full-time and part-time municipal employees include a part-time
administrator, a Borough clerk, an assistant clerk and one public works employee. The
Borough has no police department and no paid fire or first aid personnel. The Borough
depends on the New Jersey State Police for policing protection. Nearly all other services
in the Borough are provided by limited part-time persons or by Borough resident
volunteers.
(6)
The Borough has an antiquated sanitary sewer and water system dating from the
late 1930's. Although major expenditures have been made in recent years to upgrade the
sanitary sewer system, upgrading of the sanitary sewer and water systems will be
required.
(7)
The rural nature of the Borough and its surrounding area is evidenced in part by the
fact that there are no traffic signals within the Borough or within several miles of the
Borough in any direction.
Despite the severe environmental, physical and historical constraints for future development, the
Borough of Roosevelt has been committed to addressing its fair share of the region's low and
moderate income housing needs through the establishment in 1984 and continued community
support of Roosevelt Solar Village which is zoned as an Affordable Housing (AH) district.
20
AVAILABILITY OF SANITARY SEWER AND WATER INFRASTRUCTURE
The Borough has sanitary sewer and water availability however the system is antiquated, dating
to the 1930's. Several upgrades have been made over the years and additional improvements may
be required in the future. Sewer and water bills are relatively high to residents of the Borough
due to needed improvements.
LANDS MOST APPROPRIATE FOR AFFORDABLE HOUSING
In general, the areas that are most appropriate for affordable housing are those areas that have the
necessary infrastructure including sewer and water, and are not encumbered by environmental
constraints or are historically significant and have appropriate access to roadways.
One specific parcel most appropriate for low and moderate income housing is a site known as
Roosevelt Solar Village located on North Valley Road (Block 7, Lot 24). This site is zoned AH-
Affordable Housing and contains 20 rental units and one housing unit for an on-site manager.
This site was constructed under the Farmers Home Administration Section 515 Program and
completed and occupied in 1984 and is deed restricted for at least 40 years to low and moderate
income persons. The units are open to qualified affordable persons that are 62 years or older or
18 years and older that are physically challenged and have mobility impairment.
MULTIGENERATIONAL HOUSING
A recent amendment to the Fair Housing Act requires “an analysis of the extent to which
municipal ordinances and other local factors advance or detract from the goal of preserving
multigenerational family continuity as expressed in the recommendations of the
Multigenerational Family Housing Continuity Commission, adopted pursuant to paragraph (1) of
subsection f. of section 1 of P.L.2021, c.273 (C.52:27D-329.20).” As of the date of this Housing
Plan there have been no recommendations by the Multigenerational Family Housing Continuity
Commission in which to provide an analysis.
FAIR SHARE PLAN
A “Fair Share Plan” is defined by COAH as a plan that describes the mechanisms and the
funding sources, if applicable, by which a municipality proposes to address its affordable
housing obligation as established in the Housing Element. It can include the draft ordinances
necessary to implement the Housing Plan, and addresses the requirements of N.J.A.C. 5:97-3,
preparing a Fair Share Plan.
The following Fair Share Plan (the Plan) details Roosevelt Borough’s Rehabilitation Obligation,
Prior Round Obligation (1987-1999), and Gap + Obligation and Prospective Need or Third
Round Obligation (1999-2025). For each obligation, this Plan proposes mechanisms for which
21
the Borough can realistically provide opportunities for affordable housing for moderate-, low-,
and very low- income households.
The need for affordable housing in New Jersey is divided into three components:
Prior Round Obligation – The Prior Round Obligation is the cumulative 1987-1999 fair
share obligation as was determined by COAH. The First Round and Second Round are
mutually referred to as the “Prior Round”.
Rehabilitation Obligation – The Rehabilitation Obligation represents the number of
existing housing units that are both “deficient” and occupied by low and moderate
income households. This number is derived from review and analysis of housing
conditions reported in the U.S. Census and American Community Survey.
GAP + Prospective Need or Third Round Obligation - July 1, 1999 – July 2, 2025 (which
includes what is commonly referred to as the “Gap Period”, which ran from 1999-2015,
and the Prospective Need Period, which runs from 2015 to 2025). On January 18, 2017,
the Supreme Court decided In Re Declaratory Judgment Actions Filed by Various
Municipalities, County of Ocean, Pursuant To The Supreme Court’s Decision In re
Adoption of N.J.A.C. 5:96, 221 N.J. 1 (2015) (“Mount Laurel V”) and held that the
affordable housing need having accrued during the GAP Period (1999-2015) was part of
the Present Need, not Prospective Need. The Supreme Court held that there is an
obligation with respect to that period for households that came into existence during that
gap that are eligible for affordable housing, that are presently (as of 2015) in need of
affordable housing, and that are not already counted in the traditional present need.
The Borough of Roosevelt’s 48 unit Round 3 allocation of the regional need for
affordable housing was generated by multiple experts by applying the methodology set
forth in the opinion issued by Her Honor Judge Jacobson in Mercer County.
Figure 11 presents the three components and estimated fair share estimates of the Borough of
Roosevelt affordable housing obligation:
22
Figure 11
BOROUGH OF ROOSEVELT FAIR SHARE OBLIGATION
Borough of Roosevelt Fair Share Obligation
Units
A.
Prior Round Obligation - The Prior Round Obligation covers the period from
1987 through 1999.
29
B.
Present Need Obligation (Rehabilitation Obligation) – The Present Need
Obligation which was previously referred to as the “rehabilitation share” is a
measure of overcrowded and deficient housing that is occupied by low and
moderate income households based on the 2010 U.S. Census.
7
C.
Round 3 Obligation projection which includes:
(1) GAP Period Obligation: The GAP Period Obligation covers the period 1999-
2015, i.e. from the end of the last COAH obligation period (1999) through
the Supreme Court decision of March 10, 2015.
(2) Prospective Need - Prospective Need is a measure of low- and moderate-
income housing needs based on development and growth that occurred or is
reasonably likely to occur in a region or municipality. The Prospective Need
runs from March 10, 2015 through 2025.
48*
* The 29 units for Round 1 and 2 obligation and 48 units for the Round 3 obligation are
subject to a vacant land adjustment yielding a Realistic Development Potential (or RDP)
Need of zero (0) units as further described in this Housing Plan Element.
Prior Round Obligation
The prior round obligation, which covers the period from 1987 through 1999, was projected as
29 units. This obligation is subject to a vacant land adjustment.
Present Need - Rehabilitation Obligation
The Rehabilitation Obligation, which is part of a municipality’s Present Need Obligation, was
determined in N.J.A.C. 5:93-1.3 to be the sum of a municipality’s indigenous need, the deficient
housing units occupied by low- and moderate-income households, and the reallocated present
need, which is the portion of a housing region’s present need that is redistributed throughout the
housing region. Under COAH’s Second Round Rules, evidence for deficient housing included:
the year a structure was built, persons per room, plumbing facilities, kitchen facilities, heating
fuel, sewer service, and water supply.
The Third Round Rules reduced the required criteria of evidence of “deficient housing” to three:
pre-1960 crowded units, which are units that have more than 1.0 persons per room; incomplete
plumbing; and incomplete kitchen facilities. This reduction in the criteria was determined by the
Appellate Division to be within the COAH discretion and was upheld in the Supreme Court’s
decision In Re N.J.A.C. 5:96 & 97.
23
In Mount Laurel IV, the Supreme Court held that the “reallocated need” is no longer a
component in the determination of Present Need. Therefore, a municipality’s Rehabilitation
Obligation now equates to “indigenous need”, which means the obligation is based on deficient
housing as determined by pre-1960 over-crowded units, incomplete plumbing, and incomplete
kitchen facilities.
The Borough has a Rehabilitation Obligation of seven (7) units. The Borough will work with a
qualified entity to administer an affordable housing rehabilitation program to address the
rehabilitation obligation for the Round 3 period including for-sale and rental units.
Round 3 Obligation (Gap + Prospective Need)
The Round 3 obligation which contains the Gap + and Prospective Need is projected to be 48
units and is subject to a vacant land adjustment.
Adjusted Fair Share Obligation (RDP - Realistic Development Potential)
The Borough of Roosevelt is essentially completely built-out and has only a few parcels
scattered parcels that can be developed. The Borough has evaluated all parcels including
specifically vacant and underdeveloped parcels in accordance with COAH Round 2 Substantive
Rules (N.J.A.C. 5:93-1 et. sec). Based on these Rules, the Borough is entitled to a “vacant land
adjustment” since there is not enough vacant and underdeveloped land within the Borough to
address the estimated affordable housing obligation for the period 1987-2025. As a result, the
Borough has calculated a “Realistic Development Potential” (RDP) consistent with the COAH
Round 2 Rules, N.J.A.C. 5:93-4.2, Lack of Land, New Construction for Site Suitability. The
calculation of the RDP is also consistent with the March 15, 2015 New Jersey Supreme Court
decision and is based upon the Realistic Development Potential of remaining vacant and
underdeveloped parcels that have been identified in the Borough in accordance with COAH
Round 2 Rules.
Appendix 4, Vacant Land Inventory map, and Appendix 5, Vacant Land Inventory and Realistic
Development (RDP) chart, provide the basis for calculating a RDP for the Borough of Roosevelt.
Parcels or portions of parcels that were excluded from the vacant land inventory in accordance
with N.J.A.C. 5:93-4.2 include:
(1)
Agricultural lands shall be excluded when the development rights to these lands
have been purchased or restricted by covenant
(2)
Environmentally sensitive lands
(3)
Historic and architecturally important sites
(4)
Active recreational lands
(5)
Conservation, parklands and open space lands
(6)
Individual sites that the Council on Affordable Housing [or Court] determines are
not suitable for low and moderate income housing
All vacant and underdeveloped sites were analyzed. Specific areas that were excluded included:
24
(1)
Presence of freshwater wetlands
(2)
Historic sites and Districts
(3)
Active recreational lands
(4)
Conservation, parklands and open space lands
The Borough is located within the Jersey Homesteads Historic District which was added to the
New Jersey Register of Historic Places and to the National Register of Historic Places in 1983,
including "all that area within the corporate boundaries of the Borough of Roosevelt". Pursuant
to N.J.A.C. 5:93.4.2 (e)3:
3. Historic and architecturally important sites may be excluded as follows:
i.
Historic and architecturally important sites shall be excluded if such sites were listed on
the State Register of Historic Places in accordance with N.J.A.C.7.4 prior to the
submission of the petition of substantive certification.
ii.
Municipalities may apply to exempt a buffer area to protect sites listed on the State
Register of Historic Places. The Council shall forward such request to the Office of New
Jersey Heritage for a recommendation pertaining to the appropriateness and size of a
buffer.
iii.
Upon receipt of the Office of New Jersey Heritage’s recommendation, the Council shall
determine if any part of a site should be eliminated from the inventory described in (d)
above.
iv.
Within historic districts, a municipality may regulate low and moderate income housing
to the same extent it regulates all other development.
COAH Rules, N.J.A.C. 5:93.4.2 (f), provide that consideration be given to “the character of the
area surrounding each site and the need to provide housing for low- and moderate-income
households in establishing densities and set-asides for each site, or part thereof, remaining in the
inventory. The minimum presumptive density shall be six units per acre and the maximum
presumptive set-aside shall be 20 percent. The density and set-aside of each site shall be summed
to determine the RDP of each municipality.”
The result of the vacant land inventory is that there are 11 potential properties in the Borough
that are vacant, farmland or underdeveloped as shown in Appendix 5. Of that number all met the
listed exclusions and resulted in a potential affordable set-aside of zero (0) units. The resulting
Realistic Development Potential (RDP) for the Borough of Roosevelt is therefore 0 affordable
units.
25
The Borough Fair Share Plan will seek a reduction of the combined COAH Round 1 and 2 and 3
obligation of 773 affordable housing units through a vacant land adjustment per applicable
COAH Rules. It will address its remaining COAH projected "rehabilitation share" of 7 units.
Satisfaction of Unmet Need
COAH Rules, N.J.A.C. 5:93.4.2 (h) provides the following:
“If the RDP described in N.J.A.C. 5:93.4.2 (f) is less than the pre-credited need minus the
rehabilitation component, the COAH [or Court] shall review the existing municipal land use
map for areas that may develop or redevelop. Examples of such areas include, but are not
limited to:
a private club owned by its members;
publicly owned land;
downtown mixed use areas;
high density residential areas surrounding the downtown;
areas with a large aging housing stock appropriate for accessory apartments;
and properties that may be subdivided and support additional development.
After such an analysis, the COAH [or Court] may require at least any combination of the
following in an effort to address the housing obligation:
(1)
Zoning amendments that permit apartments or accessory apartments;
(2)
Overlay zoning requiring inclusionary development or the imposition of a
development fee consistent with N.J.A.C. 5:93-8. In approving an overlay zone, the
COAH [or Court] may allow the existing use to continue and expand as a conforming
use, but provide that where the prior use on the site is changed, the site shall produce
low and moderate income housing or a development fee; or
(3)
Zoning amendments that impose a development fee consistent with N.J.A.C. 5:93-8”
Pursuant to N.J.A.C. 5:93.4.2(h) the Borough Land Use Map was reviewed and the following
was determined:
No private clubs
Publicly owned land are utilized for park and open space purposes
There are no downtown mixed use areas – only three small properties are zoned
commercial in the Borough one of which is the post office.
There are no high density areas in the downtown
No areas appropriate for accessory apartments
3 Round 1 &2 (29 units) + Round 3 (48 units) = 77 total units
26
No properties that may be subdivided to support additional development that would be
consistent with the historic district or site designation
The Borough will address this remaining 77 unit unmet need through the following mechanism:
(1)
The Borough has adopted Ordinance 97-34 which provides for the AH – Affordable
Housing District which permits affordable rental units. The purpose of this district is to
“provide for the orderly development of affordable housing for low and moderate-income
housing as provided for in the Roosevelt Borough Housing and Fair Share Plans and in
accordance with the New Jersey Council on Affordable Housing Rules…”
Roosevelt Solar Village (Block 7, lot 2) is a 20 unit one and two bedroom rental
development operated by Lutheran Social Ministries of New Jersey that is within the AH
zone. The units are opened to qualified affordable persons that are 62 years or older or
18 years and older that are physically challenged and have mobility impairment. It was
constructed under the Farmers Home Administration Section 515 Program and completed
and occupied in 1984, under the program these units will remain affordable to and
occupied by low income households for at least 40 years after completion, or until at
least 2023. This development fully meets the criteria for crediting set forth in N.J.A.C.
5:93- 3.2.
(2)
The Borough will adopt an ordinance requiring a mandatory affordable housing set aside
for any new multi-family residential developments of five (5) units or more. The set aside
for rental developments will be fifteen percent (15%) and the set aside for for-sale
developments will be twenty percent (20%). The provisions of the ordinance will not
apply to residential expansions, additions, renovations, replacements, or any other type of
residential development that does not result in a net increase in the number of dwellings
of five or more.
Appendices
Appendix 1 - Existing Land Use Map
Appendix 2 – Existing Land Use Chart
Appendix 3 - Zoning Map
Appendix 4 - Vacant Land Inventory Map
Appendix 5 - Vacant Land Inventory and Realistic Development Potential (RDP)
Chart
Appendix 1 - Existing Land Use Map
Appendix 2 – Existing Land Use Chart
Land Use
Approximate
Acreage
Percent of
Total
Apartment
1.8
0.1%
Borough Facilities (sewer plant, water
tower, water plant, municipal building)
12.0
1.0%
Borough Open Space
125.7
10.1%
Cemetery
9.7
0.8%
Commercial
1.4
0.1%
Farm (House)
1.0
0.1%
Farmland Preservation
262.2
21.0%
Farm Qualified
84.9
6.8%
Industrial
4.9
0.4%
Monmouth County
198.3
15.9%
NJDEP
244.1
19.6%
Residential
220.0
17.6%
School
15.9
1.3%
Street - ROW
61.2
4.9%
Quasi Public - Synagogue & Residence
1.8
0.1%
Vacant
1.4
0.1%
TOTAL
1,246.5
100.0%
Prepared by Thomas Planning Associates
Source: GIS Map and Assessment data (2020)
EXISTING LAND USE ACREAGE
BOROUGH OF ROOSEVELT
Appendix 3 – Zoning Map
Appendix 4 - Vacant Land Inventory Map
Appendix 5 - Realistic Development Potential (RDP) Chart
No.
Address
Land Use
Block
Lot(s)
Zone
Total Parcel (Acres)
minus
Wetlands (Acres)
Upland Area (Acres)
Estimated Number of
Potential Residential
Units @ 6 Units Per
Acre
Potential Affordable
Lots @20% set-aside
Notes and / or Exclusions
1
11 Nurko Road
Farmland Preservation
1
1,2,3,7,8
R-AG400
81.0
-
5.9
75.1
0
0
Farmland Preservation (Deed does not permit any
expansion or new residential structures)
2
5 Nurko Road
Farm
1
6
R-AG400
9.3
-
0.0
9.3
0
0
Historic site and district; Farmhouse already on lot - no
potential for another house per zoning
3
3 Nurko Road
Farm
1
10
R-AG400
29.8
-
0.0
29.8
0
0
Historic site and district
4
Nurko Road
Farmland Preservation
2
1,2,3
R-AG400
151.1
-
80.2
70.9
0
0
Farmland Preservation (Deed does not permit any
expansion or new residential structures)
5
17 Tamara Drive
Vacant
4
38
R-40
1.0
-
0.9
0.1
0
0
Lot contstrained by wetlands
6
N. Rochdale Ave.
Farmland Preservation
5
4, 6, 7
R-AG400
29.0
-
0.3
28.7
0
0
Owned by Fund for Roosevelt - Preserved for open
space / agricultural use
7
59 North Rochdale Ave. Farm
5
12
R-AG400
9.7
-
1.5
8.2
0
0
Historic site and district
8
37 North Valley Drive
Residential;
underdeveloped
7
1
R-100
7.4
-
0.0
7.4
2
0
Underdeveloped residential - 2 additional houses
potential per zoning
9
39 Clarksburg Rd.
Residential;
underdeveloped
14
3
R-40
5.4
-
1.6
3.8
0
0
Historic site and district
10
64 - 66 Lake Drive
Farm
7
10.01,10.0
2
R-AG400
36.4
-
15.2
21.2
0
0
Two seprate lots with two existing houses; historic site
and district
11
19 S. Rochdale Ave.
Vacant
12
2
R-40
0.48
-
0
0.5
0
0
Historic site and district
TOTAL
360.5
105.6
254.9
2
0
BOROUGH OF ROOSEVELT
Note: Public properties are not shown in this build-out analsyis including County of Monmouth, NJDEP and Borough of Roosevelt
Sources: Borough of Roosevelt G.I.S. & MODIV data; NJDEP Geo Web Data
Prepared by: Thomas Planning Associates, L.L.C.
Prepared: January 6, 2022
REALISTIC DEVELOPMENT POTENTIAL (RDP)
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