Start your 7-day free trial — unlock full access instantly.
← Back to Search
Lead Closed
This opportunity is no longer accepting submissions.
Affordable Housing Trust Fund Spending Plan
BID #: N/A
ISSUED: 7/9/2020
DUE: 12/31/2025
VALUE: $2,568,108.13
100
Rating
Risk Rank
Green Risk
AI-Powered Lead Insights
Executive Summary
This document outlines Union City's Affordable Housing Trust Fund Spending Plan, amended in April 2018 and updated again in July 2020. The plan details the city's strategy for allocating funds to meet its affordable housing obligations, in accordance with the Municipal Land Use Law and the Fair Housing Act. The plan encompasses revenue projections, administrative mechanisms, and expenditure schedules for initiatives like rehabilitation programs, new construction, and affordability assistance. As of March 2, 2020, the Affordable Housing Trust Fund had a balance of $1,889,958.13, with projected revenues and interest totaling $2,568,108.13 through December 31, 2025.
Web Content
Automated discovery link found on Union (City) website.
Document Text
--- Document: Affordable Housing Trust Fund Spending Plan Document ---
CITY OF UNION CITY
AFFORDABLE HOUSING TRUST FUND SPENDING PLAN
APRIL 2017
AMENDED APRIL 2018, JULY 2020
Approved by the Court May 10, 2017, June 20, 2018, ____ 2020
City of Union City
Hudson County, New Jersey
Prepared By:
Heyer, Gruel & Associates
Community Planning Consultants
236 Broad Street, Red Bank, NJ 07701
(732) 741-2900
The original of this report was signed and
sealed in accordance with N.J.S.A. 45:14A-12
____________________________________
Susan S. Gruel, P.P. #1955
____________________________________
M. McKinley Mertz, AICP, P.P. #6368
City of Union City
July 9, 2020
Hudson County, New Jersey
Amended Affordable Housing Trust Fund Spending Plan
------------------------------------------------------------------------------------------------------------------------------------------------------------
------------------------------------------------------------------------------------------------------------------------------------------------------------
HGA | 2
Contents
INTRODUCTION ............................................................................................................................................ 3
1. REVENUES FOR CERTIFICATION PERIOD ........................................................................................... 4
Projected Revenues........................................................................................................................... 5
2. ADMINISTRATIVE MECHANISM TO COLLECT AND DISTRIBUTE FUNDS ............................................ 6
3. DESCRIPTION OF ANTICIPATED USE OF AFFORDABLE HOUSING FUNDS ....................................... 6
(a) Rehabilitation and New Construction Programs and Projects (N.J.A.C. 5:93-8.16) ............. 6
(b) Affordability Assistance (N.J.A.C. 5:93-8.16) ............................................................................. 7
(c) Administrative Expenses (N.J.A.C. 5:93-8.16) ............................................................................ 8
4. EXPENDITURE SCHEDULE ..................................................................................................................... 9
SUMMARY ................................................................................................................................................... 10
Appendix
Appendix A: May 20, 2017 Court Order Approving the Settlement with Fair Share Housing
Center, the Housing Element and Fair Share Plan, and the Spending Plan
Appendix B: June 20, 2018 Court Order Approving the April 2018 Spending Plan
Appendix C: The Housing Authority of Union City Veterans Housing Rehabilitation Project
Cantello Street Properties
City of Union City
July 9, 2020
Hudson County, New Jersey
Amended Affordable Housing Trust Fund Spending Plan
------------------------------------------------------------------------------------------------------------------------------------------------------------
------------------------------------------------------------------------------------------------------------------------------------------------------------
HGA | 3
INTRODUCTION
The City of Union City, Hudson County has prepared a Housing Element and Fair Share plan that
addresses its regional fair share of the affordable housing need in accordance with the Municipal
Land Use Law (N.J.S.A. 40:55D-1 et seq.) and the Fair Housing Act (N.J.S.A. 52:27D-301). A
development fee ordinance (Ordinance No. 4974) creating a dedicated revenue source for
affordable housing was approved by COAH on May 9, 2006 and adopted by the City on June 7,
2006. The development fee ordinance established standards for the collection, maintenance, and
expenditure of development fees consistent with COAH rules and P.L.2008, c.46 (C.52:27D-329.1
et al.). The City received approval by COAH on June 16, 2009 for an amended development fee
ordinance, and on July 21, 2009 the City adopted the 2009 COAH-approved development fee
ordinance (Chapter 40 of the City’s Municipal Code). On July 24, 2018, the City once again
amended its development fee ordinance (Chapter 40) to update the ordinance to current
standards.
The City prepared a Spending Plan in accordance with N.J.A.C. 5:93-5.1, et. seq. in 2017. The 2017
Spending Plan was approved by the Court via an Order dated May 20, 2017 (see Appendix A).
The City subsequently amended their Court-approved Spending Plan to include provisions for
additional affordable housing projects, specifically two rehabilitation projects for 100% affordable
developments managed by the Housing Authority. The amended Spending Plan, dated April
2018, was approved by the Court via Order dated July 20, 2018 (see Appendix B). Since the 2018
Spending Plan was approved, the funds for the rehabilitation projects have been taken from the
account and utilized in the manner described in the 2018 Spending Plan.
The City is now amending its Spending Plan again to update the information and include further
provisions for new affordable housing projects.
As of March 2, 2020, the Affordable Housing Trust Fund that was established by Union City had a
balance of $1,889,958.13. The account status and transaction history can be found on the
following pages. All development fees, payments in lieu of constructing affordable units on site,
funds from the sale of units with extinguished controls, and interest generated by the fees are
deposited in a separate interest-bearing affordable housing trust fund for the purposes of
affordable housing. These funds shall be spent in accordance with N.J.A.C. 5:93 or applicable
regulations as described in the sections that follow.
City of Union City
July 9, 2020
Hudson County, New Jersey
Amended Affordable Housing Trust Fund Spending Plan
------------------------------------------------------------------------------------------------------------------------------------------------------------
------------------------------------------------------------------------------------------------------------------------------------------------------------
HGA | 4
1. REVENUES FOR CERTIFICATION PERIOD
To calculate a projection of revenue anticipated during the period of third round “substantive
certification,” the City of Union City considered the following:
(a) Development fees:
1. Residential and nonresidential projects which have had development fees
imposed upon them at the time of preliminary or final development approvals;
2. All projects currently before the planning and zoning boards for development
approvals that may apply for building permits and certificates of occupancy; and
3. Future development that is likely to occur based on historical rates of development.
(b) Payment in lieu (PIL):
Actual and committed payments in lieu (PIL) of construction from developers.
(c) Other funding sources:
Funds from other sources, including, but not limited to, the sale of units with
extinguished controls, repayment of affordable housing program loans, rental
income, proceeds from the sale of affordable units. No other funds have been or
are anticipated to be collected.
(d) Projected interest:
Interest on the projected revenue in the municipal affordable housing trust fund at
the current average interest rate.
City of Union City
July 9, 2020
Hudson County, New Jersey
Amended Affordable Housing Trust Fund Spending Plan
------------------------------------------------------------------------------------------------------------------------------------------------------------
------------------------------------------------------------------------------------------------------------------------------------------------------------
HGA | 5
Projected Revenues
To calculate the projection of revenue anticipated from the general development fees, 12 years
(2007 through 2019) of construction data for the City, acquired from the New Jersey Department
of Community Affairs, was examined. Additionally, the previous transactions within the Affordable
Housing Trust Fund were reviewed.
The City projects a total of $660,000 will be collected between December 10, 2019 and December
31, 2025. An additional $18,150 in interest is projected to be earned. All interest earned on the
account shall accrue to the account to be used only for the purposes of affordable housing. In
conjunction with the existing trust fund balance of $1,889,958.13 the City projects total trust fund
revenues and interest of $2,568,108.13 through December 31, 2025.
Projected Revenues-Housing Trust Fund - 2019 - 2025
SOURCE OF FUNDS
Trust Fund
balance
03/02/2020
2020
2021
2022
2023
2024
2025
Total Revenue
Current Balance
$1,889,958.13
$1,889,958.13
(a) Projected
Development Fees
-
$110,000 $110,000 $110,000 $110,000 $110,000 $110,000
$660,000
(d) Interest
-
$3,025
$3,025
$3,025
$3,025
$3,025
$3,025
$18,150
Total
$1,889,958.13 $113,025
$113,025
$113,025
$113,025
$113,025
$113,025 $2,568,108.13
City of Union City
July 9, 2020
Hudson County, New Jersey
Amended Affordable Housing Trust Fund Spending Plan
------------------------------------------------------------------------------------------------------------------------------------------------------------
------------------------------------------------------------------------------------------------------------------------------------------------------------
HGA | 6
2. ADMINISTRATIVE MECHANISM TO COLLECT AND DISTRIBUTE FUNDS
The following procedural sequence for the collection and distribution of development fee
revenues shall be followed by the City of Union City:
(a) Collection of development fee revenues:
Collection of development fee revenues shall be consistent with Union City’s development
fee ordinance for both residential and non-residential developments.
(b) Distribution of development fee revenues:
The Administrative Agent and the Municipal Housing Liaison will manage the projects
outlined in this Spending Plan and the Housing Element and Fair Share Plan.
(c) Collection and distribution of barrier free funds:
Collection and distribution of barrier free funds shall be consistent with the City’s Affordable
Housing Ordinance (Chapter 40 of the Code of Union City) and in accordance with
applicable regulations. A process describing the collection and distribution procedures for
barrier free escrow is detailed within the City’s Affordable Housing Ordinance.
3. DESCRIPTION OF ANTICIPATED USE OF AFFORDABLE HOUSING FUNDS
The following represent anticipated use of monies generated from the City of Union City’s
Affordable Housing Trust Fund.
(a) Rehabilitation and New Construction Programs and Projects (N.J.A.C. 5:93-8.16)
Cantello Street Properties – Veteran’s Housing – Phase 1
The City will dedicate $953,400 to the Union City Housing Authority properties known as “Cantello
Street Veteran’s Housing.” The properties are of post-WWII construction and consist of 40 two-
bedroom apartment units located in four buildings between 110 Cantello Street and 148 Cantello
Street. The Union City Housing Authority will utilize the money to rehabilitate the 40 units, all of which
are substandard and in need of renovation. Work to be done includes kitchen, bath, and
electrical upgrades. Appendix C consists of the Housing Authority report assessing the structures
and describing the nature of the work.
General Rehabilitation
The City is an active participant in the Hudson County Consortium, which administers the County’s
HOME Program, as well as the County’s Community Development Block Grant (CDBG) program.
Both programs have historically provided funding for rehabilitation projects throughout the City
(see the adopted Housing Element and Fair Share Plan for more details). The City and the Union
City of Union City
July 9, 2020
Hudson County, New Jersey
Amended Affordable Housing Trust Fund Spending Plan
------------------------------------------------------------------------------------------------------------------------------------------------------------
------------------------------------------------------------------------------------------------------------------------------------------------------------
HGA | 7
City Housing Authority have also consistently worked together to provide affordable housing
opportunities. Union City will dedicate an additional $225,654.06 to future rehabilitation projects
within the City by supplementing the County programs or through collaboration with the Union
City Housing Authority.
Blue Chapel – new construction
Blue Chapel is a former monastery located at 605 14th Street. There is currently a proposal to
develop 75 affordable senior rental units at this complex. The City will dedicate $105,000 to the
creation of the 75 affordable senior units.
(b) Affordability Assistance (N.J.A.C. 5:93-8.16)
As per the requirements regarding the use of funds for affordability assistance laid out in N.J.A.C.
5:93-8.16, the City is required to dedicate at least 30 percent of all development fees collected
and interest earned to provide affordability assistance to low-, and moderate-income households.
In addition, at least one-third of the affordability assistance shall be used to provide affordability
assistance to very-low income households.
Projected minimum affordability assistance requirement:
Affordability Assistance
Actual Balance through 03/02/2020
$1,889,958.13
Projected Development fees 2020-2025
+
$660,000
Projected Trust Fund Interest 2020-2025
+
$18,150
Total
=
$2,568,109.13
30 percent requirement
x 0.30 =
$770,432.44
PROJECTED MINIMUM Affordability Assistance
Requirement 12/11/2019 through 03/02/2020
=
$770,432.44
PROJECTED MINIMUM Very Low-Income
Affordability Assistance Requirement 03/02/2020
through 12/31/2025
÷ 3 =
$256,810.81
The City, therefore, will dedicate at least $770,432.44 from the affordable housing trust fund to
render units more affordable, including $256,810.81 to render units more affordable to households
earning 30 percent or less of median income by region.
City of Union City
July 9, 2020
Hudson County, New Jersey
Amended Affordable Housing Trust Fund Spending Plan
------------------------------------------------------------------------------------------------------------------------------------------------------------
------------------------------------------------------------------------------------------------------------------------------------------------------------
HGA | 8
(c) Administrative Expenses (N.J.A.C. 5:93-8.16)
No more than 20% of revenues collected from development fees shall be expended on
administration, including, but not limited to, salaries and benefits for municipal employees or
consultant fees necessary to develop and implement: a rehabilitation program; a new
construction program; a housing element; and an affirmative marketing program. Administrative
funds may be used for: income qualification of households; monitoring the turnover of sale and
rental units; and compliance with monitoring requirements.
Administrative Expenses
Actual balance through 03/02/2020
$1,889,958.13
Projected Development fees 2020-2025
+
$660,000
Projected Trust Fund Interest 2020-2025
+
$18,150
Total
=
$2,568,109.13
20 percent cap
x 0.20 =
$513,621.63
Moving forward, the City projects that $513,621.13 will be available from the affordable housing
trust fund to be used for administrative purposes, including but not limited to:
•
Administration and expenses associated with City’s affordable housing units.
•
Expenses associated with the preparation and implementation of the Housing and Fair
Share Plan and monitoring of the current and future housing programs for the City of Union
City.
Legal or other fees related to litigation opposing affordable housing sites are not eligible uses of
the affordable housing trust fund.
City of Union City
July 9, 2020
Hudson County, New Jersey
Amended Affordable Housing Trust Fund Spending Plan
------------------------------------------------------------------------------------------------------------------------------------------------------------
------------------------------------------------------------------------------------------------------------------------------------------------------------
HGA | 9
4. EXPENDITURE SCHEDULE
Program
Projected Expenditure Schedule 2019-2025
2020
2021
2022
2023
2024
2025
Total
Veterans Housing –
Cantello Street
Properties Phase I
$953,400
$953,400
General
Rehabilitation
$30,000
$40,000
$40,000
$40,000
$40,000
$40,654.06
$225,654.06
New Construction:
Blue Chapel
$52,500
$52,500
$105,000
Affordability
Assistance
$120,000 $120,000 $125,000
$130,000
$135,000 $140,432.44 $770,432.44
Administration
$80,000
$80,000
$80,000
$83,000
$90,000
$100,621.63 $513,621.63
Total
$1,235,900 $287,500 $245,000
$253,000
$265,000 $281,708.07 $2,568,108.07
City of Union City
July 9, 2020
Hudson County, New Jersey
Amended Affordable Housing Trust Fund Spending Plan
------------------------------------------------------------------------------------------------------------------------------------------------------------
------------------------------------------------------------------------------------------------------------------------------------------------------------
HGA | 10
SUMMARY
The City of Union City intends to spend affordable housing trust fund revenues pursuant to N.J.A.C.
5:93 and consistent with the housing programs outlined in its Housing Element and Fair Share Plan,
dated June 2017 and adopted by the Planning Board on September 18, 2017.
As of March 2, 2020, the City’s Trust Fund has a balance of $1,889,958.13. Union City anticipates
an additional $687,150.00 in revenues and interest by December 31, 2025. The City will dedicate
$1,284,054.06 towards rehabilitation, veterans housing programs, and new construction,
$770,432.44 to render units more affordable, and $513,621.63 to administrative costs.
SPENDING PLAN SUMMARY
Balance as of March 2, 2020
$1,889,958.13
Projected REVENUE August 5, 2019 to December 31, 2025
Development fees
+
$660,000.00
Payments in lieu of construction
+
$0
Other funds
+
$0
Interest
+
$18,150.00
TOTAL REVENUE + CURRENT BALANCE
=
$2,568,108.13
EXPENDITURES
Funds used for Rehabilitation + New Construction
-
$1,284,054.06
Affordability Assistance
-
$770,432.44
Administration
-
$513,621.63
Excess Funds for Additional Housing Activity
=
$0
TOTAL PROJECTED EXPENDITURES
=
$2,568,108.13
REMAINING BALANCE
=
$0
Appendix A
May 20, 2017 Court Order Approving the Settlement with Fair
Share Housing Center, the Housing Element and Fair Share Plan,
and the Spending Plan
Appendix B
June 20, 2018 Court Order Approving the April 2018 Spending Plan
4844-0711-5110, v. 1
PATRICK J. McNAMARA, ESQ.
Attorney I.D. No. 003611987
SCARINCI & HOLLENBECK, LLC
ATTORNEYS AT LAW
One River Centre, 331 Newman Springs Road
Building 3, Suite 310, Red Bank, NJ 07701-5692
T: (732) 780-5590
F: (732) 695-8108
Attorneys for: CITY OF UNION CITY
Our File No. 102.9110
IN THE MATTER OF THE APPLICATION :
SUPERIOR COURT OF NEW JERSEY
OF THE CITY OF UNION CITY,
LAW DIVISION
COUNTY OF HUDSON,
:
HUDSON COUNTY
:
DOCKET NO. HUD-L-2862-15
_______________________________________
CIVIL ACTION
ORDER APPROVING AMENDMENT TO
THE SPENDING PLAN FOR THE CITY
OF UNION CITY
The above captioned matter having been open to the Court upon the application of
Scarinci Hollenbeck, with Patrick J. McNamara appearing on behalf of the declaratory
Plaintiffs City of Union City (here and after the “City”) with Joshua Bauers, Esq., appearing
on behalf of the Fair Share Housing Center (“FSHC”) as an “interested party” and not as a
formal intervenor, and Christine N. Cofone, PP, court appointed Special Master, and all
parties and counsel listed on the combined general service and notice list pursuant to and in
the Matter of Adoption of NJAC 5:96 and 5:97 by the NJ Council on Affordable Housing,
221 NJ 1(2015), commonly referred to as Mount Laurel IV, having been notified of the
Motion Hearing conducted before the Court on June 12, 2018; and whereas at said Hearing,
the Court reviewed the proposed amendments to the previously approved Spending Plan that
had been presented to the Court previously, and further, that the City represented before the
HUD-L-002862-15 06/26/2018 9:27:58 AM Pg 1 of 2 Trans ID: LCV20181114368
HUD L 002862-15 07/20/2018 Pg 1 of 2 Trans ID: LCV20181280340
4844-0711-5110, v. 1
Court that Joshua Bauers, Esq. and the Special Master, Christine Cofone, licensed
professional planner, have consented to the proposed amendment to the Spending Plan of
the City,
And no objectors or other persons came forward to testify or had submitted comments
or objections as per the notice served by the City in advance of this hearing, it is
ORDERED on this _______ day of _____________, 2018
1.
The City shall proceed to, by actions of its Board of Commissioners, take such
actions as necessary so as to effectuate the use of funds by the Union City Housing Authority as
set out in the Amended Spending Plan that has been presented to this Court and found favorable
by the Special Master and counsel for FSHC.
2.
The temporary immunity previously afforded to the City is hereby extended; such
protections shall remain in full force and effect through and including September 30, 2018.
3.
A case management conference will be scheduled by the Court when advised that
the requisite Ordinances and/or Resolutions have been adopted by the Planning Board and/ or the
Board of Commissioners of the City to effectuate the prior Orders of the Court
4.
A copy of this Order shall be served by the Court upon counsel for the City of
Union City by email at pmcnamara@sh-law.com, who shall then serve a copy upon all parties
named on the service list within 7 calendar days of receipt.
____________________________
MARY K. COSTELLO, P.J., Cv.
HUD-L-002862-15 06/26/2018 9:27:58 AM Pg 2 of 2 Trans ID: LCV20181114368
HUD L 002862-15 07/20/2018 Pg 2 of 2 Trans ID: LCV20181280340
20th
July
Reasons on record following oral argument
on July 20, 2018. Counsel shall agree to
a date and time for a Compliance Hearing and
send all required notices forthwith.
Appendix C
The Housing Authority of Union City
Veterans Housing Rehabilitation Project
Cantello Street Properties
PROPERTY CONDITION ASSESSMENT
for :
Veteran’s Housing / Phase I
Cantello Street Properties in
The City of Union City, NJ
Prepared for:
The Housing Authority of The City of Union City
3911 Kennedy Boulevard
Union City, NJ 07087
Prepared by:
ICONARCHITECTSLLC
258 Newark Street
Hoboken, NJ 07030
tel. 201-659-7980
fax. 201-659-7920
April 20, 2020
ICONARCHITECTSLLC
258 Newark Street
tel. 201-659-7980
Hoboken, New Jersey 07030
fax. 201-659-7920
April 20, 2020
Mr. Stanley M. Sanger, Executive Director
Board of Commissioners & Personnel
Housing Authority of the City of Union City
3911 Kennedy Boulevard
Union City, New Jersey 07087
RE : Property Condition Assessment - Veteran’s Housing / Phase I
Cantello Street Properties in The City of Union City NJ
Dear Mr. Sanger, Ladies & Gentlemen
We are pleased to submit this revised Property Condition Assessment (PCA) for the
Cantello Street Veteran’s Housing Properties in Union City.
The report was prepared in general accordance with American Society for Testing and
Materials (ASTM) Standard Guide for Property Condition Assessments: Baseline Property
Condition Assessment Process E 2018-08 and generally accepted industry standards.
The PCA included visual observation of the site in general, site improvements, amenities,
building exteriors, interior common areas and a representative sampling of tenant
spaces.
The revised PCA is based upon adjustments to the Scope of Work, recent cost
adjustments, information obtained & provided and observations made during our site
visits (indicating dates). The estimate is for components and systems that present
significant deficiencies. Repairs of a cosmetic nature, voluntary improvements or
routine maintenance are generally not included. The Estimate represents the
Architect’s best judgment as a design professional familiar with the construction industry
of current market rates for labor and materials.
Please do not hesitate to contact the undersigned if you have any questions or if we
can be of further service.
Sincerely
Ignatius Caramia, RA
ICONARCHITECTSLLC
TABLE OF CONTENTS
1.0
EXECUTIVE SUMARY
5
1.1
General Description / Property Overview
5
1.2
General Physical Condition
5
1.3
Capital Improvements
6
1.4
Recommendations & Discussion
6
1.5
Recommended Additional Investigations
6
1.6
Compliance Research and Records Review
6
1.7
Sources of Information and Document Review
7
1.8
Estimate of Immediate Needed Improvements
7
2..0
PURPOSE, SCOPE AND LIMITATIONS
8
2..1
Purpose
8
2.2
Scope
8
2.3
Evaluation Terminology
11
2.4
Limitations
12
2.5
Property Access and Non-Access Disclosure
12
2.6
User Reliance
13
2.7
Probable Cost Methodology
13
3.0
CODE COMPLIANCE
14
3.1
Municipal Departments
14
4.0
DESCRIPTION OF PROPERTIES
15
4.1
Property Details
15
4.2
Utility and Service Providers
15
4.3
Property Addresses
16
5.0
PROPERTY GROUNDS
17
5.1
Description of Grounds at Properties
17
6.0
BUILDING STRUCTURES AND EXTERIORS
18
6.1
Building Structures
18
6.2
Building Facades, Roofing, Fenestration & Entry Doors
18
7.0
BUILDING INTERIORS
19
7.1
Kitchens
19
7.2
Bathrooms
19
7.3
Finishes
19
7.4
Doors
19
8.0
PLUMBING, MECHANICAL & ELECTRICAL
20
8.1
Plumbing & Heating
20
8.2
Electrical
20
9.0
LIFE-SAFETY, FIRE PROTECTION, ADA AND MOLD
21
9.1
Life Safety Systems
21
9.2
ADA Issues
21
9.3
Microbial Contamination (Mold)
21
10.0
OPINION OF ESTIMATED CONSTRUCTION COSTS
22
APPENDICES
24
APPENDIX 1
Key Map of Properties
25
APPENDIX 2
Aerial Views (Google) of Property Sites
26
APPENDIX 3
Photographs of Properties
27-30
APPENDIX 4
Typical Unit Floor Plan
31
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
1.0 EXECUTIVE SUMMARY
1.1
General Description / Property Overview
ICON Architects LLC (ICON) has prepared a Property Condition Assessment (PCA) of the Union City
NJ Housing Authority properties known as the “Cantello Street Veteran’s Housing” located in the City
of Union City. The Subject properties were constructed after World War II and consist of 40 two-
bedroom apartment units.
This Assessment does not include the other Various Veteran’s Housing units at other Union City sites
consisting of seventy two (72) residential units.
The buildings, generally characterized as Garden Apartments, are two story, wood frame structures
with gable roofs and basements. A typical building entry is shared by two units.
The subject properties are serviced by electricity, natural gas, public water and public sewer.
1.2
General Physical Condition
Based on observation of site conditions, building exteriors and a representative sampling of unit
interiors, in general, the Subjects were considered to be in Fair condition overall, and exhibited wear
and tear normal for their age and usage. The condition of some individual components and systems
may differ from the overall condition. The Properties appeared to have been fairly maintained over the
years. Items of deferred maintenance were observed.
Refer to individual sections of this report for information regarding observed items of concern. Please
note that some of these items may be considered potential life/safety issues affecting persons
residing, visiting or performing services at the Properties, and as such should be addressed and
corrected on a priority basis. The buildings appear to be structurally adequate with no obvious
evidence of major structural failures, differential settlement or significant soil erosion.
• General Condition: Fair
• Level of Maintenance: Fair
PROPERTY OVERVIEW
Property Name :
“Veteran’s Housing”
Type of Property :
Apartments
Property Address :
Cantello Street
Number of Buildings :
4
Reported Age :
± 1950
Number of Stories :
2 & Basements
Site Area :
NA
Number of Units :
40
Occupied Units Observed :
8
Vacant Units Observed:
2
PCA Approved by :
Ignatius Caramia, RA
Overall Units Observed :
4
Site Observation Date(s) :
June 02, 2017, June 16, 2017,
October 01, 2019, October 03, 2019
October 10, 2019
& various informal visits
ICONARCHITECTSLLC
5
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
1.3 Capital Improvements
The following capital improvements were reported:
• No capital improvements were reported.
• Repairs and Improvements, it is reported, have, to this date, been made on an as-need basis.
1.4
Recommendations & Discussion
Improvements will require some time as an overwhelming majority of units are occupied. A five year
plan is recommended to undertake the Work. A separation of yearly improvements has not yet been
recommended by ICON Architects LLC. Factors and concerns to be considered will be reviewed with
the Union City Housing Authority.
1.5
Recommended Additional Investigations
Based on conditions observed, ICON Architects LLC recommends the following additional
investigations be completed. Costs related to additional investigations are not included in the
estimated repair budget shown herein.
Mold
Investigation and sampling by a qualified mold consultant to determine the potential for health and
safety risks and associated liability related to continued usage of the Subject by the public. The
consultant should also provide recommendations for remediation of microbial growth at the
property.
Asbestos Testing
Sampling of the acoustical ceiling treatments, vinyl floor tile, mastics, drywall and drywall
compound is recommended in areas requiring demolition and repair, prior to further construction
activities.
Significant additional costs are possible depending on the findings of the recommended
investigations.
1.6
Compliance Research / Authorities Having Jurisdiction and Records Review
Following is a list of Authorities Having Jurisdiction for the Properties.
AUTHORITIES HAVING JURISDICTION
Category
Agency and Contact
Comments
Building Department
Did not make contact
Zoning Department
Did not make contact
Fire Department
Did not make contact
Flood Zone
Did not make contact
ICONARCHITECTSLLC
6
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
1.7
Sources of Information and Document Review
Following is a list of the additional person(s) interviewed by ICON during the site visits and/or report
preparation. Information imparted by these persons concerning conditions and operations has been
assumed to be correct.
The following documentation was provided to ICON for review:
•
None
ICON inquired at the time of the initial site visit whether construction drawings, specifications or other
sources of printed information of the buildings were available. Management reported no construction
documents or printed info were readily available. Comments regarding concealed building
components are based on standard industry practices and assumptions based on limited
observations.
1.8
Estimate of Immediate Needed Improvements
Estimate of Improvement Costs
$ 794,500.00
& Estimated Soft Costs & Contingencies
x 20 %
Estimate of Immediate Needed Improvements
$ 953.400.00
PERSONS INTERVIEWED
Name
Company / Entity
Title or Responsibility
Telephone
Mr. Stanley Sanger
Union City Housing Authority
Executive Director
Mr. Waldo Morin
Union City Housing Authority
Deputy Director of Operations
Mr. Jose Alba
Union City Housing Authority
Modernization Administrator
Mr. Rudy Rivera
Union City Housing Authority
Facilities Manager
ICONARCHITECTSLLC
7
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
2.0 PURPOSE, SCOPE AND LIMITATIONS
2.1
Purpose
ICON Architects LLC was retained to conduct a Property Condition Assessment to provide an
objective, independent, professional opinion of the potential repair costs associated with the subject
properties.
Specifically, the Report:
•
Evaluates the physical condition of the building components and systems.
•
Identifies current deficiencies that require remedial work and areas not in compliance with
applicable codes or regulations.
•
Provides a lump sum estimate of total repair costs to remedy the noted deficiencies.
•
Recommends further in-depth studies, probing and testing, as necessary.
•
Exhibits photographic illustrations of general building composition, conditions and
deficiencies.
2.2
Scope of Work
The assessment was conducted in accordance with American Society for Testing and Materials
(ASTM) Standard Guide for Property Condition Assessments: Baseline Property Condition
Assessment Process E 2018-08 and generally accepted industry standards and included, but was not
necessarily limited to, the following:
•
Requests for documentation pertaining to Subject maintenance and repair history, effected,
on-going or planned significant capital improvements, deficiencies known to management,
building and fire code violations, budget projections, prior condition assessments, recent
building/system evaluations such as annual roof inspections or contractor’s proposals,
warranties in effect, surveys and construction documents such as site plans and typical
floor plans.
•
Limited, walk-through visual surveys of the Subject’s components and systems, including
a representative sampling of common and tenant areas.
•
On-site property management interviews regarding maintenance, repair and improvement
history as well as known defects and pending repairs.
•
Photography of representative building areas and systems and significant deficiencies to
document existing conditions.
•
Interviews with maintenance personnel and/or service contractors used by Subject’s
management regarding repair and improvement history, known defects and pending
repairs.
•
Evaluation of the collected information and the preparation of the property condition report,
including cost estimates, for the major deficiencies observed.
ICONARCHITECTSLLC
8
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
The sites were visited on various occasions for the preparation of this report by Ignatius Caramia,
Architect, beginning in June of 2017. The site visits consisted of non-intrusive, visual “walk-through”
surveys of readily accessible public/common areas and a representative number of residential units.
Mechanical and electrical equipment was neither operated nor tested by the field observer. No
exploratory probing or testing was performed to determine component/ system conditions or
compliance.
This study does not include in-depth evaluations of as-built drawings, system/component adequacy,
code compliance, and does not include the preparation of engineering calculations related to the
building(s) and systems to determine adequacy, compliance of the improvements with any drawings
that may have been submitted or compliance with commonly accepted design or construction
practice. Not all areas of the property have been surveyed, only a representative sampling of areas are
included in the survey.
Work completed as part of this analysis does not represent a design effort and does not require
engineering education, training, and experience in the application of special knowledge of the
mathematical, physical, and engineering sciences; therefore, the work product contained herein is not
to be construed as the “Practice of Engineering” as defined by statute.
ICON’s observations and report do not warrant or guarantee the performance of any building
components or systems. The information contained in this report received appropriate technical
review and approval. The conclusions represent professional judgments and are founded upon the
investigations performed and the interpretation of such data based on experience and expertise
according to the existing standard of care. No other warranty or limitation exists, either express or
implied.
In addition, access was requested to a representative sampling of tenant spaces to assess general
composition and typical patterns of physical conditions of interior components. Access to the
requested sampling was provided. During the site visit, the field observer did not gain access to all
areas of the properties. The representative sampling was used for approximating total required
remediation costs.
The specific scope of work included the following:
Walk-Through Survey - The report is based on observations made during the property “walk-
through.” Observations were limited to common areas and “representative” residential units. No
inspection or investigation behind walls, inside plenums or in any other generally inaccessible areas
was performed. No physical tests were made nor were any samples for engineering analysis
collected. Reliance was placed on the accuracy and disclosure of property representatives.
A visual survey for mold was conducted. The survey was limited to visual observations in the areas
walked and should not be considered a comprehensive survey of the property. No sampling was
conducted. No inspection or investigation behind walls or in any other generally inaccessible areas
was performed. A conclusion that no mold was observed, therefore, should not be taken as the
property is mold free or concerns do not exist in areas that were not inspected.
ICONARCHITECTSLLC
9
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
Property/Site Features - Observations were conducted at the properties as to the type, condition and
adequacy of the following items: general topography, storm water drainage, ingress and egress,
paving, curbing, landscaping, appurtenances and utilities.
Building Frame and Envelope - Observations were conducted at the properties as to the type,
condition and adequacy of the following items: structures, facades/siding, fenestration and roofing.
Interior Elements - Observations were conducted at the properties as to the type, condition and
adequacy of interior elements, finishes and fixtures.
Plumbing, Mechanical and Electrical - Observations were conducted at the properties as to the type,
condition and adequacy of plumbing, heating, ventilation and air conditioning, electrical, items.
Life Safety/Fire Protection and ADA Requirements - Observations were conducted at the properties as
to the type, condition and adequacy of the life safety and fire protection systems. In addition, the
Property Condition Assessment included a limited visual assessment of the subject property to
assess if it is accessible and useable by individuals with disabilities in accordance with the ADA of
1990. Public accommodations and commercial facilities constructed or renovated after January 1992
must be brought into compliance with ADA guidelines. Public accommodations constructed prior to
January 1992 must make affirmative attempts to be in compliance. This screening is not to be
considered an in-depth ADA survey or audit. The opinions regarding ADA compliance should be
considered preliminary. The purpose of the limited visual survey is to provide a general observation
of the level of attention paid to keeping the property ADA compliant.
Opinions of Probable Costs to Remedy Physical Deficiencies - ICON Architects LLC attempted to
identify items of deferred maintenance or requiring repair or replacement within a 12-month time
period. These items are considered “Immediate Needs.” The deficiencies and/or items identified are
based on our observations unless otherwise noted. Quantities are estimates and extrapolations from
representative areas observed. Unit prices and replacement costs are based on a combination of
construction cost guide data, ICON Architects LLC’s experience and discussions with property
managers, facility engineers and/or individuals who are familiar with the local market. Generally,
repair or replacement items that total less than $1,000 are considered routine maintenance items and
are not included in the itemized list of recommended repairs or as immediate needs, unless they are
associated with a regulatory compliance, safety issue or, in the opinion of ICON Architects LLC, have
the potential to significantly impact the usability of the property by current or prospective tenants.
Assumptions regarding the overall condition of the subject property have been developed based upon
inspection of “representative” areas. As such, estimations of mechanical and structural system
conditions, remaining useful lives and costs associated with the correction of identified deficiencies
are based upon the limited inspection and are also limited with respect to completeness. Where
quantities could not be derived from actual takeoffs or measurements, lump sum figures or
allowances are used. Estimated costs to correct are based on professional judgment and the probable
or actual extent of the observed defect, exclusive of the cost to design, procure, construct and
manage the corrections.
ICONARCHITECTSLLC
10
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
Useful life estimates of components are based on published sources including, but not limited to, Life
Expectancy Guidelines published by Marshall & Swift, United States Department of Housing and
Urban Development guidelines, industry standards and ICON Architects LLC’s professional
experience in evaluating life and performance of elements, components and systems. Expected
remaining useful lives for the building and components assume the current level of maintenance and
capital improvements are maintained and the recommendations in this report are implemented.
Quantity estimates are typically based on our field observations or information provided by property
management. Replacement costs are based on published sources including, but not limited to, the
Means Facility Cost Data, and Means Repair and Remodeling Cost Data, historical costs provided by
property management or ownership, ICON Architects LLC’s professional experience and contractor
cost quotations, when available.
2.3
Evaluation Terminology
The PCA is designed to assess the general condition of building and site improvements and make the
client aware of conditions which may have an adverse impact upon the functioning systems and
finishes of the property.
Terms used in the PCA to describe the condition of observable components and systems are defined
below. It should be noted that a term applied to an overall system does not preclude that a part or
section of the system or component may be in a different condition.
Excellent
New or like new. Component or system is operational and soundly performing its function
showing no signs of wear.
Good
Component or system is operational and soundly performing its function. It may show signs of
wear and tear consistent with its age, and may require routine maintenance and/or minor repair
work.
Fair
Serviceable, but showing age and wear, and will require maintenance, repair or replacement.
Component or system is performing adequately but exhibited deferred maintenance, indications of
previous repairs, workmanship not in compliance with commonly accepted standards, is obsolete
and/or approaching the end of its typical expected useful life. Either repair or near future
replacement is required to prevent premature failure, or accelerated deterioration, or to extend its
expected useful life.
Poor
Requiring action immediately or within 12 months. Component or system is not operational,
failed or cannot be relied upon to continue performing its expected function due to excessive
deferred maintenance, inherent design or workmanship deficiency and/or could cause or
ICONARCHITECTSLLC
11
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
accelerate deterioration of other related components or systems. Immediate or short term major
repair or replacement is required.
2.4
Limitations
ICON Architects LLC has performed the services and prepared this report in accordance with
generally accepted consulting practices, and makes no other warranties, either expressed or implied,
as to the character and nature of such services or product.
Information in this report, concerning equipment operation, condition of spaces and concealed areas
not observed or viewable and for the disclosure of known problems, if any, is from sources deemed
to be reliable, including, but not limited to property managers and maintenance personnel, however,
no representation or warranty is made as to the accuracy thereof.
No PCA can wholly eliminate the uncertainty regarding the presence of physical deficiencies and the
performance of a subject property’s building systems. Preparation of a PCA in accordance with the
ASTM guide is intended to reduce, but not eliminate, the uncertainty regarding the potential for
component or system failure and to reduce the potential that such component or system may not be
initially observed. ASTM also recognizes the inherent subjective nature of a consultant’s opinions as
to such issues as workmanship, quality of original installation, and estimating the Remaining Useful
Life (RUL) of any given component or system. ASTM recognizes a consultant’s suggested remedy
may be determined under time constraints, formed without the aid of engineering calculations,
testing, exploratory probing, the removal of materials, or design. Furthermore, there may be other
alternate or more appropriate schemes or methods to remedy the physical deficiency.
2.5
Property Access and Non-Access Disclosure
Inspector:
Ignatius Caramia, Registered Architect
Date of Site Visits: June 2, 2017 & June 16, 2017
October 01, 2019, October 03, 2019, October 10, 2019,
and additional accompanied & unaccompanied
visits up to preparation of report.
Property Contact: Mr. Stanley Sanger, Executive Director
Property Escorts:
Mr. Stanley Sanger, Executive Director (06.02.17 observations)
Mr. Rudy Rivera, Facilities Manager (06.02.17 observations)
Mr. Waldo Morin, Deputy Director of Operations (06.16.17 observations
and additional visits up to preparation of report).
Property Questionnaires : Property Questionnaires were not prepared for this report.
Areas Accessed: ICON Architects LLC accessed vacant & occupied units and common areas for the
preparation of this report.
Inaccessible Areas: There were no inaccessible areas during our visit.
ICONARCHITECTSLLC
12
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
2.6
User Reliance
In consideration of the facts recited in the Property Condition Assessment, ICON Architects LLC
hereby agrees that The Union City Housing Authority may rely on the Property Condition Assessment
and the opinions, conclusions and recommendations presented therein.
2.7
Probable Cost Methodology
Cost estimates included herein are based upon observations made during the site visits and other
information provided by the owner and management, which is assumed to be accurate, complete and
correct. The estimates are for components and systems that present significant deficiencies. Repairs
of a cosmetic nature, voluntary improvements, routine maintenance, or expenses for which the
tenants are responsible are generally not included.
Estimated costs are based on consultant experience, information provided by management and/or
vendors, and commercially available cost data. These probable costs may differ from actual costs,
which are dependent on contractor, field and market conditions, work scheduling, materials
availability, labor conditions and bidding procedures. Estimates are limited to construction related
material and labor costs only. General contractor overhead and profit, business expenses, design and
permit fees, management fees and other project related indirect and soft costs are not included in the
cost estimates.
A detailed survey of quantities utilized for cost estimating purposes has not been conducted as part of
the approved scope of work. The opinions of probable costs provided in this report reflect
approximate quantities and unit costs, and as such are not intended to be based upon exact quantities
or to identify exact locations of items or systems requiring repair. Estimated quantities are based on
extrapolation from the representative sampling observed during the site visit. The stated costs are, in
ICON’s opinion, probable for the marketplace. Such statements do not constitute a warranty or the
representation that all items that may need repair or other actions are included.
For these reasons, ICON does not guarantee or warrant that actual proposals, bids or construction
costs will not vary, possibly significantly, from opinions of probable costs specified in this report.
ICONARCHITECTSLLC
13
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
3.0
CODE COMPLIANCE
3.1
Municipal Departments
Fire Department: North Hudson Regional Fire and Rescue
ICON Architects LLC has not, as of the writing of this report, been given or requested information
pertaining to any outstanding fire code violations for the subject properties..
Building Department: Building Department of The City of Union City NJ
ICON Architects LLC has not, as of the writing of this report, been given or requested information
pertaining to Certificates of Occupancy and any outstanding code violations for the subject
properties from Union City, NJ Building Department.
Zoning Department : Zoning Department of The City of Union City NJ
ICON Architects LLC has not, as of the writing of this report, been given or requested information
regarding the current zoning of the properties and whether the properties are a legal conforming
use or a legal non-conforming use according to density, parking, and today's codes.
It is noted that the absence of this information is not deemed critical to this report and no further
study or action is recommended at this time.
ICONARCHITECTSLLC
14
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
4.0
DESCRIPTION OF PROPERTIES
4.1
Property Details
Site Surveys for the properties were not provided for the preparation of this report.
Legal Descriptions of the Properties are therefore not provided herein.
Property Usage: Residential Multi Family
Number of Buildings: 4. Buildings range from 6 Units to 14 Units
Number of Units: 40
Date of Construction: ± 1950
Building Size: ± 662 square feet /unit
4.2
Utilities and Service Providers
Electricity : Provided by PSEG
Gas : Provided by PSEG
Water : Municipal
Sewer : Municipal
Sanitary Service: Municipal
Storm Water : Municipal
Solid Waste : __________
HVAC Maintenance : __________
Pool Maintenance : NA
Pest Control :__________
Landscaping :__________
Fire Extinguishers/Alarms:
Security : Internal
Elevator Maintenance : NA
Roof Maintenance :__________
Electrical Maintenance : __________
Plumbing Maintenance : __________
ICONARCHITECTSLLC
15
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
4.3 Property Addresses
ICONARCHITECTSLLC
16
Bldg.
Unit
Address
Fl.
1
33
110 Cantello
1
34
2
35
112 Cantello
1
36
2
37
114 Cantello
1
38
2
2
39
116 Cantello
1
40
2
41
118 Cantello
1
42
2
43
120 Cantello
1
44
2
3
45
122 Cantello
1
46
2
47
124 Cantello
1
48
2
49
126 Cantello
1
50
2
51
128 Cantello
1
52
2
53
130 Cantello
1
54
2
55
132 Cantello
1
56
2
57
134 Cantello
1
28
2
4
59
136 Cantello
1
60
2
61
138 Cantello
1
62
2
63
140 Cantello
1
64
2
65
142 Cantello
1
66
2
67
144 Cantello
1
68
2
69
146 Cantello
1
70
2
71
148 Cantello
1
72
2
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
5.0
PROPERTY GROUNDS
5.1
Description of Grounds at Properties
General Condition: Poor to Fair
Properties are generally maintained throughout the locations identified but show the effects of the
elements and their age. Earnest attempts at planting and exterior decoration by some residents are
inspired but often highlight a lack of landscaping in some areas. Concrete walkways on site have, in
several instances, heaved and been undermined by erosion. Walkway conditions present tripping
hazards on site.
Storm water runoff from roof drains appears to not be an issue though observations were made on
dry days. No significant signs of ponding were noted or reported. Runoff may be too rapid or
excessive at macadam paved areas for sewer system. Icy conditions in winter weather present
hazards, especially with unevenly paved macadam areas.
Brick stoops at entries are generally in good shape. Some repointing and new stone treads will be
required.
Poured concrete walkways and curbs are generally in very good shape. Few minor cracks were
observed. No significant cracks, heaving or settlement was observed or reported. No Trip hazards or
other concerns at concrete walkways were observed or reported.
Fences and Gates are generally in fair shape.
Site lighting is inadequate. Additional lighting is needed in addition to illumination from residences
and surrounding street lights.
There are no courts/playgrounds or other amenities associated with the subject properties.
Recommendations:
Concrete Walkways & Curbs on site are generally beyond repair and require replacement.
Installation of site lighting, mounted to buildings is recommended.
Refurbishment of Fences and gates can be deferred.
ICONARCHITECTSLLC
17
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
6.0 BUILDING STRUCTURES AND EXTERIORS
6.1 Building Structures
General Condition: Fair to Good
The subject buildings are two story wood framed structures with basements and gable roofs.
Foundations are CMU’s and appear to generally be in good shape. Some minor cracks were noted.
No significant foundation cracks were observed or reported. No evidence of bowed walls or sagging
ceilings or floors, or deteriorated subfloors were noted or reported. No other concerns with building
structures were noted or reported. Contingencies should be made, however, for presently
unobservable damage.
Recommendations:
Minor cracks in foundations are to be routed and repointed. A contingency for concealed damage to
wood structure should be considered.
6.2 Building Facades, Roofing, Fenestration and Entry Doors
General Condition: Poor
Ground floor entry facades are typically brick veneer which appear to generally be in good shape.
Some repointing may be necessary. Remainder of building facades are clad in fiber shingles perhaps
of an asbestos composition. A relatively small number of shingles have cracked due to their brittle
nature. These shingles, if asbestos, must be removed or encapsulated (covered).
Roofing appears, in most buildings, to have been replaced over time. Most roofs appear to still be
under warrantee. It is not yet evident how many layers of roofing are presently installed. Two layers
of roofing is the maximum allowed.
Most windows throughout are original wood sash units, many with aluminum storms. Several
apartments have had windows replaced with vinyl replacements where installation appears adequate
while exterior aluminum capping is deficient.
Entry doors to buildings, most original to buildings, are generally in poor to fair shape.
Recommendations:
Brick veneers are to be repointed where necessary. Existing siding is to be covered with rigid foam
insulation and vinyl siding providing a remedy for potential exposure to asbestos and a measure of
insulation for inadequately insulated apartments.
Roofing to be replaced where not under warrantee. Provide flashing boots at vent penetrations.
Roofs with two layers of shingles will require removal prior to new installation. Gutters and leaders
to be replaced.
Windows which have yet to be replaced should be replaced with quality vinyl replacement units.
Aluminum capping at all window exteriors to be replaced or installed new.
Recommendation to replace Building Entry Doors with insulated units rather than refurbish existing.
ICONARCHITECTSLLC
18
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
7.0 BUILDING INTERIORS
7.1 Kitchens
General Condition: Poor
Kitchen Cabinets, it was observed and reported, are generally in poor condition. Kitchens are
typically comprised of a six foot wide array of wall and base cabinets which also includes the sink and
24” or 30” stove/cooktop with overhead recirculating fan. Wall and base cabinets are often water
damaged, mold impacted, and do not match.
Recommendations:
Recommendation is to replace existing Kitchen Cabinets.
7.2 Bathrooms
General Condition: Poor
Bathrooms, it was observed and reported, are generally in poor condition. Vanities are often worn
and water damaged. Water closets typically require new seats and flushing mechanisms. Tubs/
showers require new controls. Ceramic tile, especially at floors, is often worn and stained.
Recommendations:
Recommendation is to renovate Bathrooms in their entirety, replacing existing plumbing fixtures,
vanities, water closet seats & flush mechanisms and tub/shower controls. New tile to be installed
throughout.
7.3
Finishes
General Condition: Fair to Poor
New finishes are typically required throughout. Floors are generally in fair condition. Walls are
typically in poor condition. Patching of walls and ceilings will be required. Stairwells also require
new finishes. Closets often require new hang-rods & shelves.
Recommendations:
Recommendation is to provide new vinyl flooring throughout. Provide new vinyl tread covers at
stairs. Patch/repair walls, ceilings& trim. All previously painted surfaces, to be repainted, including
existing radiator covers to be refurbished. Closets to be provided with new hang-rods & shelves.
7.4 Doors
General Condition: Poor
Interior Doors and hardware, it was noted and reported, are generally in fair condition.
Recommendations:
Replace rather than refurbish existing damaged doors within existing frames/bucks, including
hardware.
ICONARCHITECTSLLC
19
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
8.0 PLUMBING, MECHANICAL & ELECTRICAL
8.1 Plumbing & Heating
General Condition: Fair
Plumbing improvements will be necessary for work and adjustments to Kitchens & Bathrooms.
Existing Heating Systems to be retained. Shared boilers are located in basements. Hot water heaters
are located in basements. Supply piping lines are generally copper. Drainage and ventilation lines are
generally cast iron and copper. No major areas of leaks, corrosion or deterioration were noted or
reported. No evidence of insufficient water pressure was noted or reported. No evidence of
inadequate hot water was noted or reported. No evidence of sewage backup problems was noted or
reported. No other concerns relating to the plumbing & heating were noted or reported.
Recommendations:
Test plumbing systems and repair & adjust to suit renovated Kitchens & Baths. Install new fixtures
and controls as noted. Test existing hydronic water heating systems and repair & adjust to suit.
Given the age of portions of the systems, including water heaters, costs should be included in as part
of a Physical Needs Reserve for ongoing repairs/replacements as the piping ages.
8.3
Electrical
General Condition: Poor
Electrical service within units is inadequate by modern standards. Panels are undersized and
distribution is minimal. Kitchens and Baths require GFCI outlets and others are to be arc fault outlets.
Recommendations:
Panels to be replaced with circuit breaker panels. Distribution wiring to be tested and replaced where
necessary. Apartments to be provided with GFCI & arc fault outlets per NEC.
ICONARCHITECTSLLC
20
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
9.0 Life Safety-Fire Protection/ADA/Mold
9.1 Smoke Detectors
General Condition: Fair
Smoke Detectors require testing and replacement where necessary.
Recommendations: Test existing smoke detectors and replace / provide where necessary. The fire
and life safety systems should be maintained as part of routine maintenance.
9.2 ADA Issues
All places of public accommodation constructed for first occupancy after January 26, 1993 must be
constructed to be accessible. Any alteration made to a place of public accommodation or commercial
facility after January 26, 1992, must be made so as to ensure that, to the maximum extent feasible,
the altered portions of the facility are readily accessible to and useable by individuals with disabilities.
Alterations include, but are not limited to, remodeling, renovations, rehabilitation, reconstruction,
historic restoration, changes or rearrangement in the plan configuration of walls and full-height
partitions. Normal maintenance, re-roofing, painting or wallpapering, asbestos removal, or changes
to mechanical and electrical systems are not alterations unless they affect the usability of the building
or facility.
A public accommodation is required to remove architectural barriers in existing facilities, prior to the
making of any alterations, where such removal is readily achievable, i.e., easily accomplished and
able to be carried out without much difficulty or expense. Examples include, but are not limited to,
providing designated handicapped parking spaces, adding small ramps and curb cuts, widening
doorways, rearranging furniture, installing grab bars and rearranging toilets to increase maneuvering
space. If not readily achievable, alternative methods of providing service must be offered. It is the
property owner’s burden to prove that a modification is not readily achievable, or would pose an
undue financial or administrative burden.
The opinions regarding ADA compliance should be considered preliminary. The purpose of the limited
visual survey is to provide a general observation of the level of attention paid to making any changes
to the properties ADA compliant.
Recommendations: No recommendations are made at this time.
9.3 Microbial Contamination (Mold)
A visual/olfactory survey for mold was conducted. The survey was limited to observations in the
areas walked and should not be considered a comprehensive survey of the property. No sampling
was conducted. No inspection or investigation behind walls or in any other generally inaccessible
areas was performed. In addition, inquiries were made of the owner and/or manager of the Property
regarding past and current leaks or any known mold issues, any tenant complaints regarding health
problems, musty odors or water leaks. No water damage or mold growth was noted or reported,
other than a couple of stained ceiling tiles.
Recommendations: No recommendations are made here.10.0
Opinion of Construction Costs
ICONARCHITECTSLLC
21
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
OPINION OF ESTIMATED IMPROVEMENT COSTS
Category
Quant
Units
Unit
Costs
Estimated
Costs
Comments
Site Improvements
Masonry Repairs
Each
$
0.00
Concrete Walkways & Curbs
Site
82500.00
$
82,500.00
Site Lighting
Each
$
0.00
Structure & Exteriors
Foundation Repairs
Each
$
0.00
Siding
Each
$
0.00
Roofing Gutters & Leaders
Each
$
0.00
Windows
Each
$
0.00
Entry Doors
20
Each
1400.00
$
28,000.00
Building Interiors
Kitchen Improvements
36
Each
3600.00
$
129,600.00
Bathroom Refurbishment
36
Each
7000.00
$
252,000.00
Flooring & Treads
Apts.
$
0.00
Patching & Painting
36
Apts.
3400.00
$
122,400.00
Doors
Each
$
0.00
Railings
Each
$
0.00
Mechanical, Electrical, Life-Safety Systems
Plumbing & Heating
Apts.
$
0.00
Electrical Upgrades & Smoke
Detects.
40
Apts.
4500.00
$
180,000.00
Estimated Hard Costs
$ 794,500.00
Estimated Soft Costs
10%
$
79,450.00
Contingency
10%
$
79,450.00
Total Estimated Repair Costs
$ 953,400.00
ICONARCHITECTSLLC
22
Cantello Street Veteran’s Housing Assessment / Phase I Union City, NJ Housing Authority 04.20.20
Immediate and Short Term Repair Items
The table above includes line item cost estimates for the recommended improvements over a term of five (5) years.
Quantities are indicated only for Work items recommended for immediate improvements.
Note : All costs are preliminary estimates based on approximated quantities, reported information
and extrapolation from representative sampling. Further investigation and precise measurements are
required to prepare more accurate and detailed cost estimates.
For these reasons, ICON Architects LLC does not guarantee or warrant that actual proposals, bids or
construction costs will not vary, from opinions of probable costs stated in this report.
ICONARCHITECTSLLC
23
APPENDICES
24
Cantello Street Veteran’s Housing Assessment / Phase I
ICONARCHITECTSLLC
Union City, NJ Housing Authority
04.20.20
SITE
KEY MAP OF PROPERTIES
25
Cantello Street Veteran’s Housing Assessment / Phase I
ICONARCHITECTSLLC
Union City, NJ Housing Authority
04.20.20
BUILDING 1
110 CANTELLO STREET
112 CANTELLO STREET
114 CANTELLO STREET
BUILDING 2
116 CANTELLO STREET
118 CANTELLO STREET
120 CANTELLO STREET
BUILDING 3
122 CANTELLO STREET
124 CANTELLO STREET
126 CANTELLO STREET
128 CANTELLO STREET
130 CANTELLO STREET
132 CANTELLO STREET
134 CANTELLO STREET
BUILDING 4
136 CANTELLO STREET
138 CANTELLO STREET
140 CANTELLO STREET
142 CANTELLO STREET
144 CANTELLO STREET
146 CANTELLO STREET
148 CANTELLO STREET
1
2
3
4
SITE
26
Cantello Street Veteran’s Housing Assessment / Phase I
ICONARCHITECTSLLC
Union City, NJ Housing Authority
04.20.20
TYPICAL CONDITION @ WALLS
TYPICAL STAIRWELL VIEW
CLOSET INTERIOR & DOOR
RADIATOR @ WINDOW
27
Cantello Street Veteran’s Housing Assessment / Phase I
ICONARCHITECTSLLC
Union City, NJ Housing Authority
04.20.20
TOILET FIXTURES
VANITY
RADIATOR COVER @ TOILET
TILE & WALLS @ TUB AREA
28
Cantello Street Veteran’s Housing Assessment / Phase I
ICONARCHITECTSLLC
Union City, NJ Housing Authority
04.20.20
TYPICAL KITCHEN VIEW 2
TYPICAL KITCHEN VIEW 1
STOVE & HOOD
WINDOW & RADIATOR COVER
29
Cantello Street Veteran’s Housing Assessment / Phase I
ICONARCHITECTSLLC
Union City, NJ Housing Authority
04.20.20
TYPICAL EXTERIORS
30
Cantello Street Veteran’s Housing Assessment / Phase I
ICONARCHITECTSLLC
Union City, NJ Housing Authority
04.20.20
13'-9"
11'
9'-9"
2'-10"
9'-11"
8'-4"
4'-10"
8'-10"
10'-7"
12'-2"
LIVING
KITCHEN
BEDROOM 1
BEDROOM 2
TYPICAL UNIT FLOOR PLAN
31
Cantello Street Veteran’s Housing Assessment / Phase I
ICONARCHITECTSLLC
Union City, NJ Housing Authority
04.20.20
MIDPOINT REVIEW
CITY OF UNION CITY
Hudson County, New Jersey
July 9, 2020
Prepared By:
Heyer, Gruel & Associates
Community Planning Consultants
236 Broad Street, Red Bank, NJ 07701
(732) 741-2900
Union City
July 9, 2020 Midpoint Review
2
PREPARED BY HGA
MIDPOINT REVIEW OF THE CITY OF UNION CITY, HUDSON COUNTY
Purpose
Union City’s Settlement Agreement with Fair Share Housing Center (“FSHC”) requires that Union City
complies with the statutory midpoint review requirements of the Fair Housing Act (“FHA”) and
specifically N.J.S.A. 52:27D-313, which provides in relevant part: “[t]he Council shall establish
procedures for a realistic opportunity review at the midpoint of the certification period and shall
provide for notice to the public.” Pursuant to the Settlement Agreement, that review requires the
City to post on its website, with a copy to FSHC, a status report regarding its compliance
mechanisms and whether or not unbuilt sites/unfulfilled mechanisms continue to present a realistic
opportunity. Such posting shall invite any interested party to submit comments to the City, with a
copy to FSHC, regarding the implementation of the Plan.
Relevant Background
In response to Mount Laurel IV, Union City filed a Declaratory Judgment action, along with a
motion for temporary immunity, on July 6, 2015. the City and the Fair Share Housing Center (FSHC)
executed a Settlement Agreement on May 2, 2017. Pursuant to the executed Settlement
Agreement, the City has the following obligation:
Rehabilitation Share: 1,442
Prior Round Obligation: 0
Third Round Obligation: 0
As Union City is a State-designated Urban Aid Municipality, the City has Prior Round and Third
Round Obligations of 0 units.
In an Order dated October 23, 2018, Union City received its final Judgment of Compliance and
Repose (“JOR”) to remain in effect until July 1, 2025. There were no conditions attached to the
City’s JOR. In accordance with the Fair Housing Act and the Municipal Land Use Law (MLUL), the
City prepared the Housing Element and Fair Share Plan, which was adopted by the City Planning
Board on September 18, 2017. Additionally, the Board of Commissioners has adopted all requisite
documents, including:
•
An Ordinance amending and replacing Chapter 40, Affordable Housing on July 24, 2017.
This Ordinance includes Development Fees, compliance with COAH and UHAC
Regulations, the mandatory sliding scale set-aside for inclusionary developments within the
City, and a payment in lieu option of $175,000 per units.
•
Endorsement of Housing Element and Fair Share Plan on September 18, 2017
•
Resolution 2018-R-339 appointing Erin Knoedler as the Municipal Housing Liaison
•
Appointing Administrative Agents for Affordability Controls on September 14, 2018. At its
meeting in July 2020, the Board of Commissioners will adopt a new resolution appointing
Heyer, Gruel & Associates as its Administrative Agent.
Union City
July 9, 2020 Midpoint Review
3
PREPARED BY HGA
•
Resolution adopting Affirmative Marketing Plan on August 8, 2018.
•
A Spending Plan was adopted in 2017 and amended in 2018. The 2018 Spending Plan was
endorsed by the Board of Commissioners on April 24, 2018. The City is in the process of
once again amending its Spending Plan.
Rehabilitation Program(s) Update
Union City has a Rehabilitation/Present Need obligation of 1,442 units.
County Rehabilitation Updates
Union City continues to be part of the Hudson County Consortium (the “Consortium”). Because of
the City’s continued partnership with the Consortium, the City and its residents are entitled to
partake in the Community Development Block Grant (“CDBG”) as well as the HOME Investment
Partnership Program (“HOME”). The CDBG program provides block grant funds for communities to
carry out affordable housing and community development activities directed toward revitalizing
neighborhoods, economic development, and providing improved community facilities and
services.
The HOME program is a housing rehabilitation program for renter or owner-occupied units. Funds
from the HOME program are typically issued to nonprofits, individuals, corporations, and other
public entities that are in partnership with communities.
For the year July 1, 2017 to June 30, 2018, the City spent its $2,165,810.27 CDBG allocation on youth
centers and services, street improvements, public services, and general program administration.
For the year July 1, 2018 to June 30, 2019, Union City spent their $774,328.53 allocation on youth
services, street improvements, health facilities, operating costs for homeless/AIDS patient programs,
and general program administration. CBDG money from these two years did not go toward
creating new affordable housing units.
Since the adoption of the 2017 Housing Element and Fair Share Plan, two new developments
received HOME funds from the Consortium. A two-family structure at 113 37th Street received
$294,505 from HOME to rehabilitate the two units to create rental affordable units. The
rehabilitation is currently underway and is expected to be complete and ready for occupancy by
the fall of 2020.
The second development is located at 518 10th Street and is a four-family building. That will
produce four family rental affordable units. This project received $147,201 in HOME funds. This
project is also under construction and is expected to be completed by the end of the summer.
City Rehabilitation Updates
In 2019, the City utilized funds from its Affordable Housing Trust Fund to rehabilitate 12 units at 519-
521 Summit Avenue, a development owned and operated by the Union City Housing Authority.
The rehabilitation included bringing the entire building up to code, which consisted of replacing 12
Union City
July 9, 2020 Midpoint Review
4
PREPARED BY HGA
boilers, 12 water heaters, all damaged baseboards throughout the building as well as 13 windows;
updates to electrical, plumbing, and the roof; and related activities such as painting and
replacement of hardware. 519-521 Summit Avenue continues to be operated by the Union City
Housing Authority and its units are available to very low, low, and moderate-income households.
The City is in the beginning stages of rehabilitating 40 units that are operated by the Union City
Housing Authority. The 40 units are available to veterans of very low, low, and moderate-income.
The units are within four buildings between 110 Cantello Street and 148 Cantello Street. The City is in
the process of amending its Spending Plan to identify funds for this project.
Realistic Opportunity Review
The realistic opportunity standard applies to all mechanisms for non-adjustment municipalities and
RDP/non-deferred mechanisms for Vacant Land/Durational Adjustment municipalities.
Mechanism
Description
Ordinances
Adopted
(Yes/No)
Status
Notes/Additional
Information
Garden State Episcopal
Community
Development Corp.
(1514-1518 Palisade
Avenue)
13
supportive/special
needs rental units*
None
Required
COMPLETED:
Received final CO
in May 2020
5 of the units are
already leased;
remainder of
units are actively
being marketed
Blue Chapel
(604 14th Street)
75 senior rental
units
None
Required
PROPOSED:
Negotiations are
ongoing
-
St. John’s
(3501-3509 and 3511
Palisade Avenue)
25 family rental
units
None
Required
PROPOSED:
Negotiations are
ongoing
-
Block 42, Lot 9
(720 8th Street)
100 senior rental
units
None
Required
PROPOSED:
Negotiations are
ongoing; litigation
pending
-
*The 2017 Housing Element and Fair Share Plan provided for 9 units from this development. The
project was ultimately developed with 13 units.
There are no complicated or unusual circumstances associated with the above mechanisms.
Union City
July 9, 2020 Midpoint Review
5
PREPARED BY HGA
Very Low-Income Analysis
The City will ensure that 13% of all of the affordable units created under the implementation Plan,
with the exception of units constructed as of July 1, 2008 and units subject to preliminary or final site
plan approval as of July 1, 2008, will be affordable to very low-income households. Half of the very
low-income units will be made available to families.
Conclusion
Union City’s plan implementation continues to create a realistic opportunity, and the City
maintains sufficient mechanisms for addressing its Rehabilitation/Present Need Obligation.
City of Union City
Affordable Housing Trust Fund Spending Plan
April 2017
Amended April 2018
Endorsed by the Board of Commissioners April 24, 2018
City of Union City
Hudson County, New Jersey
Prepared By:
Heyer, Gruel & Associates
Community Planning Consultants
236 Broad Street, Red Bank, NJ 07701
(732) 741-2900
The original of this report was signed and
sealed in accordance with N.J.S.A. 45:14A-12
____________________________________
Susan S. Gruel, P.P. #1955
____________________________________
M. McKinley Mertz, AICP, P.P. #6368
City of Union City
April 2018
Hudson County, New Jersey
Affordable Housing Trust Fund Spending Plan
-------------------------------------------------------------------------------------------------------------------------------------------------------------
Heyer, Gruel & Associates | 2
INTRODUCTION
The City of Union City, Hudson County has prepared a Housing Element and Fair Share plan that
addresses its regional fair share of the affordable housing need in accordance with the
Municipal Land Use Law (N.J.S.A. 40:55D-1 et seq.) and the Fair Housing Act (N.J.S.A. 52:27D-301).
A development fee ordinance (Ordinance No. 4974) creating a dedicated revenue source for
affordable housing was approved by COAH on May 9, 2006 and adopted by the City on June 7,
2006. The development fee ordinance established standards for the collection, maintenance,
and expenditure of development fees consistent with COAH rules and P.L.2008, c.46 (C.52:27D-
329.1 et al.).
The City received approval by COAH on June 16, 2009 for an amended development fee
ordinance, and on July 21, 2009 the City adopted its current development fee ordinance,
Chapter 40 of the City’s Municipal Code. On January 6, 2015, Ordinance Section 40-4.A(2) was
again amended. The City is in the process of amending this section of the Ordinance to clarify
that the granting of any “d” variance will trigger the payment of development fees.
As of April 6, 2018, the trust fund that was established by Union City had a balance of $997,827.
The account status and transaction history can be found on the following pages. All
development fees, payments in lieu of constructing affordable units on site, funds from the sale
of units with extinguished controls, and interest generated by the fees are deposited in a
separate interest-bearing affordable housing trust fund for the purposes of affordable housing.
These funds shall be spent in accordance with N.J.A.C. 5:93 or applicable regulations as
described in the sections that follow.
City of Union City
April 2018
Hudson County, New Jersey
Affordable Housing Trust Fund Spending Plan
-------------------------------------------------------------------------------------------------------------------------------------------------------------
Heyer, Gruel & Associates | 3
1. REVENUES FOR CERTIFICATION PERIOD
To calculate a projection of revenue anticipated during the period of third round “substantive
certification,” the City of Union City considered the following:
(a) Development fees:
1. Residential and nonresidential projects which have had development fees imposed
upon them at the time of preliminary or final development approvals;
2. All projects currently before the planning and zoning boards for development
approvals that may apply for building permits and certificates of occupancy; and
3. Future development that is likely to occur based on historical rates of development.
(b) Payment in lieu (PIL):
Actual and committed payments in lieu (PIL) of construction from developers.
(c) Other funding sources:
Funds from other sources, including, but not limited to, the sale of units with
extinguished controls, repayment of affordable housing program loans, rental
income, proceeds from the sale of affordable units. No other funds have been or are
anticipated to be collected.
(d) Projected interest:
Interest on the projected revenue in the municipal affordable housing trust fund at
the current average interest rate.
City of Union City
April 2018
Hudson County, New Jersey
Affordable Housing Trust Fund Spending Plan
------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
Heyer, Gruel & Associates | 4
The City projects a total of $880,000 in revenue will be collected between April 6, 2018 and December 31, 2025. An additional $24,200
in interest is projected to be earned. All interest earned on the account shall accrue to the account to be used only for the purposes
of affordable housing. In conjunction with the existing trust fund balance of $997,828, the City projects total trust fund revenues of
$1,902,027 through December 31, 2025.
Projected Revenues-Housing Trust Fund - 2018 - 2025
SOURCE OF FUNDS
Trust Fund
balance as of
04/06/2018
2018
2019
2020
2021
2022
2023
2024
2025
Total
Historical Balance
$997,828
(a) Projected
Development fees
-
$110,000
$110,000
$110,000
$110,000
$110,000
$110,000
$110,000
$110,000
$880,000
(d) Interest
-
$3,025
$3,025
$3,025
$3,025
$3,025
$3,025
$3,025
$3,025
$24,200
$904,200
Total
$997,828
$113,025
$113,025
$113,025
$113,025
$113,025
$113,025
$113,025
$113,025
$1,902,027
City of Union City
April 2018
Hudson County, New Jersey
Affordable Housing Trust Fund Spending Plan
-------------------------------------------------------------------------------------------------------------------------------------------------------------
Heyer, Gruel & Associates | 5
2. ADMINISTRATIVE MECHANISM TO COLLECT AND DISTRIBUTE FUNDS
The following procedural sequence for the collection and distribution of development fee
revenues shall be followed by the City of Union City:
(a) Collection of development fee revenues:
Collection of development fee revenues shall be consistent with Union City’s
development fee ordinance for both residential and non-residential developments.
(b) Distribution of development fee revenues:
The Affordability Housing Administrator and the Municipal Housing Liaison will manage
the projects outlined in this spending plan and the Housing Element and Fair Share Plan.
3. DESCRIPTION OF ANTICIPATED USE OF AFFORDABLE HOUSING FUNDS
(a) Rehabilitation and new construction programs and projects
The City will dedicate $951,013 to rehabilitation or new construction programs.
Blue Chapel
Blue Chapel is a former monastery located at 605 14th Street. There is currently a
proposal to develop 75 affordable senior rental units at this complex.
519-521 Summit Avenue
This property consists of a vacant, three-story building containing 12 residential units. The
Union City Housing Authority is leasing the property from the current owners, the New
Jersey Schools Development Authority (NJSDA), and will rehabilitate the building and
bring all 12 units up to all applicable building code standards. The 12 units will be
available for rent by qualifying moderate-, low-, and very-low income households.
Additional information on this property and project is attached as Appendix A.
122 Cantello Street
This property, also known as the Veterans Housing Project, consists of 112 affordable units,
operated by the Union City Housing Authority. The City will utilize trust fund monies to
rehabilitate 40 of the units. Additional information on this property and project is
attached as Appendix B.
City of Union City
April 2018
Hudson County, New Jersey
Affordable Housing Trust Fund Spending Plan
-------------------------------------------------------------------------------------------------------------------------------------------------------------
Heyer, Gruel & Associates | 6
Affordability Assistance (N.J.A.C. 5:93-8.16)
Projected minimum affordability assistance requirement:
Affordability Assistance
Actual balance through 4/6/2018
$997,827
Projected Development fees 2018-2025
+
$880,000
Projected Trust Fund Interest 2018-2025
+
$24,200
Total
=
$1,902,027
30 percent requirement
x 0.30
=
$570,608
PROJECTED MINIMUM Affordability
Assistance Requirement 4/6/2018 through
12/31/2025
=
$570,608
PROJECTED MINIMUM Very Low-Income
Affordability Assistance Requirement 4/6/2018
through 12/31/2025
÷ 3 =
$190,203
As per the requirements regarding the use of funds for affordability assistance laid out in
N.J.A.C. 5:93-8.16, the City is required to dedicate at least 30 percent of all development
fees collected and interest earned to provide affordability assistance to low- and
moderate-income households. In addition, at least one-third of the affordability
assistance shall be used to provide affordability assistance to very-low income
households. The City, therefore, will dedicate at least $507,839 from the affordable
housing trust fund to render units more affordable, including $169,280 to render units
more affordable to households earning 30 percent or less of median income by region
by converting low income units to very-low income units.
City of Union City
April 2018
Hudson County, New Jersey
Affordable Housing Trust Fund Spending Plan
-------------------------------------------------------------------------------------------------------------------------------------------------------------
Heyer, Gruel & Associates | 7
(b) Administrative Expenses (N.J.A.C. 5:93-8.16)
Administrative Expenses
Actual balance through 4/6/2018
$997,827
Projected Development fees 2018-2025
+
$880,000
Projected Trust Fund Interest 2018-2025
+
$24,200
Total
=
$1,902,027
20 percent cap
x 0.20 =
$380,405
The City projects that $380,405 will be available from the affordable housing trust fund to be
used for administrative purposes. Projected administrative expenditures, subject to the 20
percent cap, are as follows:
Administration and expenses of the rehabilitation program;
Expenses associated with the preparation and implementation of the Housing and
Fair Share Plan and monitoring of the current and future housing programs for the
City of Union City.
City of Union City
April 2018
Hudson County, New Jersey
Affordable Housing Trust Fund Spending Plan
------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
Heyer, Gruel & Associates | 8
4. EXPENDITURE SCHEDULE
Program
Projected Expenditure Schedule 2018- 2025
2018
2019
2020
2021
2022
2023
2024
2025
Total
519-521 Summit
Avenue
$63,000
$63,016
-
-
-
-
-
-
$126,016
122 Cantello Street
$329,400 $329,400
-
-
-
-
-
-
$659,800
New Construction
-
-
$52,500
$52,500
-
-
-
-
$105,000
Rehabilitation
-
-
-
$10,000
$10,000
$10,000
$10,000
$21,198
$61,198
Total Programs
$392,400 $392,416
$52,500
$62,500
$10,000
$10,000
$10,000
$21,198
$951,014
Affordability
Assistance
$70,000
$70,000
$70,000
$70,000
$70,000
$70,000
$70,000
$80,608
$570,608
Administration
$47,500
$47,500
$47,500
$47,500
$47,500
$47,500
$47,500
$47,500
$380,405
Total
$509,900 $509,916 $170,000 $180,000 $127,500 $127,500 $127,500 $149,711 $1,902,027
City of Union City
April 2018
Hudson County, New Jersey
Affordable Housing Trust Fund Spending Plan
-------------------------------------------------------------------------------------------------------------------------------------------------------------
Heyer, Gruel & Associates | 9
SUMMARY
The City of Union City intends to spend affordable housing trust fund revenues pursuant to
N.J.A.C. 5:93 and consistent with the housing programs outlined in the Housing Element and Fair
Share Plan dated June 2017 and adopted by the Planning Board on September 18, 2017.
The City has a balance of $997,827 as of April 6, 2018 and anticipates an additional $904,200 in
revenues and interest by December 31, 2025. The City will dedicate $951,013 towards
rehabilitation, new construction, and veterans housing programs, $570,608 to render units more
affordable, and $380,405 to administrative costs. The City will dedicate any excess funds to
further the rehabilitation program and/or create new affordable units (e.g. site acquisition).
SPENDING PLAN SUMMARY
Balance as of April 6, 2018
$997,827
Projected REVENUE January 1, 2018 to December 31, 2025
Development fees
+ $880,000
Payments in lieu of construction
+ $0
Other funds
+ $0
Interest
+ $24,200
TOTAL REVENUE + CURRENT BALANCE = $1,902,027
EXPENDITURES
Funds used for Rehabilitation
-
$951,014
Affordability Assistance
-
$570,608
Administration
-
$380,405
Excess Funds for Additional Housing Activity
= $0
TOTAL PROJECTED EXPENDITURES = $1,902,027
REMAINING BALANCE = $0
Appendix A
519-521 Summit Avenue
Appendix B
122 Cantello Street
Protected Document Content
Start your free trial to view the raw municipal bid documents and web text.
Unlock Full AccessDetailed Risk Breakdown
local preference
No Flags Found
performance bond
No Flags Found
liquidated damages
No Flags Found
Quick Actions
Explore More
Timeline
First Discovered
Apr 2, 2026
Last Info Update
Apr 2, 2026
Start your 7-day free trial
Get instant notifications and full bid analysis. Existing users will be logged in automatically.
Start Free Trial