Township of Blairstown, NJ
Warren County
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Table of Contents
Table of Contents
[HISTORY: Adopted by the Township Committee of the Township of Blairstown as indicated in article histories. Amendments noted where applicable.]
GENERAL REFERENCES
Conditional uses, special provisions and affordable housing — See Ch. 19, Art. 19-600.
[Adopted 8-12-2009 by Ord. No. 2009-16]
The affirmative marketing plan is a regional marketing strategy designed to attract buyers and/or renters of all majority and minority groups, regardless of sex, age or number of children, to housing units which are being marketed by a developer/sponsor, municipality and/or designated administrative agency of affordable housing. Blairstown's plan will address the requirements of N.J.A.C. 5:80-26.15. In addition, the plan prohibits discrimination in the sale, rental, financing or other services related to housing on the basis of race, color, sex, religion, disability, age, familial status/size, sexual orientation or national origin. The Township of Blairstown is in the housing region consisting of Essex, Morris, Union and Warren Counties. The affirmative marketing program is a continuing program and will meet the following requirements.
A. 
Advertising and posting information. All newspaper articles, announcements and requests for applications for low- and moderate-income units will appear in the following daily and/or weekly regional newspapers/publications:
(1) 
Express Times.
(2) 
Warren Reporter.
B. 
The primary marketing will take the form of at least one press release sent to the above publications and a paid display advertisement in each of the above newspapers. Additional advertising and publicity will be on an as-needed basis.
C. 
The advertisement will include a description of the:
(1) 
Street address of units;
(2) 
Direction to housing units;
(3) 
Number of bedrooms per unit;
(4) 
Range of prices/rents;
(5) 
Size of units;
(6) 
Income information; and
(7) 
Location of applications, including business hours and where/how applications may be obtained.
D. 
All newspaper articles, announcements and requests for applications for low- and moderate-income housing will appear in the following neighborhood-oriented media. In addition, local religious publications and organizational newsletters within the region will also be requested to assist in the effort.
(1) 
Township website.
(2) 
Packet publications.
A. 
The following are the locations where applications, brochure(s), signs(s) and/or poster(s) used as part of the affirmative marketing program, including specific employment centers within the region of Essex, Morris, Union and Warren Counties, will be displayed:
(1) 
Blairstown Municipal Building.
(2) 
Warren County Library Headquarters.
(3) 
Developer's sales office.
(4) 
Major employers in the region.
B. 
The following is a listing of community organizations in Essex, Morris, Union and Warren Counties that will aid in the affirmative marketing program, with particular emphasis on contacts that will reach out to groups that are least likely to apply for housing within the region:
(1) 
Catholic Social Services.
(2) 
American Red Cross.
(3) 
Center for Family Services.
(4) 
Volunteers of America.
C. 
Quarterly flyers and applications will be sent to each of the following agencies for publication in their journals and for circulation among their members:
(1) 
Board of Realtors in Essex, Morris, Union and Warren Counties.
(2) 
Catholic Social Services.
(3) 
American Red Cross.
(4) 
Center for Family Services.
(5) 
Volunteers of America.
D. 
Mailing applications. Applications will be mailed to prospective applicants upon request. Additionally, while openings or waiting lists are being developed and potential applicants solicited, quarterly informational circulars and applications will be sent to the chief administrative employees of each of the following agencies in Essex, Morris, Union and Warren Counties:
(1) 
Welfare or Social Service Boards.
(2) 
Rental Assistance Office (local office of DCA).
(3) 
Office on Aging for the Counties.
(4) 
Housing agency or authority.
(5) 
Warren County Administrative Services Building.
(6) 
Morris County Administrative Services Building.
(7) 
Area community action agencies and community action programs.
The Township, through an agent to be appointed (the Township's housing agent), shall be responsible for implementing and conducting the selection process that will be used to select occupants of the low- and moderate-income housing. Following is a description of the random selection method that will be used to select occupants of low- and moderate-income housing.
A. 
After advertising is implemented, applications are accepted for 60 days.
B. 
All applications are reviewed and households are either certified or informed of noneligibility. (The certification is valid for 180 days and may be renewed upon updating income verification information.)
C. 
Eligible households are placed in applicant pools based upon the number of bedrooms needed.
D. 
When a unit is available, only the certified households in need of that type of unit are selected for a lottery.
E. 
Households are informed of the date, time and location of the lottery and are invited to attend.
F. 
After the lottery is concluded, the first household selected is given 10 days to express interest or disinterest in the unit. (If the first household does not accept the unit the process continues until a certified household selects the unit.)
A. 
The Township is ultimately responsible for administering the affirmative marketing program. The Township's housing agent, in administering the affirmative marketing program, shall have the responsibility to:
(1) 
Income qualify low- and moderate-income households;
(2) 
Place income-eligible households in low- and moderate-income units upon initial occupancy;
(3) 
Provide for the initial occupancy of low- and moderate-income units with income-qualified households;
(4) 
Continue to qualify households for reoccupancy of units as they become vacant during the period of affordability controls;
(5) 
Assist with advertising and outreach to low- and moderate-income households; and
(6) 
Enforce the terms of the deed restriction and mortgage loan as per N.J.A.C. 5:80-26.1 et seq.
B. 
The Township's housing agent will also coordinate and provide linkage to low- and moderate-income applicants to receive counseling on subjects such as budgeting, credit issues, mortgage qualification, responsibilities of homeownership, rental lease requirements and landlord/tenant law. The Township's housing agent will develop the waiting list and select applicants for the qualification process on a first-come-first-served basis. The superintendent of planning within the Township is the designated housing officer to act as liaison to the responsible developer(s) and the Township's housing agent.
A. 
Households who live or work in the COAH-established housing region may be given preference for sales and rental units constructed within that housing region.
B. 
Applicants living outside the housing region will have an equal opportunity for units after regional applicants have been initially serviced. The Township of Blairstown intends to comply with all UHAC regulations, N.J.A.C. 5:80-26.1 et. seq.
All developers of low- and moderate-income housing units will be required to assist the Township's housing agent in the marketing of the affordable units in their respective developments.
A. 
The marketing program will commence at least 120 days before the issuance of either temporary or permanent certificates of occupancy. The marketing program will continue until all low- and moderate-income housing units are initially occupied and for as long as affordable units are deed restricted and occupancy or reoccupancy of units continues to be necessary.
B. 
The responsible developer(s) will assist the Township's housing agent in complying with monitoring and reporting requirements as per N.J.A.C. 5:96-11.