[HISTORY: Adopted by the Township Council
of the Township of Old Bridge as indicated in article histories. Amendments
noted where applicable.]
GENERAL REFERENCES
Uniform construction codes — See Ch. 108.
Fences — See Ch. 164.
Fire prevention — See Ch. 185.
Graffiti — See Ch. 215.
Heating devices — See Ch. 226.
Homebuyers' protection — See Ch. 230.
Littering — See Ch. 265.
Mosquito breeding control — See Ch. 284.
Multiple dwellings — See Ch. 290.
Nuisances — See Ch. 305.
Numbering of buildings — See Ch. 309.
Pesticide control — See Ch. 355.
Property maintenance — See Ch. 366.
Rental property — See Ch. 388.
Solid waste — See Ch. 429.
Stormwater quality — See Ch. 432.
Abandoned vehicles — See Ch. 463.
[Adopted by Ord. No. D-29 (Sec. 11-2 of the 1973 Revised General
Ordinances)]
There is hereby adopted a code to establish
and maintain every person's right to a decent home, located in a desirable,
suitable and well-kept neighborhood environment; to establish minimum
standards governing the required plumbing, heating and electrical
facilities and their maintenance; to establish minimum standards governing
the condition and maintenance of dwellings and other structural things
and conditions on the inside and outside of dwellings and the premises
surrounding dwellings; to make dwellings safe, sanitary and fit for
decent living; to establish minimum standards governing the conditions
of dwellings offered for rent; to fix the responsibilities of both
owners and occupants of dwellings; to authorize and command the inspections
of dwellings and the condemnation of dwellings unfit for human habitation;
and to fix the penalties for violations.
A.
BASEMENT
BATHROOM
BOARDINGHOUSE
CELLAR
CONSTRUCTION OFFICIAL
DWELLING
DWELLING UNIT, APARTMENT, FLAT, LIVING UNIT or OTHER SIMILAR
DESIGNATION
GARBAGE
INFESTATION
MULTIPLE DWELLING or APARTMENT HOUSE
OCCUPANT
OPERATOR
OWNER
(1)
(2)
PLUMBING
ROOMING HOUSE
ROOMING UNIT
RUBBISH
SUPPLIED
As used in this article, the following terms shall
have the meanings indicated:
That portion of a building located partly underground but
having half or more than half of its clear floor-to-ceiling height
above the average grade of the adjoining ground.
A room which has a floor area including fixtures of at least
35 square feet and which contains a minimum of one flush water closet,
one wash basin and one bathtub or shower stall.
Any private dwelling or dwelling unit where the owner, tenant
or operator thereof is engaged in keeping one or more roomers or boarders
who are not husband or wife, son or daughter, mother or father or
sister or brother of the owner, tenant or operator and in serving
food to some or all of such lodgers for a part of a day or longer
period under expressed contract or rate of payment.
That portion of a building located partly or wholly underground
and having more than half of its clear floor-to-ceiling height below
the average grade of the adjoining ground.
The officer of the Township or his authorized representative
designated to enforce this article.
Any building or structure or part thereof which is wholly
or partly used or intended to be used for toilet and bathing needs,
living, sleeping and cooking by human occupants.
Any room or group of rooms located within a dwelling or building
and forming a single habitable unit, for one or more persons, for
the purpose of living, sleeping, cooking and toilet and bathing needs.
The animal and vegetable and other organic wastes resulting
from the handling, preparation, cooking and consumption of food.
The presence of any insects, rodents or other pests within
or around a dwelling.
Any dwelling containing more than two dwelling units.
Any person, over one year of age, living, sleeping, cooking
or eating in, or having actual possession of, a dwelling, dwelling
unit, rooming unit, apartment, flat or living unit.
Any person who has charge, care, or control of a building,
or part thereof, in which dwelling units or rooming units are let.
Any person who, alone or jointly or severally with others:
Has legal title to any dwelling, dwelling unit,
hotel, motel, rooming house, rooming unit or boardinghouse, with or
without accompanying actual possession thereof; or
Has charge, care or control of any dwelling,
dwelling unit, hotel, motel, rooming house, rooming unit, or boardinghouse
as owner or agent of the owner, or as executor, executrix, administrator,
administratrix, trustee, or guardian of the estate of the owner. Any
such person thus representing the actual owner shall be bound to comply
with the provisions of this article and the rules and regulations
adopted pursuant thereto to the same extent as if he were the owner.
Includes all the following: supplied piping, facilities and
equipment; the house sewer from the septic tank, cesspool, curb or
property line to the building foundation; the water service from the
curb or property line to the building foundation; or from the well
to the building foundation, the system of soil, vent and waste pipes
from their connection at the foundation to the house sewer, to their
connections to the various plumbing fixtures and to their termination
through the roof; all hot and cold water lines in the dwelling or
building; every plumbing fixture, trap, floor drain, or any fixture
directly or indirectly connected to the plumbing system; the gas piping
from the gas meter to the connections to the various gas appliances
and any other similar supplied fixtures, together with all connections
to water, sewer or gas lines, and any other installed receptacles
or devices which are supplied with water or which receive or discharge
liquid waste or sewage into the drainage system with which they are
directly or indirectly connected.
Any dwelling or part of any dwelling containing one or more
rooming units in which space is let by the operator to one or more
persons who are not husband or wife, son or daughter, mother or father
or sister or brother of the owner or operator or of the spouse of
the owner, tenant or operator.
A room or group of rooms containing no cooking facilities
forming a single habitable unit used or intended to be used for living
and sleeping and having a private bathroom or the use of a common
bathroom with other rooming units in the same building, within the
meaning of this article.
Includes all combustible and noncombustible waste material
(except garbage) and including boxes, barrels, sticks, stones, bricks,
bottles, cans, metal drums, iron pipe, old sheet metal, old furniture,
unused motor vehicles and boats, auto parts, tires, unused bicycles
and bicycle parts, filth, junk, trash, debris, old lumber or firewood,
unless such lumber or firewood is neatly stacked or piled on supports
or platform at least eight inches above the ground. It shall also
include weeds or grass that have attained a growth of more than 10
inches in height. It shall also include any articles which the Construction
Official, in his judgment, declares to be rubbish.
Paid for, furnished, or provided by or under the control
of the owner or operator.
B.
Meaning of certain words. Whenever the words "dwelling,"
"dwelling unit," "flat," "semidetached house," "row house," "apartment,"
"living unit," "rooming house," "hotel," "motel," "rooming unit,"
"boardinghouse" or "premises" are used, they shall be construed as
though they were followed by the words "or any part thereof."
The Construction Official shall make inspections
to determine the condition of dwellings, dwelling units, hotels, motels,
rooming units, boardinghouses and premises located in the Township
in order that he may perform his duty of safeguarding the health and
safety of the occupants of dwellings and of the general public. For
the purpose of making such inspections, the Construction Official
may enter, examine, inspect and survey at any time deemed necessary
by him all dwellings, dwelling units, hotels, motels, rooming units,
boardinghouses or their premises, and the person in charge thereof
shall give the Construction Official or his agent free access at all
reasonable times for the purpose of making such inspection, examination
and survey. Every occupant of a dwelling, dwelling unit, hotel, motel
or rooming unit shall give the owner thereof, or his agent or employee,
access to any dwelling, dwelling unit, or rooming unit, or its premises,
at all reasonable times for the purpose of making such repairs or
alterations which are necessary to effect compliance with the provisions
of this article or other ordinances in force in the Township or of
New Jersey statutes pertaining to this article.
A.
Whenever the Construction Official determines that
there are reasonable grounds to believe that there has been a violation
of any provision of this article or of any rule or regulation adopted
pursuant thereto, notice of such alleged violation shall be given
to the person responsible therefor as hereinafter provided. Such notice
shall:
(1)
Put in writing the various violations and section
and paragraph violated.
(2)
Allow a reasonable time to abate or correct such violations
not to exceed 60 days from the date of such notice.
(3)
Be served personally on the owner or occupant or shall
be sent by registered mail to the owner's last known address, or a
copy posted on the building where the violations occur or be served
by any other method authorized under the laws of New Jersey.
B.
At the expiration of the time given to abate a nuisance
or correct a condition as set forth in any notice of violation where
a reasonable effort, in the discretion of the Construction Official,
has not been made by the owner or occupant to abate or correct the
violations enumerated, the Construction Official shall summon such
person before the Municipal Court of the Township or any other court
having jurisdiction.
C.
Whenever the Construction Official finds that an emergency
exists which requires immediate action to protect the public health,
he may, without written notice or hearing, issue a verbal order reciting
the existence of such an emergency and requiring that such action
be taken as he deems necessary to meet the emergency. Any person to
whom such an order is directed shall comply therewith immediately.
No person shall occupy as owner-occupant or
let to another for occupancy any dwelling, hotel, motel, rooming house
or boardinghouse for the purpose of living therein which does not
comply with the following requirements:
A.
Every foundation shall adequately support the building
at all points, shall be kept in good repair, and shall be free of
breaks, holes or cracks which make the building unsafe to occupy or
which admit rain, cold air, dampness, rodents, insects or vermin,
and any exterior parts thereof subject to corrosion or deterioration
shall be kept well painted.
B.
The outside building walls shall not have any holes,
loose boards, or any broken, cracked or damaged finish, which admit
rain, cold air, dampness, rodents, insects or vermin.
C.
Every exterior door, window and cellar or basement
entrance shall be reasonably weathertight, watertight and rodentproof
and shall open and close easily, and their locks, hinges, pulleys
and hardware shall be kept in good repair.
D.
All interior walls and ceilings shall be so constructed
and maintained that there shall not be any cracks, voids, holes, loose
paper, peeling paint or loose trim which provide a harborage for insects
or vermin.
E.
Wallpaper or paint shall cover the entire wall or
ceiling on which it is placed. No person shall paper or paint an interior
wall or ceiling without first having removed all the old paper and
thoroughly cleansed the walls and ceilings.
F.
Every roof, roof gutter, flashing, rain conductor
and roof cornice shall be weathertight and raintight and shall be
kept in good repair.
G.
All exterior wood surfaces shall be reasonably protected
against the elements and against decay by paint or other approved
protective coating applied in a workmanlike fashion.
H.
The floor of every room and porch and every inside
and outside stair and their supports and every appurtenance thereto
shall be so constructed and maintained as to be safe to use and capable
of supporting the load that normal use may cause to be placed thereon
and shall be kept in good repair and sound condition. The floors of
every room shall not have any holes, loose boards or cracked, broken
or worn-through spots in such floor coverings.
I.
Every foundation, floor and wall of a dwelling shall
be free from chronic dampness.
J.
Every porch, balcony, roof or similar place higher
than 30 inches from the ground, used for egress or for use by occupants,
shall be provided with adequate railings or parapets; such protective
railings or parapets shall be properly balustraded and be not less
than three feet in height.
No person shall occupy or let to another for
occupancy, for the purpose of living therein, which does not comply
with the following requirements:
A.
Occupancy of cellars for dwelling purpose is prohibited.
B.
Every dwelling and dwelling unit shall contain at
least 150 square feet of floor space for the first occupant thereof
and at least 100 square feet of additional floor space for every additional
occupant thereof, the floor space to be calculated on the basis of
total habitable room area. The kitchen, bathroom, shed and porch are
not to be included in total habitable area.
C.
Every dwelling and dwelling unit, hotel, motel, rooming
house and boardinghouse shall provide at least 450 cubic feet of air
space for each adult for sleeping purposes. Children shall have at
least 350 cubic feet of air space for sleeping purposes. The cubic
feet of air space shall be calculated in the room in which persons
sleep and not the total habitable area.
D.
The habitable area of every dwelling and dwelling
unit shall not be used for business or commercial purposes, and if
so used that area used for business or commercial purposes shall be
subtracted and shall not be included in the total habitable area.
E.
Every dwelling, dwelling unit or lodging unit shall
have safe and unobstructed means of egress. Such means of egress shall
not be through any other dwelling unit or part thereof and shall lead
to a safe and open space at ground level accessible to a street.
F.
A room used for sleeping purposes under the provisions of § 235-13E shall be provided with a safe and unobstructed means of egress leading directly to an outside area accessible to a street.
G.
Every inside and outside stairway, porch and appurtenance
thereto shall be so constructed as to be safe to use and capable of
supporting the load that normal use may cause to be placed thereon,
and shall be kept in sound condition and good repair. Every stairway
having three or more steps shall be properly banistered and safely
balustraded.
No person shall occupy as owner-occupant or
let to another for occupancy any dwelling or dwelling unit for the
purpose of living therein, which does not comply with the following
requirements:
A.
Every habitable room shall have at least one window
facing directly to the outdoors. The minimum total window area, measured
between stops for every habitable roof, shall be 10% of the floor
area of such room. Whenever the only window in a room is a skylight-type
window in the top of such room, the total window area of such skylight
shall equal at least 15% of the total floor area of such room. Skylight-type
windows of less than 15% of the total floor area existing prior to
July 7, 1971, may be increased to 15%, but no skylight-type window
shall be installed in lieu of a window where a skylight has not previously
existed.
B.
Every habitable room shall have at least one window
or skylight which can easily be opened, or such other device which
adequately ventilates the room. The total of openable window area
in every habitable room shall be equal to at least 50% of the minimum
window area size or minimum skylight-type window size as mentioned
above except where there is supplied some other device affording adequate
ventilation and approved by the Construction Official.
(1)
Ventilation requirements for bathrooms and toilet
rooms shall comply with the requirements of the Uniform Construction
Code.
C.
Every operable window, exterior door, skylight, and
other opening to the outdoors shall be supplied with properly fitting
screens in good repair from May 1 to October 1 of each year. Such
screens shall have a mesh of not less than No. 16.
A.
Every building, dwelling, dwelling unit and all other
areas of the premises shall be clean and free from garbage or rubbish
and hazards to safety. Lawns, hedges and bushes shall be kept trimmed
and shall not be permitted to become overgrown and unsightly. Fences
shall be kept in good repair.[1]
B.
All garbage kept on the outside of any building shall
be kept in flytight, covered, metal or plastic or other approved material
garbage containers.
C.
All garbage shall be drained of its moisture and properly wrapped in heavy paper before such garbage is placed outside. Garbage shall be placed at the curb according to the provisions of § 429-4. Ashes, bottles, cans and rubbish must be placed at the curb in boxes, baskets, cans or other receptacles easily handled by the garbage collector.[2]
D.
The front, side and back yard, the driveway, walks
or other parts of the outside premises of any building or of any lot
on which no building is located shall not contain any boxes, barrels,
sticks, stones, bricks, bottles, cans, metal drums, iron pipe, old
sheet metal, old furniture, unused motor vehicles and boats, auto
parts, old tires, unused bicycles or parts, filth, junk, rubbish,
trash, debris, old lumber or firewood unless such lumber or firewood
is neatly stacked or piled on supports at least eight inches above
the ground; nor shall the grass or weeds on such premises be allowed
to attain a growth of more than 10 inches. Shrubs and flowering woody
plants shall be kept under control and not allowed to grow beyond
the boundaries of the premises on which a building is located. Shacks
and outbuildings, including toolhouses, storage sheds and garages,
shall be repaired or improved so that they shall be aesthetically
acceptable or shall be demolished.
A.
Every dwelling used or occupied to house individual
families living separately for the purpose of living, sleeping, cooking,
eating, bathing and defecating shall comply with the following supplied
requirements: Every kitchen sink, wash basin, bathtub or shower stall
shall be properly connected with supplied water-heating facilities
which are capable of heating water to such a temperature as to permit
an adequate amount of water drawn to each fixture at a temperature
of not less than 120º F., and to a cold water line. Families
or individuals living separately in the same dwelling or building
shall not share the same bathroom or the use of a kitchen.
B.
In every hotel, rooming house and boardinghouse, where
separate bathroom accommodations are not supplied for each room or
suite, separate bathroom accommodations shall be provided for each
sex as follows: One water closet, one wash basin and one bathtub or
shower stall for each five persons, or fraction thereof, who room
or board therein.
(1)
In hotels, rooming houses and boardinghouses where
separate bathrooms are provided for each sex, the door openings to
each bathroom shall be placed so as to afford privacy and shall be
plainly marked for male and female usage.
(2)
Bathrooms in hotels, rooming houses and boardinghouses
shall be located so as to be accessible from a common hall or passageway
to persons using the facilities. Such hall or passageway shall be
directly accessible from a roomer's or boarder's rooming unit and
not through any other rooming unit.
C.
Where rooming units are provided on more than one floor, except in a rooming house or boardinghouse operated and inhabited by the owner, separate bathrooms shall be provided for each sex on each floor. Such an establishment which has rooming units on more than one floor may have one bathroom in the building for both sexes, if the total combined number of occupants, including both owner's family and roomers, male and female, adults and children, does not exceed five. Where the combined number of occupants exceeds five, the bathroom facilities for the roomers shall comply with Subsection B above.
D.
Every water closet, lavatory and bathtub or shower
for each dwelling unit or lodging house shall be accessible from within
the building without passing through any part of any other dwelling
unit or lodging unit and in a lodging house shall be located no farther
than one floor above or below the lodging units served. Such water
closet, lavatory and bathtub or shower shall be contained in a room
or rooms which are separated from all other rooms by walls, doors,
or partitions that afford privacy.
E.
All water closets shall flush easily, and completely
discharge the waste matter in a single operation. All plumbing fixtures
shall function perfectly at all times. The finish of toilet seats
shall not be chipped or cracked and shall have a smooth finish. Water
closets shall be set after the finished floor is laid. There shall
be no leaking faucets, leaking or clogged traps, clogged drains, broken
handles on fixtures, nor anything that would cause any part of the
plumbing system or fixtures to be unsanitary, inconvenient to use
or in any way detrimental to the health of the individual. The plumbing
fixtures and floors, walls and ceilings in bathrooms and kitchens
shall be kept in a sanitary condition at all times. Every water closet
compartment floor and bathroom floor shall be constructed and maintained
as to be reasonably impervious to water so as to permit such floor
to be kept in a clean condition.
F.
All plumbing installed in dwellings, hotels, motels,
rooming houses or boardinghouses shall conform to this article and
to the Uniform Construction Code and shall be maintained in good working
condition.
G.
Plumbing fixtures and other facilities and their uses
in kitchens of hotels and boardinghouses shall conform to the "Restaurant"
requirements of the Uniform Construction Code and sanitary code of
the Township.
H.
Owners of buildings located beyond the public sewer
system that are used for human habitation and which do not have installed
therein a water closet, wash basin and bathtub or shower, shall, before
the above-mentioned plumbing facilities and the individual sewage
disposal system connected therewith is installed, cause to be obtained
a percolation test of the soil in the area of the proposed sewage
disposal system. The installation of the sewage disposal system shall
comply with the Township individual sewage disposal system code.
I.
Every dwelling unit and lodging house shall be provided
with a safe supply of potable water meeting the standards as set forth
in "Potable Water Standards" as published by the New Jersey State
Department of Health and Senior Services.
J.
The source of such water supply shall be approved
by the New Jersey State Department of Health and Senior Services or
the Construction Official.
K.
The minimum rate of flow of hot or cold water issuing
from a faucet or fixture shall be not less than one gallon per minute.
A.
It shall be the duty of every owner of a dwelling
who permits to be occupied any dwelling unit or lodging unit therein,
and who contracts, undertakes or agrees, orally or in writing, to
heat or furnish heat for any dwelling unit or lodging unit within
the Township, to furnish sufficient heat to any occupied part of such
building to maintain at all times between the hours of 6:00 a.m. and
11:00 p.m., a minimum temperature of 68º F., and to maintain
in buildings or portions of buildings occupied as residences, at all
times between the hours of 11:50 p.m. and 6:00 a.m., a minimum temperature
of 65º F. The required supply of heat shall be furnished for
or to all buildings or parts thereof used for business or living purposes
from October 1 in each year to May 1 of the succeeding year and on
all other days of the year when the outside temperature falls below
40º F., provided that the requirements of this article shall
not apply to buildings or parts thereof used for any trade or business
in which high or low temperatures are essential. The term "contracted"
as used in this section shall mean and include any written or implied
contract, lease or letting, and the presence of any heating outlets,
radiators, risers or returns in any hall, room or other part of a
building shall be prima facie evidence of an implied contract. The
presence of any central heating plant, furnace or boiler under the
control of the owner, lessee or person in charge of a building shall
also be prima facie evidence of an implied contract.
B.
A central heating system in any dwelling, hotel, motel,
rooming house and boardinghouse shall be kept in good repair and shall
not have any leaks in the heater furnace, boiler, smoke pipes, flues,
pipe fittings, valves or other appurtenance of the heating system,
and shall be kept in such condition that all inhabitable rooms can
safely and adequately be maintained at a temperature of 70º F.
under average winter conditions.
C.
Every dwelling, hotel, motel, rooming house and boardinghouse
shall have a tight masonry chimney lined with fire clay or a chimney
of other approved noncombustible material properly constructed and
supported so as to avoid overheating adjacent combustible elements.
D.
Every dwelling, hotel, rooming house and boardinghouse
shall be prohibited from using a room heater, heating stove, space
heater, or tank water heater designed for the use of kerosene, gasoline,
oil, gas, wood, coke, charcoal or coal as a fuel unless it has a direct
smoke pipe or flue connection to a properly constructed chimney capable
of carrying all the products of combustion to the outer air.[1]
E.
Every hotel, motel, rooming house and boardinghouse shall comply with Subsection A above as to the temperature to be kept and the hours it is to be maintained for all rooms occupied or used by roomers, lodgers and boarders.
F.
In the absence of a contract or agreement to the contrary,
an owner shall be obliged to provide heat wherever heating facilities
are under the control of the owner or whenever two or more dwelling
units are heated by a common facility.
G.
The owner shall be responsible for compliance with
all provisions of this article not specified as the responsibility
of occupants.
H.
Every dwelling shall have heating facilities which are properly installed, maintained in good and safe working condition, and are capable of safely and adequately heating all habitable rooms, bathrooms, and water closet compartments located therein in conformance with the regulations in Subsection A. The temperature shall be read at a height of three feet above floor level at the center of the room.
I.
In accordance with N.J.S.A. 26:3-31, the following
regulations shall apply:
(1)
To require that the aforesaid standards for heating
shall be met.
(2)
To act as the agent for a landlord in the engaging
of repairmen and the ordering of any parts necessary to restore to
operating condition the furnace, boiler or other equipment essential
to the proper heating of any residential unit rented by the landlord,
provided that at least 24 hours have elapsed since the tenant has
lodged a complaint with the Township Department of Health and Welfare,
prior to which a bona fide attempt has been made by the tenant to
notify the landlord of the failure of the heating equipment, and the
landlord has failed to take appropriate action, and the outside air
temperature is less than 55° F.[2]
(a)
Any person who supplies material or services
in accordance with this article shall bill the landlord directly and
by filing a notice approved by the Township Department of Health and
Welfare, with the County Clerk, shall have a lien on the premises
where the materials were used or services supplied.
A.
Every dwelling shall be provided with electric service.
B.
Every habitable room shall contain at least two separate
wall-type electric convenience outlets, or one such convenience outlet
and one ceiling or wall-type electric light fixture. Every such outlet
and fixture shall be maintained in good and safe condition, and shall
be connected to the source of electric power. No temporary wiring
shall be used except extension cords which run directly from portable
electrical fixtures to convenience outlets, and which do not lie under
rugs or other floor coverings, or extend through doorways, transoms,
or other openings through structural elements.
C.
Every portion of each staircase, hall, cellar, basement,
landing, furnace room, utility room, and all similar nonhabitable
space located in a dwelling shall have either natural or artificial
light available at all times, with an illumination of at least two
lumens per square foot (two footcandles) in the darkest portions.
D.
Every portion of any interior or exterior passageway
or staircase common to two or more families in a dwelling shall be
illuminated naturally or artificially at all times with an illumination
of at least two lumens per square foot (two footcandles) in the darkest
portion of the normally traveled stairs and passageways. In dwellings
comprising two dwelling units, such illumination shall not be required
at all times if separate switches, convenient and readily accessible
to each dwelling unit, are provided for the control of such artificial
light by the occupants thereof.
E.
Every bathroom and water closet compartment shall
have either natural or artificial light available at all times, with
an illumination of at least three lumens per square foot (three footcandles).
Such light shall be measured 36 inches from the floor at the center
of the room. Artificial lighting shall be controlled by a wall switch
so located as to avoid danger of electrical hazards.
F.
Where changes have been made to the original electrical
installation or where deterioration is apparent, a certificate of
approval shall be supplied by the owner from the Fire Underwriters.
Every electrical installation, addition to, or any part thereof shall
comply with the current revision of the National Electrical Code with
a certificate supplied by the Middle Department Association of Fire
Underwriters.
A.
Every owner and operator of a multiple dwelling or
apartment house containing two or more dwelling units shall be responsible
for maintaining in a sanitary condition the shared or public areas
of the dwelling and premises.
B.
Every occupant of a dwelling or dwelling unit shall
keep in a clean and sanitary condition that part of the dwelling,
dwelling unit, and premises thereof which he occupies and controls.
D.
Every occupant of a dwelling or dwelling unit shall dispose of all his garbage or any other organic waste which might provide food for rodents, insects or vermin, in a clean and sanitary manner, by placing it in the garbage storage containers required by § 235-8B and C. It shall be the responsibility of the owner to provide such garbage containers for all dwelling units in a multiple dwelling containing more than two dwelling units. In all other cases it shall be the responsibility of the occupant to furnish such garbage containers.
E.
Every dwelling shall be free from rodents, vermin
and insects. Every occupant, owner or operator of a dwelling shall
be responsible for such extermination whenever his dwelling unit is
infested. Notwithstanding the foregoing provisions of this subsection,
whenever infestation is caused by failure of the owner to maintain
a dwelling in a ratproof or reasonably insect proof condition, extermination
shall be the responsibility of the owner. Whenever infestation exists
in two or more dwelling units in any dwelling, or in the common parts
of a dwelling containing two or more dwelling units, extermination
thereof shall be the responsibility of the owner.
F.
Every occupant, owner or operator of a dwelling or
dwelling unit shall keep all plumbing fixtures therein in a clean
and sanitary condition and shall maintain the inside of the dwelling
or dwelling unit and the outside premises over which he has control,
clean and orderly.
G.
No owner or occupant shall cause any services, facilities,
equipment or utilities which are required under this code to be removed
from, shut off, or discontinued in any occupied dwelling let or occupied
by him, except for such temporary interruption as may be necessary
while actual repairs or alterations are in process or during temporary
interruption as may be necessary while actual repairs or alterations
are in process or during temporary emergencies when discontinuance
of service is authorized by the Construction Official. In the event
that any service or utility, which the owner has agreed to supply,
is discontinued, the owner shall take immediate steps to cause the
restoration of such service or utility.
H.
The owner of a dwelling located in an area found by
the Construction Official to be infested by rats, insects or other
vermin shall carry out such rat stoppage, vermin proofing, or other
means of preventing infestations of the dwelling as may be required
by the Construction Official.
I.
No owner shall occupy or let to an occupant any vacant
dwelling unit or lodging unit unless it is clean and sanitary.
J.
It shall be the responsibility of the owner, unless otherwise provided for under lease agreement, to provide for the orderly maintenance of the premises. The storage of objects or materials not covered in Subsections C and D or not otherwise prohibited by municipal ordinances shall be done in an orderly manner so as to not constitute a health, safety or fire hazard.
K.
In dwellings containing no more than three dwelling
units, it shall be the responsibility of the occupant of each dwelling
unit to furnish the receptacles outside the dwelling unit as are needed
for the storage of garbage and rubbish until removal from the premises.
In lodging houses and in dwellings containing four or more dwelling
units, it shall be the responsibility of the owner to furnish such
receptacles outside the lodging units or dwelling units as are needed
for the storage of garbage and rubbish until removal from the premises.
L.
Every occupant of a dwelling unit in a dwelling containing
no more than three dwelling units shall be responsible, unless provided
for otherwise under a lease agreement, for the periodical removal
of all garbage and rubbish from the premises each week in accordance
with such regulations of the Township for the collection of garbage
and rubbish.[1]
M.
The Construction Official may order the owner to clean, repair, paint, whitewash or paper any wall or ceiling within a dwelling which has deteriorated so as to provide a harborage for rodents or vermin, or when such wall or ceiling has become stained or soiled, or the plaster, wallboard or other covering has become loose or badly cracked or missing. Nothing in this subsection shall be construed so as to place upon the nonresident owner responsibilities for cleanliness contained in Subsection B.
A.
Every dwelling unit shall contain at least 150 square
feet of floor space for the first occupant thereof and at least 100
additional square feet of floor space for every additional occupant
thereof, the floor space to be calculated on the basis of total habitable
room area.
B.
In every dwelling unit of two or more rooms, every
room occupied for sleeping purposes by one occupant shall contain
at least 70 square feet of floor space, and every room occupied for
sleeping purposes by more than one occupant shall contain at least
50 square feet of floor space for each occupant thereof. Notwithstanding
the foregoing, in every lodging unit every room occupied for sleeping
purposes by one occupant shall contain at least 80 square feet of
floor space, and every room occupied for sleeping purposes by more
than one occupant shall contain at least 60 square feet of floor space
for each occupant thereof.
C.
At least one half of the floor area of every habitable
room shall have a ceiling height of at least seven feet. The floor
area of that part of any room where the ceiling is less than five
feet shall not be considered as part of the floor area in computing
the total floor area of the room for the purpose of determining the
maximum permissible occupancy thereof.
D.
No room in a dwelling may be used for sleeping if
the floor level of the room is lower than 3 1/2 feet below the
average grade of the ground adjacent to and within 15 feet of the
exterior walls of the room.
E.
A room located below the level of the ground but with
the floor level less than 3 1/2 feet below the average grade
of the ground adjacent to and within 15 feet of the exterior walls
of the room may be used for sleeping, provided that the walls and
floor thereof in contact with the earth have been damp proofed in
accordance with a method approved by the Construction Official, and
provided that the windows thereof are at least 15 feet from the nearest
building or wall.
A.
No person shall operate, manage, conduct or maintain
a hotel, motel, rooming house, rooming unit or boardinghouse without
first having obtained a license therefor.
B.
An application for a license to construct, carry on
or manage the business of a hotel, motel, rooming house, rooming unit
or boardinghouse shall be made in writing, under oath, signed by the
operator, to the Construction Official, on such form or forms as may
be provided and shall set forth the following:
(1)
Full name and address of proprietor, manager or operator
of such hotel, motel, rooming house, rooming unit or boardinghouse.
(2)
Full name of the owner of the premises and his address.
(3)
Location of the hotel, motel, rooming house, rooming
unit or boardinghouse.
(4)
The number and location of bedrooms to be used for
rooming or boarding and the size of each room.
(5)
Statement as to the number of toilets, wash basins,
urinals, bathtubs or showers, and their location in such hotel, motel,
rooming house, rooming unit and boardinghouse.
C.
Each application shall be referred to the Construction
Official for his inspection and report. The Construction Official
shall also request an investigation by the Police Department of each
applicant. If the report of the Construction Official or the Police
Department discloses the applicant was convicted of a crime involving
morals or the sanitary code in the Township or in any other municipality,
no license shall be issued. If the report of the Construction Official
discloses no violation of the sanitary code and the report of the
Chief of Police is favorable, a license shall be issued, which license
shall be for the calendar year.
D.
All applications for renewal of licenses shall be
made by December 1 of the year preceding the license year.
F.
All fees shall accompany the application for the total
number of beds desired in any calendar year. No more beds shall be
allowed in any motel, hotel, rooming unit or boardinghouse in any
calendar year than the number enumerated on the application. All licenses
shall be for the calendar year and shall expire on December 31 of
the year of issue, unless surrendered or revoked because of a violation
of this article or any applicable ordinances or statutes. Surrender
or revocation of any license issued prior to December 31 of the year
of issue shall not entitle the licensee to reimbursement for any pro
rata portion thereof. The license fees fixed for issuance of such
licenses is imposed for the purpose of regulation and not for revenue.
G.
Each building or room licensed as a hotel, motel,
rooming house, rooming unit or boardinghouse may be inspected at any
hour deemed necessary and as often as the Construction Official may
deem it necessary. If any inspection discloses a condition existing
in the building tending to create a violation of the sanitary code
and such condition is not corrected within 10 days after notice in
writing to the owner or operator of the business, the Construction
Official, upon notice to the licensee, may order him to show cause
before him, on notice of not less than five days, why the license
shall not be revoked. Whenever the Construction Official finds that
an emergency exists which requires immediate action, he may give verbal
order to the owner or operator of a hotel, motel, rooming house, rooming
unit or boardinghouse and it shall have the same effect and force
as a written notice and shall be complied with immediately or within
the time that the Construction Official stipulates.
H.
No room in any hotel, motel, rooming house, rooming
unit or boardinghouse shall be so constructed that there shall be
afforded less than 450 cubic feet of air space for each child under
12 years of age. Where the same room is used for both living and sleeping,
there shall be at least 550 cubic feet of air space for each adult
and 450 cubic feet of air space for each child under 12 years of age.
I.
Every sleeping room in a hotel, motel, rooming house,
rooming unit or boardinghouse shall have a clear height between floor
and ceiling of not less than seven feet. In sleeping rooms with sloping
ceilings, more than 50% of the floor area of such sleeping room shall
have a clear height between floor and ceiling of seven feet. The least
horizontal dimensions of a sleeping room shall not be less than seven
feet.
J.
Every room used for sleeping purposes in a hotel, motel, rooming house, rooming unit or boardinghouse shall have a window placed in an outside wall. The openable area of such window shall comply with § 235-7, and the window shall be constructed so that it can be opened and closed easily by the occupant of the room.
K.
All windows in hotels, motels, rooming houses, rooming
units and boardinghouses in sleeping rooms, dining rooms, kitchens,
halls, bathrooms and all other outside openings and outside doors
shall have placed on the outside of such windows, openings or doors
a full-length screen of a size mesh to provide adequate ventilation
while excluding mosquitoes and insects and kept in good repair, shall
be placed thereon on May 1 of each year and remain thereon until October
1 of the same year. Those owners of such establishments who install
a combination storm and screen window in which only a half window
or screen is available shall comply with the meaning of this subsection.
L.
In every hotel, motel, rooming house, rooming unit or boardinghouse, there shall be a water closet, wash basin, urinal, bath or shower as provided in § 235-9 herein and in the Uniform Construction Code. All doors on toilet rooms and bathrooms shall be equipped with self-closing springs or other devices to close the door, and such doors shall be kept closed at all times. On each toilet room or bathroom door there shall be an adequate locking device on the inside of such door, so that privacy can be had by the user of the room.
M.
Clean sanitized sheets and pillow cases shall be provided
for each bed occupied in all hotels, motels, rooming houses, rooming
units and boardinghouses. They shall be changed for each occupant
and for continued occupancy shall be changed each week.
N.
In every hotel, motel, rooming house, rooming unit
or boardinghouse, all wool, cotton or mixed fabric rugs or other coarse
floor coverings shall be kept in a sanitary condition. All exposed
wooden floors or diverse impervious floor coverings shall be washed
thoroughly with hot water and soap or detergent at least once a week
or cleansed by other methods approved by the Construction Official.
O.
In every hotel, motel, rooming house, rooming unit
or boardinghouse, adequate lighting of at least 25 watts of illumination
shall be provided over the entrance, in the entrance hall and in all
interior halls. Bathrooms shall be provided with at least 40 watts
of illumination.
P.
In every hotel, motel, rooming house, rooming unit
or boardinghouse, garbage pails shall be cleansed thoroughly at least
once a week or oftener if deemed necessary by the Construction Official.
Q.
Every hotel, motel, rooming house, rooming unit and boardinghouse shall maintain heat to comply with § 235-10A.
R.
Every hotel, motel, rooming house, rooming unit and
boardinghouse shall be kept free and clean of and shall not harbor
nor have on their premises rats, mice, fleas, bedbugs, cockroaches,
ants, silverfish or other insects or vermin.
S.
In every hotel, motel, rooming house, rooming unit
and boardinghouse there shall not be kept, harbored or maintained
in any room in such establishment or on the outside grounds or premises
any rabbit, parakeet, chicken, pigeon, dog, goat, sheep, cat or any
other animal, bird or fowl, unless the facilities for maintaining
the same are such that an unsanitary or unsafe condition shall not
be created or maintained.
T.
The exterior grounds and premises of every hotel, motel, rooming house, rooming unit and boardinghouse shall be kept clean and orderly and shall comply with § 235-8C.
V.
Every hotel, motel, rooming house, rooming unit and
boardinghouse shall keep a day book showing the name and permanent
address of each guest and showing the room occupied by each guest.
Such book shall be kept up-to-date and shall be available for inspection
at all times by the Construction Official.
W.
There shall be posted in a conspicuous place in every
hotel, motel, rooming house, rooming unit and boardinghouse a copy
of this article, which copy shall be furnished by the Township.
X.
Every room occupied for sleeping purposes in a hotel,
motel, rooming house, rooming unit or boardinghouse shall contain
at least 70 square feet of floor space, and every room occupied by
two persons for sleeping purposes shall contain at least an additional
50 square feet of floor space.
Y.
The owner or operator of every hotel, motel, rooming
house, rooming unit and boardinghouse shall be responsible for the
clean and sanitary maintenance of all floors, walls and ceilings and
for the maintenance in a clean and sanitary condition of every other
part of such establishment.
Whenever the owner of a building used for human
habitation fails to comply with a notice of violation to repair, alter
or improve or, at the option of the owner, to vacate and close the
dwelling, the Construction Official shall post a sign on the building
declaring it unfit for human habitation, and it shall be unlawful
to use the building for human habitation thereafter until it is repaired,
altered or improved in compliance with this article.
[Amended 3-2-1981 by Ord. No. 4-81; 1-3-1983 by Ord. No. 26-82; 10-3-1983 by Ord. No. 19-83; 1-7-1985 by Ord. No. 4-85; 9-29-1994 by Ord. No.
57-94; 9-12-2005 by Ord. No. 28-2005; 6-25-2007 by Ord. No.
2007-16; 6-30-2008 by Ord. No. 2008-22; 7-20-2020 by Ord. No. 2020-14; 10-26-2021 by Ord. No. 2021-20]
A.
No owner,
agent of owner, real estate agent or broker, firm, company, partnership,
corporation or person or persons shall rent, grant lease, let, mortgage
with right of occupancy by rent, lease or let, whether or not for
a consideration and whether occupancy is temporary, long-term or permanent,
any dwelling, dwelling unit, hotel, motel, rooming house, rooming
unit, boardinghouse or premises on which a building is located and
is used or intended to be used for human occupancy, until a certificate
of approval is obtained from the Construction Official stating that
the building and premises comply with the requirements of this article.
Any person occupying such premises or any person contracting with
the owner for occupancy of the premises by another by rent, lease
or let shall be bound by the provisions of this section and the penalties
imposed for the violation of the same.
B.
There shall
be a fee of $150 for all single-family dwellings or duplexes that
are rented and/or otherwise leased for any period of time, and a fee
of $125 per unit for each unit located within a multiple dwelling
or apartment house, hotel, motel, rooming house, rooming unit or boardinghouse,
or similar type building and structure, to cover the cost of inspection
necessary to the issuance of the certificate of approval, as required
in this section, which shall be paid by the person disposing of the
ownership or occupancy of the property. In the event the Township
Construction Official is called upon by the owner to make an inspection
and, having made said inspection, determines that the unit inspected
is in such a condition as to require denial of a certificate and must
therefore be reinspected, an additional fee, equivalent to the initial
inspection fee, shall be charged.
[Adopted 2-24-1997 by Ord. No. 6-97]
This article sets forth regulations regarding
low- and moderate-income housing units in the Township of Old Bridge
that are consistent with the provisions of N.J.A.C. 5:93 et seq.,
as effective on June 6, 1994. These rules are pursuant to the Fair
Housing Act of 1985[1] and Township of Old Bridge's constitutional obligation
to provide for its fair share of low- and moderate-income housing.
[1]
Editor's Note: See N.J.S.A. 52:27D-301 et
seq.
A.
Old Bridge Township's new construction or inclusionary
component will be divided equally between low- and moderate-income
households as per N.J.A.C. 5:93-2.20.
B.
Except for inclusionary developments constructed pursuant
to low-income tax credit regulations:
(1)
At least half of all rental units within each inclusionary
development will be affordable to low-income households; and
(2)
At least half of all rental units will be affordable
to low-income households; and
(3)
At least one-third of all units in each bedroom distribution
pursuant to N.J.A.C. 5:93-7.3 will be affordable to low-income households.
C.
Inclusionary developments that are not restricted
to senior citizens will be structured in conjunction with realistic
market demands so that:
(1)
The combination of efficiency and one-bedroom units
is at least 10% and no greater than 20% of the total low- and moderate-income
units; and
(2)
At least 30% of all low- and moderate-income units
are two-bedroom units; and
(3)
At least 20% of all low- and moderate-income units
are three-bedroom units; and
(4)
Low- and moderate-income units restricted to senior
citizens may utilize a moderate bedroom distribution. At a minimum,
the number of bedrooms will equal the number of senior citizens low-
and moderate-income units within the inclusionary development.
D.
In conjunction with realistic market information,
the following criteria will be used in determining maximum rents and
sale prices:
(1)
Efficiency units will be affordable to one-person
households; and
(2)
One-bedroom units will be affordable to one-and-one-half-person
households; and
(3)
Two-bedroom units will be affordable to three-person
households; and
(4)
Three-bedroom units will be affordable to four-and-one-half-person
households; and
(5)
Median income by household size will be established
by a regional weighted average of the uncapped Section 8 income limits
published by HUD as per N.J.A.C. 5:93-7.4(b); and
(6)
The maximum average rent and price of low- and moderate-income
units within each inclusionary development will be affordable to households
earning 57.5% of median income; and
(7)
Moderate-income sales units will be available for
at least three different prices, and low-income sales units will be
available for at least two different prices; and
(8)
For both owner-occupied and rental units, the low-
and moderate-income units will utilize the same heating source as
market units within an inclusionary development; and
(9)
Low-income units will be reserved for households with
a gross household income less than or equal to 50% of the median income
approved by COAH; moderate-income units will be reserved for households
with a gross household income less than 80% of the median income approved
by COAH as per N.J.A.C. 5:93-9.15; and
(10)
The regulations outlined in N.J.A.C. 5:93-9.15
and 9.16 will be applicable for purchased and rental units.
E.
For rental units, developers and/or municipal sponsors
may:
(1)
Establish one rent for a low-income unit and one for
a moderate-income unit for each bedroom distribution; and
(2)
Gross rents, including an allowance for tenant-paid
utilities, will be established so as not to exceed 30% of the gross
monthly income of the appropriate household size as per N.J.A.C. 5:93-7.4(a).
The tenant-paid utility allowance will be consistent with the utility
allowance approved by HUD for use in New Jersey.
F.
For sale units.
(1)
The initial price of a low- and moderate-income owner-occupied
single-family housing unit will be established so that, after a down
payment of 5%, the monthly principal, interest, homeowner and private
mortgage insurances, property taxes (based on the restricted value
of the low- and moderate-income unit) and condominium or homeowner
fee do not exceed 28% of the eligible gross monthly income; and
(2)
Master deeds of inclusionary developments will regulate
condominium or homeowner association fees or special assessments of
low- and moderate-income purchasers at 75% of those paid by market
purchasers. This 75% is consistent with the requirement of N.J.A.C.
5:93-7.4(e). Once established within the master deed, the 75% will
not be amended without prior approval from COAH; and
(3)
The Township of Old Bridge will follow the general
provisions concerning uniform deed restriction liens and enforcement
through certificates of occupancy or reoccupancy on sale units as
per N.J.A.C. 5:93-9.3; and
(4)
Township of Old Bridge will require a certificate
of reoccupancy for any occupancy of a low- or moderate-income sales
unit resulting from a resale as per N.J.A.C. 5:93-9.3(c); and
(5)
Municipal, state, nonprofit and seller options regarding
sale units will be consistent with N.J.A.C. 5:93-9.5 through 9.8.
Municipal rejection of repayment options for sale units will be consistent
with N.J.A.C. 5:93-9.9; and
(6)
The continued application of options to create, rehabilitate
or maintain low- and moderate-income sale units will be consistent
with N.J.A.C. 5:93-9.10; and
(7)
Eligible capital improvements prior to the expiration
of controls on sale units will be consistent with N.J.A.C. 5:93-9.11;
and
(8)
The regulations detailed in N.J.A.C. 5:93-9.12 through
9.14 will be applicable to low- and moderate-income units that are
for sale units.
G.
In zoning for inclusionary developments, the following
is required:
(1)
Low- and moderate-income units will be built in accordance
with N.J.A.C. 5:93-5.6(d):
|
Minimum Percent of Low/Moderate-Income
Units Completed
|
Percent of Market Housing Units Completed
| |
|---|---|---|
|
0%
|
25%
| |
|
10%
|
25% + 1 unit
| |
|
50%
|
50%
| |
|
75%
|
75%
| |
|
100%
|
90%
| |
|
100%
|
(2)
A design of inclusionary developments that integrates
low- and moderate-income units with market units is encouraged as
per N.J.A.C. 5:93-5.6(e).
H.
A development fee ordinance was approved by COAH and
adopted by Old Bridge Township on April 7, 1996.
I.
To provide assurances that low- and moderate-income
units are created with controls on affordability over time and that
low- and moderate-income households occupy these units, Old Bridge
Township will designate Affordable Housing Management Service (AHMS)
with the responsibility of ensuring the affordability of sales and
rental units over time. The AHMS will be responsible for those activities
detailed in N.J.A.C. 5:93-9.1(a).
(1)
In addition, the AMHS will be responsible for utilizing
the verification and certification procedures outlined in N.J.A.C.
5:93-9.1(b) in placing households in low- and moderate-income units;
and
(2)
Newly constructed low- and moderate-income sale units
will remain affordable to low- and moderate-income households for
at least 30 years. The Old Bridge Housing Authority will require all
conveyances of newly constructed units to contain the deed restriction
and mortgage lien adopted by COAH and referred to as Technical Appendix
E as found in N.J.A.C. 5:93; and
(3)
Housing units created through the conversion of a
nonresidential structure will be considered a new housing unit and
will be subject to thirty-year controls on affordability. The Old
Bridge Housing Authority will require COAH's appropriate deed restriction
and mortgage lien.
J.
Regarding rehabilitated units.
(1)
Rehabilitated owner-occupied single-family housing
units that are improved to code standard will be subject to affordability
controls for at least six years; and
(2)
Rehabilitated renter-occupied housing units that are
improved to code standard will be subject to affordability controls
for at least 10 years.
K.
Regarding rental units.
(1)
Newly constructed low- and moderate-income rental
units will remain affordable to low- and moderate-income households
for at least 30 years. The Old Bridge Housing Authority will require
the deed restriction and lien and deed easement referred to as Technical
Appendix H as found in N.J.A.C. 5:93; and
(2)
Affordability controls in accessory apartments will
be for a period of at least 10 years, except if the apartment is to
receive a rental bonus credit pursuant to N.J.A.C. 5:93-5.13, then
the controls on affordability will extend for 30 years; and
(3)
Alternative living arrangements will be controlled
in a manner suitable to COAH, that provides assurances that such a
facility will house low- and moderate-income households for at least
10 years except if the alternate living arrangement is to receive
a rental bonus credit pursuant to N.J.A.C. 5:93-5.13, then the controls
on affordability will extend for 30 years.
L.
Section 14(b) of the Fair Housing Act,[1] N.J.S.A. 52:27D-301 et seq., incorporates the need to
eliminate unnecessary cost-generating features from Old Bridge Township's
land use ordinances. Accordingly, Old Bridge Township will eliminate
development standards that are not essential to protect the public
welfare and to expedite or fast track municipal approvals/denials
on inclusionary development applications. Old Bridge Township will
adhere to the components of N.J.A.C. 5:93-10.1 through 10.3.
[1]
Editor's Note: See N.J.S.A. 52:27D-314b.
M.
The Township of Old Bridge has a fair share obligation
of 659 units of which 438 is new construction. This article will apply
to all developments that contain proposed low- and moderate-income
units that are listed below and any future development that may occur:
|
Highpointe Estate Development
| |
|
Woodhaven Village (Application 24-89P)
| |
|
Oaks Development (Application)
| |
|
Olympia and York [Application 45-88 (A)(1)]
| |
|
Kaplan at Spring Knolls (Application 68-89P)
| |
|
Kapa Presidential (Application 95-882)
| |
|
L&C Tobonowski (Application 65-912)
| |
|
Yardley Development (Application 53-94P)
|
(1)
The affirmative marketing plan is 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. The plan will address the requirements of N.J.A.C. 5:93-11.
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, handicap, age, familial status/size or national
origin. The Township of Old Bridge is in the housing region consisting
of Middlesex. The affirmative marketing program is a continuing program
and will meet the following requirements:
(a)
All newspaper article, announcements and requests
for applications for low- and moderate-income units will appear in
the following daily regional newspaper/publications: Home News and
Tribune.
(2)
The primary marketing will take the form of at least
one press release sent to the above publication and a paid display
advertisement in each of the above newspapers. Additional advertising
and publicity will be on an as-needed basis.
(3)
The advertisement will include a description of the:
(4)
All newspaper articles, announcements and requests
for applications for low- and moderate-income housing will appear
in the following neighborhood oriented weekly newspapers, religious
publications and organizational newsletters within the region: Home
News and Tribune, and Suburban.
(5)
The following regional radio and/or cable television
stations(s) will be used: Township Cable TV 29.
(6)
The following is the location of applications, brochure(s),
sign(s) and/or poster(s) used as part of the affirmative marketing
program, including specific employment centers within the region:
(7)
The following is a list of community contact person(s)
and/or organization(s) in Somerset, Middlesex and Hunterdon 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:[2]
|
The Honorable James T. Phillips
Township of Old Bridge
One Old Bridge Plaza
Old Bridge, NJ 08857
| |
|
Jerome J. Convery, Esq.
Township of Old Bridge
One Old Bridge Plaza
Old Bridge, NJ 08857
| |
|
Municipal Clerk
Township of Old Bridge
One Old Bridge Plaza
Old Bridge, NJ 08857
| |
|
Sebastian Rizzo, PP, PE
Township of Old Bridge
One Old Bridge Plaza
Old Bridge, NJ 08857
| |
|
KAPA Residential, Highpointe Estates/Kapa Resid.
61 Village Court
Hazlet, NJ 07730
| |
|
Brunetti
1655 Highway 9
Old Bridge, NJ 08857
| |
|
K. Hovanian Central Acquisitions
110 Fieldcrest Avenue
CN 7825
Edison, NJ 08818-7825
| |
|
Jeffrey Lehrer, Esq.
DiFrancesco, Bateman, Coley
15 Mountain Boulevard
Warren, NJ 07059
| |
|
Michael S. Jacobs, Administrator
Old Bridge Township
One Old Bridge Plaza
Old Bridge, NJ 08857
| |
|
Parminder Sumal, P.E., Acting Engineer
Old Bridge Township
One Old Bridge Plaza
Old Bridge, NJ 08857
| |
|
Thomas O'Leary
Executive Director
Old Bridge Housing Authority
One Old Bridge Plaza
Old Bridge, NJ 08857
| |
|
Yardley Development, Yardley Manor
61 Village Court
Hazlet, NJ 07730
| |
|
Woodhaven Village, Atlantic Realty
90 Woodbridge Center Drive
Woodbridge, NJ 08857
|
(8)
Quarterly flyers and applications will be sent to
each of the following agencies for publication in their journals and
for circulation among their members (list counties in housing region):
Board of Realtors in Somerset, Middlesex and Hunterdon Counties.
(9)
Applications will be mailed to prospective applicants
upon request.
(10)
Additionally, quarterly informational circulars
and applications will be sent to the chief administrative employees
of each of the following agencies in the Counties of Somerset, Middlesex,
and Hunterdon:
(11)
The following is a description of the random
selection method that will be used to select occupants of low- and
moderate-income housing: Per AHMS Procedures.
(12)
The AHMS is the agency under contract with Old
Bridge Township to administer the affirmative marketing program. The
AHMS has the responsibility to income qualify low- and moderate-income
households; to place income-eligible households in low- and moderate-income
units upon initial occupancy; to provide for the initial occupancy
of low- and moderate-income units with income-qualified households;
to continue to qualify households for reoccupancy of units as they
become vacant during the period of affordability controls; to assist
with advertising and outreach to low- and moderate-income households;
and to enforce the terms of the deed restriction and mortgage loan
as per N.J.A.C. 5:93-9.1. The Director of the Old Bridge Township
Housing Authority within Old Bridge Township is the designated housing
officer to act as liaison to AHMS. The Old Bridge Housing Authority
will provide counseling services to low- and moderate-income applicants
on subjects such as budgeting, credit issues, mortgage qualification,
rental lease requirements and mortgage qualification, rental lease
requirements and landlord/tenant law. The following service providers
have agreed to perform the above services: Old Bridge Housing Authority
and AHMS; screening and certificates.[3]
(13)
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. Applicants living outside
the housing region will have equal opportunity for units after regional
applicants have been initially serviced. The Township of Old Bridge
intends to comply with N.J.A.C. 5:93-11.7.
(14)
All developers of low- and moderate-income housing
units will be required to assist in the marketing of the affordable
units in their respective developments.
(15)
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 and reoccupancy
of units continue to be necessary.
(16)
The Old Bridge Township Housing Authority will
comply with monitoring and reporting requirements as per N.J.A.C.
5:93-11.6 and 12.1.
N.
Old Bridge Township will undertake a rehabilitation
program to rehabilitate 93 substandard housing units occupied by low-
and moderate-income households. Old Bridge Township has designated
Old Bridge Housing Authority to administer the rehabilitation program.
The Old Bridge Housing Authority will prepare a marketing plan for
the rehabilitation program. The rehabilitation program will be consistent
with N.J.A.C. 5:93-5.2(b) through 5.2(1).
