BOROUGH OF GLEN GARDNER Hunterdon County, New Jersey

HIGHLANDS MODULE 3 - PART I DOCUMENT FOR SUBMISSION TO THE NEW JERSEY HIGHLANDS COUNCIL FOR BASIC PLAN CONFORMANCE December 8, 2009

Submitted for Review to the Glen Gardner Land Use Board and Borough Council

November 11, 2009

______Prepared by Elizabeth C. McKenzie, AICP, PP License No. 33LI00229400 TABLE OF CONTENTS

Page

GLEN GARDNER BOROUGH’S FAIR SHARE OBLIGATION...... 1

Components of the Third Round Obligation...... 1

Determination of Applicable Obligation...... 2

SUMMARY OF PRIOR ROUND COMPLIANCE...... 4

IDENTIFICATION AND REVIEW OF THIRD ROUND COMPLIANCE MECHANISMS...... 5

PRIOR ROUND/THIRD ROUND SITE...... 6

HOUSING TRANSFERS...... 7

APPENDIX...... following page 7

APPENDIX

GLEN GARDNER BOROUGH’S FAIR SHARE OBLIGATION

Components of the Third Round Obligation

COAH’s determination of the municipal Third Round fair share obligation is comprised of three components: the prior round obligation, the rehabilitation obligation and the third round “growth share” obligation. For the Borough of Glen Gardner, the COAH numbers are as follows:

Table I Third Round Total Affordable Housing Obligation Prior Round 7 Obligation Rehabilitation 6 Obligation Third Round 8 Obligation Total 21

COAH’s determination of the presumptive Third Round obligation is based on its consultants’ projections of household and employment growth by municipality through the year 2018. The 8 unit Third Round obligation for the Borough is based upon a projected employment growth of 26 jobs and a projected household growth of 31 dwelling units, all between January 1, 2004 and December 31, 2018. COAH then divides the projected household growth by 5 and the projected employment growth by 16 and adds the two results together to determine the Third Round fair share obligation. Determination of Applicable Obligation

Municipalities that are located in the Highlands Area and that are either required to conform to the Highlands Regional Master Plan or elect to do so are subject to limitations on the amount of development that will be permitted due to the amount and capacity of vacant developable land in both wastewater and septic system service areas, utility capacity and resource based capacity (Net Water Availability).

As demonstrated in the Table below (developed from Table 4 of the Municipal Build-Out Analysis prepared by the Highlands Council for Glen Gardner), the Highlands Council has determined that Glen Gardner has a maximum future residential build-out of one new dwelling unit and no employment opportunities. This maximum number does not include exemptions (from the Highlands Act). The exemptions, together with potential reductions in the availability of vacant developable land due to public or non-profit land acquisitions for open space could impact the actual build out of the Borough.

______Municipal Build-Out Results with Resource and Utility Constraints

Preservation Area Planning Area Totals Residential units – Sewered 0 N/A 0

Septic System Yield 1 N/A 1

Total Residential Units 1 N/A 1

Non-Residential Jobs – 0 N/A 0 Sewered

Source: Table 4, Municipal Build-Out Report for Glen Gardner Borough, prepared by New Jersey Highlands Council, 2009. ______

2 Municipalities conforming in the Highlands Area may elect to use either the Highlands full build-out number or the COAH projection through 2018. If a Highlands municipality elects to use the Highlands build-out number, it is also obligated to address the fair share obligation associated with any growth that has occurred in the municipality since January 1, 2004.

According to The New Jersey Construction Reporter, a total of 2 residential Certificates of Occupancy were issued in the Borough from January 1, 2004, through July 31, 2009 (both of them in 2009). Additionally, Certificates of Occupancy were issued for a total of 7,330 square feet of office space and 2,200 square feet of storage space, according to the same source. The Borough contends that the office space was not new construction and was erroneously reported as such.

Based on COAH’s “growth share” requirements, the two (2) new residential units constructed since January 1, 2004, have generated an obligation for 0.4 affordable housing units, and the new non-residential space constructed since January 1, 2004, including the erroneously reported office space, has generated an obligation for another 1.42 affordable housing units, per Appendix D of COAH’s Substantive Rules. Thus, based upon The New Jersey Construction Reporter data, Glen Gardner has incurred a total growth share obligation from January 1, 2004, through July 31, 2009, of 1.82 affordable housing units.

The one (1) new dwelling unit that can be accommodated in Glen Gardner in the future, based on the Highlands Council’s build-out analysis, will generate a “growth share” obligation of 0.2 affordable housing units.

The Borough’s combined Third Round affordable housing obligation, based upon the growth that has occurred in the Borough since January 1, 2004, and future build-out in accordance with the Highlands Regional Master Plan, is a total of 2.02 affordable units. Rounding this number up to three (3) units will cover any unanticipated growth due to

3 potential single-family residential development that is exempt from the Highlands regulations. Glen Gardner’s Third Round Housing Element and Fair Share Plan will, therefore, address a Third Round obligation of three (3) units, rather than COAH’s projected Third Round obligation of eight (8) units.

Table 2 Third Round Adjusted Affordable Housing Obligation Prior Round 7 Obligation Rehabilitation 6 Obligation Third Round 3 Obligation Total 16

SUMMARY OF PRIOR ROUND COMPLIANCE

Glen Gardner’s prior round affordable housing obligation is 7 units.

The Borough’s Second Round Housing Element and Fair Share Plan received substantive certification from COAH in January of 1999. That plan, like the Borough’s First Round Housing Element and Fair Share Plan, had addressed the 7 unit new construction component of the Second Round obligation through prior cycle credits for the Parkside Apartments, a 48 unit subsidized senior citizen (40 units) and handicapped (8 units) rental affordable housing development funded by the former Farmers Home Administration and constructed in 1981. Prior cycle credits are credits awarded by COAH for documented affordable housing units created between 1980 and 1986, prior to the adoption of COAH’s First Round Rules.

4 In short, the Borough’s prior round obligation had been fully addressed, and was acknowledged by COAH to have been fully addressed, when COAH granted Substantive Certification to the Borough in 1999.

IDENTIFICATION AND REVIEW OF THIRD ROUND COMPLIANCE MECHANISMS

In 2005, Glen Gardner adopted a Third Round Housing Element and Fair Share Plan in response to COAH’s first set of Third Round Rules and submitted that document to COAH along with a petition for Third Round certification. In that document, the Borough had proposed to address what was calculated to be a two (2) unit Third Round affordable housing obligation by continuing to use surplus prior cycle credits from Parkside Apartments, since the original development had been covered by a 50 year subsidized mortgage that was believed to be still in effect. However, when COAH requested additional documentation from Glen Gardner in support of its petition, the Borough discovered that the original controls on affordability imposed on Parkside (and the original occupancy restrictions) had been altered due to the refinancing of the project. Although Parkside had qualified as an appropriate mechanism for addressing the Borough’s housing obligations in the two prior rounds, it would no longer be an acceptable means of addressing the Third Round obligation.

At approximately the time this information was discovered, the owner of Parkside Apartments approached the Borough with a request that the original PILOT (payment in lieu of taxes) agreement be extended, as he was preparing to refinance the project once again. Seizing the opportunity, the Borough negotiated an agreement with Parkside to extend the PILOT, on the condition that the owner would deed restrict ten (10) of the 48 units in the development as COAH-compliant units, for a period of at least 30 years, so that Glen Gardner would be able to receive credits for these units against its Third Round (and perhaps even Fourth Round) fair share obligation.

The ten (10) units have been appropriately deed-restricted; the deed restriction has been recorded; an affirmative marketing plan has been adopted by the Borough; and an

5 administrative agreement has been executed with Housing Affordability Services (HAS). The Borough will now be able to use these ten (10) newly deed restricted units to fulfill at least its Third Round obligation, and perhaps a future obligation, as well.

As part of the deed-restriction of ten (10) units at Parkside, the Borough has addressed not only its Third Round rental obligation, since all of the newly restricted affordable units at Parkside continue to be rental units, but also its very low income housing obligation. One of the deed-restricted affordable units at Parkside is, in fact, a very low income unit, affordable to a household earning 30% or less of median income.

The Borough acknowledges that it now has an obligation to establish a housing rehabilitation program targeted at the rehabilitation to a standard condition of six (6) existing housing units in the Borough that are currently occupied by qualified low and moderate income households. The terms of the rehabilitation program will be covered in the final adopted Housing Element and Fair Share Plan.

PRIOR ROUND/THIRD ROUND SITE

The Appendix to this report presents the documentation in support of the ten (10) affordable units that have been re-created at Parkside.

There is no issue as to whether or not the Parkside site conforms to the Highlands Regional Master Plan; it is a previously developed site, and no new construction is proposed there.

It is identified on the Borough’s Tax Map as Block 9, Lot 104, and it is located on Parkside Court in the Borough’s CM Conservation Management Zone.

6 HOUSING TRANSFERS

At this time, the Borough of Glen Gardner is not seeking to participate in an affordable housing transfer program.

7 ATTACHMENT A AFFIRMATIVE FAIR HOUSING MARKETING PLAN For Affordable Housing in (REGION 3)

I. APPLICANT AND PROJECT INFORMATION (Complete Section I individually for all developments or programs within the municipality.)

1a. Administrative Agent Name, Address, Phone Number 1b. Development or Program Name, Address

1c. 1d. Price or Rental Range 1e. State and Federal Funding Number of Affordable Units: Sources (if any) From Number of Rental Units: To Number of For-Sale Units: 1f. 1g. Approximate Starting Dates □ Age Restricted Advertising: Occupancy: □ Non-Age Restricted 1h. County 1i. Census Tract(s): Hunterdon, Middlesex, Somerset 1j. Managing/Sales Agent’s Name, Address, Phone Number

1k. Application Fees (if any):

(Sections II through IV should be consistent for all affordable housing developments and programs within the municipality. Sections that differ must be described in the approved contract between the municipality and the administrative agent and in the approved Operating Manual.)

II. RANDOM SELECTION

2. Describe the random selection process that will be used once applications are received.

COAH, July 2008 1 III. MARKETING 3a. Direction of Marketing Activity: (indicate which group(s) in the housing region are least likely to apply for the housing without special outreach efforts because of its location and other factors) □ White (non-Hispanic X Black (non-Hispanic) X Hispanic □ American Indian or Alaskan Native X Asian or Pacific Islander □ Other group:

3b. Commercial Media (required) (Check all that applies) DURATION & FREQUENCY NAMES OF REGIONAL OF OUTREACH NEWSPAPER(S) CIRCULATION AREA

TARGETS ENTIRE COAH REGION 3 Daily Newspaper □ Star-Ledger

TARGETS PARTIAL COAH REGION 3 Daily Newspaper Home News Tribune Middlesex, Somerset, Union

□ Courier News Somerset and Hunterdon

□ Weekly Newspaper □ Beacon Hunterdon □ Delaware Valley News Hunterdon Hunterdon County Democrat / Hunterdon □ Hunterdon Observer □ Hunterdon Review Hunterdon □ Amboy Beacon Middlesex □ Colonia Corner Middlesex □ Cranbury Press Middlesex □ East Brunswick Sentinel Middlesex □ Edison Sentinel Middlesex □ South Brunswick Post Middlesex □ South Plainfield Observer Middlesex □ Suburban, The Middlesex □ Princeton Packet Middlesex, Somerset □ Sentinel, The Middlesex, Somerset □ Atom Tabloid & Citizen Gazette Middlesex, Union □ Parsippany Life Morris

COAH, July 2008 2 □ Echoes Sentinel Morris, Somerset □ Bernardsville News Somerset □ Branchburg News Somerset □ Chronicle Somerset □ Hills-Bedminster Press Somerset □ Hillsborough Beacon Somerset □ Manville News Somerset □ Messenger-Gazette Somerset □ Reporter Somerset □ Somerset Spectator Somerset Monthly Newspaper About Our Town/Community Middlesex, Somerset □ News

CIRCULATION AREA AND/OR DURATION & FREQUENCY NAMES OF REGIONAL TV RACIAL/ETHNIC IDENTIFICATION OF OUTREACH STATION(S) OF READERS/AUDIENCE

TARGETS ENTIRE COAH REGION 3 2 WCBS-TV □ CBS Broadcasting, Inc. 3 KYW-TV □ CBS Broadcasting, Inc. 4 WNBC □ NBC Telemundo License Co. (General Electric) 5 WNYW □ Fox Television Stations, Inc. (News Corp.) 6 WPVI-TV □ American Broadcasting Companies, Inc. (Walt Disney) 7 WABC-TV □ American Broadcasting Companies, Inc. (Walt Disney) 9 WWOR-TV □ Fox Television Stations, Inc. (News Corp.) 10 WCAU □ NBC Telemundo License Co. (General Electric) 11 WPIX □ WPIX, Inc. (Tribune) 12 WHYY-TV □ WHYY, Inc. 13 WNET □ Educational Broadcasting Corporation 17 WPHL-TV □ Tribune Company

COAH, July 2008 3 31 WPXN-TV □ Paxson Communications License Company, LLC 35 WYBE □ Independence Public Media Of Philadelphia, Inc. 39 WLVT-TV □ Lehigh Valley Public Telecommunications Corp. 41 WXTV □ WXTV License Partnership, G.P. (Univision Communications, Inc.) 48 WGTW-TV □ Trinity Broadcasting Network 50 WNJN □ New Jersey Public Broadcasting Authority 52 WNJT □ New Jersey Public Broadcasting Authority 57 WPSG □ CBS Broadcasting, Inc. 58 WNJB □ New Jersey Public Broadcasting Authority 61 WPPX □ Paxson Communications License Company, LLC 63 WMBC-TV □ Mountain Broadcasting Corporation 65 WUVP-TV □ Univision Communications, Inc. 68 WFUT-TV □ Univision New York, LLC Spanish

TARGETS PARTIAL COAH REGION 3 16 WNEP-TV □ New York Times Co. Hunterdon 46 W46BL □ Maranatha Broadcasting Company, Inc. Hunterdon 51 WTVE Hunterdon □ Reading Broadcasting, Inc. (Christian) 25 W25BB □ New Jersey Public Broadcasting Authority Hunterdon, Middlesex 22 WYOU □ Nexstar Broadcasting, Inc. Hunterdon, Somerset 28 WBRE-TV □ Nexstar Broadcasting, Inc. Hunterdon, Somerset 44 WVIA-TV □ Ne Pa Ed TV Association Hunterdon, Somerset 56 WOLF-TV □ Wolf License Corp. Hunterdon, Somerset 60 WBPH-TV □ Sonshine Family Television Corp. Hunterdon, Somerset 69 WFMZ-TV □ Maranatha Broadcasting Company, Inc. Hunterdon, Somerset

COAH, July 2008 4 29 WTXF-TV □ Fox Television Stations, Inc. (News Corp.) Middlesex, Somerset 47 WNJU □ NBC Telemundo License Co. (General Electric) Middlesex, Somerset 66 WFME-TV □ Family Stations of New Jersey, Middlesex, Somerset Inc. (Christian) 25 WNYE-TV New York City Dept. of Info., □ Technology & Telecommunications Somerset

DURATION & FREQUENCY OF OUTREACH NAMES OF CABLE PROVIDER(S) BROADCAST AREA

TARGETS PARTIAL COAH REGION 3 Comcast of Northwest NJ, Partial Hunterdon □ Southeast Pennsylvania Patriot Media & Communications Partial Hunterdon, Somerset □ Service Electric Cable TV of Partial Hunterdon □ Hunterdon Cablevision of Raritan Valley Partial Middlesex, Somerset □ Comcast of Central NJ, NJ (Union Partial Middlesex □ System) Comcast of Plainfield Partial Middlesex, Somerset □

BROADCAST AREA AND/OR DURATION & FREQUENCY NAMES OF REGIONAL RADIO RACIAL/ETHNIC IDENTIFICATION OF OUTREACH STATION(S) OF READERS/AUDIENCE

TARGETS ENTIRE COAH REGION 3 AM

□ WFAN 660

□ WOR 710

□ WABC 770

□ WCBS 880

□ WBBR 1130

□ WWTR 1170 Spanish, Asian, etc. □ WTTM 1680 FM

□ WFNY-FM 92.3 Spanish □ WPAT-FM 93.1

□ WNYC-FM 93.9

□ WPST 94.5

COAH, July 2008 5

□ WFME 94.7

□ WPLJ 95.5

□ WQXR-FM 96.3

□ WQHT 97.1 Spanish □ WSKQ-FM 97.9

□ WRKS 98.7 Christian □ WAWZ 99.1

□ WBAI 99.5

□ WPHI-FM 100.3

□ WCBS-FM 101.1

□ WKXW-FM 101.5

□ WQCD 101.9

□ WNEW 102.7

□ WPRB 103.3

□ WKTU 103.5

□ WWPR-FM 105.1

□ WDAS-FM 105.3

□ WLTW 106.7

TARGETS PARTIAL COAH REGION 3 AM

□ WFIL 560 Hunterdon

□ WIP 610 Hunterdon

□ WAEB 790 Hunterdon

□ WCHR 1040 Hunterdon

□ WGPA 1100 Hunterdon

□ WEEX 1230 Hunterdon

□ WKAP 1470 Hunterdon

□ WRNJ 1510 Hunterdon

□ WWJZ 640 Hunterdon, Middlesex

□ WPHY 920 Hunterdon, Middlesex

COAH, July 2008 6

□ WPHT 1210 Hunterdon, Middlesex

□ WBUD 1260 Hunterdon, Middlesex

□ WMCA 570 Middlesex (Christian)

□ WIMG 1300 Middlesex

□ WCTC 1450 Middlesex, Somerset FM

□ WRTI 90.1 Hunterdon

□ WCVH 90.5 Hunterdon

□ WHYY-FM 90.9 Hunterdon

□ WXTU 92.5 Hunterdon

□ WAEB-FM 104.1 Hunterdon

□ WFKB 107.5 Hunterdon

□ WMMR 93.3 Hunterdon, Middlesex

□ WYSP 94.1 Hunterdon, Middlesex

□ WBEN-FM 95.7 Hunterdon, Middlesex

□ WRDW-FM 96.5 Hunterdon, Middlesex

□ WOGL 98.1 Hunterdon, Middlesex

□ WUSL 98.9 Hunterdon, Middlesex

□ WIOQ 102.1 Hunterdon, Middlesex

□ WMGK 102.9 Hunterdon, Middlesex

□ WJJZ 106.1 Hunterdon, Middlesex Hunterdon, Middlesex □ WKDN 106.9 (Christian)

□ WAXQ 104.3 Hunterdon, Middlesex, Somerset

□ WNTI 91.9 Hunterdon, Somerset

□ WZZO 95.1 Hunterdon, Somerset

□ WCTO 96.1 Hunterdon, Somerset

□ WLEV 100.7 Hunterdon, Somerset

□ WNJT-FM 88.1 Middlesex

□ WRSU-FM 88.7 Middlesex

□ WWFM 89.1 Middlesex

□ WWPH 107.9 Middlesex

COAH, July 2008 7 □ WDVR 89.7 Middlesex, Somerset

□ WVPH 90.3 Middlesex, Somerset

□ WMGQ 98.3 Middlesex, Somerset

□ WBLS 107.5 Middlesex, Somerset

3c. Other Publications (such as neighborhood newspapers, religious publications, and organizational newsletters) (Check all that applies) RACIAL/ETHNIC NAME OF IDENTIFICATION OF PUBLICATIONS OUTREACH AREA READERS/AUDIENCE

TARGETS ENTIRE COAH REGION 3 Weekly Nuestra Communidad Central/South Jersey Spanish-Language

Monthly

□ Sino Monthly North Jersey/NYC area Chinese-American

TARGETS PARTIAL COAH REGION 3 Daily Bergen, Essex, Hudson, □ 24 Horas Middlesex, Passaic, Portuguese-Language Union Counties Weekly □ Arab Voice Newspaper North Jersey/NYC area Arab-American □ Catholic Advocate, The Essex County area Catholic Hudson, Union, La Voz Cuban community □ Middlesex Counties Amerika Magyar Nepszava (American Central/North Jersey Hungarian-Language □ Hungarian Peoples' Voice) New Jersey Jewish Northern and Central Jewish □ News New Jersey Nuestra Communidad Central/South Jersey Spanish-Language □

□ Desi NJ Central Jersey South Asian □ Ukrainian Weekly New Jersey Ukrainian Community

3d. Employer Outreach (names of employers throughout the housing region that can be contacted to post advertisements and distribute flyers regarding available affordable housing) (Check all that applies) DURATION & FREQUENCY OF OUTREACH NAME OF EMPLOYER/COMPANY LOCATION

Hunterdon County

□ Merck & Co. 1 Merck Dr., Whitehouse Station

COAH, July 2008 8 2100 Wescott Drive, Flemington, □ Hunterdon Medical Center NJ 08822 Perryville Corporate Park, □ Foster Wheeler Clinton, NJ 08809-4000 202 Halls Mill Rd., Whitehouse □ Chubb Insurance Co. Station, NJ 08889 Exxon-Mobil Research & 1545 US Highway 22 E., □ Engineering Annandale, NJ 08801

□ New York Life 110 Cokesbury Rd, Lebanon

Middlesex County 1 Squibb Dr, New Brunswick, NJ □ Bristol-Myers Squibb 08901

□ Merrill Lynch & Company 800 Scudders Mill Rd, Plainsboro 1 Johnson & Johnson Plaza, New □ Johnson & Johnson Brunswick

□ Prudential Insurance Company 44 Stelton Rd. # 130, Piscataway Robert Wood Johnson University 1 Robert Wood Johnson Pl., New □ Hospital Brunswick, NJ 08901 207 Pond Ave, Middlesex, NJ □ Silverline Building Products 08846

□ St. Peter’s University Hospital 254 Easton Ave., New Brunswick

□ Telecordia Technology 444 Hoes Ln., Piscataway 65 James Street, Edison, NJ □ J.F.K. Medical Center 08818 530 New Brunswick Av., Perth □ Raritan Bay Medical Center Amboy, NJ 08861 405 Main St., Woodbridge and □ Amerada Hess Corporation 679 Convery Blvd., Perth Amboy

□ Dow Jones & Company 54 Eddington Ln., Monroe Twp

□ Siemens AG 755 College Rd. E., Princeton

□ AT&T 1 Highway Ter., Edison

□ Engelhardt Corporation 101 Wood Ave. S., Metuchen

Somerset County

□ AT&T 1414 Campbell St., Rahway

□ ABC Limousine 574 Ferry St., Newark

□ Bloomberg LP 1350 Liberty Ave., Hillside 1091 Lousons Road, PO Box 271, □ Courier News Union, NJ

□ Emcore Corp. 800 Rahway Ave. Union, NJ 1515 West Blancke Street, Bldgs □ Ethicon, Inc. 1501 and 1525, Linden, NJ

□ Fedders Corp. 27 Commerce Drive, Cranford, NJ

COAH, July 2008 9 □ ICI Americas, Inc. 450 West First Ave., Roselle, NJ ITW Electronic Component 600 Mountain Ave., Murray Hill, □ Packaging NJ 1 Merck Drive, PO Box 2000 □ Johnson & Johnson (RY60-200E), Rahway, NJ

□ Tekni-Plex, Inc. 865 Stone Street, Rahway, NJ

Ortho-Clinical Diagnostics, Inc. 1401 Park Ave. South, Linden Hooper Holmes, Inc. 170 Mount Airy Rd., Basking □ Ridge, NJ 07920

3e. Community Contacts (names of community groups/organizations throughout the housing region that can be contacted to post advertisements and distribute flyers regarding available affordable housing) Name of Group/Organization Outreach Area Racial/Ethnic Duration & Frequency of Identification of Outreach Readers/Audience

IV. APPLICATIONS

Applications for affordable housing for the above units will be available at the following locations: 4a. County Administration Buildings and/or Libraries for all counties in the housing region (list county building, address, contact person) (Check all that applies) BUILDING LOCATION 75 Bayard Lane, New Brunswick, NJ 08903 □ Middlesex County Administration Bldg. 20 Grove Street, Somerville, NJ 08876 □ Somerset County Admin. Bldg. 1 Vogt Drive, Bridgewater, NJ 08807 □ Somerset County Library Headquarters 314 State Highway 12, Flemington, NJ 08822 □ Hunterdon County Library Headquarters 4b. Municipality in which the units are located (list municipal building and municipal library, address, contact person)

4c. Sales/Rental Office for units (if applicable)

COAH, July 2008 10 V. CERTIFICATIONS AND ENDORSEMENTS

I hereby certify that the above information is true and correct to the best of my knowledge. I understand that knowingly falsifying the information contained herein may affect the (select one: Municipality’s COAH substantive certification or DCA Balanced Housing Program funding or HMFA UHORP/MONI funding).

______Name (Type or Print)

______Title/Municipality

______Signature Date

COAH, July 2008 11