HOUSING ELEMENT AND FAIR SHARE PLAN Prepared for the Planning Board of the Borough of Woodcliff Lake by PHILLIPS PREISS GRYGIEL LEHENY HUGHES LLC Planning & Real Estate Consultants Adopted June 11, 2018 HOUSING ELEMENT AND FAIR SHARE PLAN FOR THE BOROUGH OF WOODCLIFF LAKE Prepared for: Planning Board and Borough Council Borough of Woodcliff Lake 188 Pascack Road Woodcliff Lake, N.J., 07677 Prepared by: Phillips Preiss Grygiel Leheny Hughes LLC Planning and Real Estate Consultants 33-41 Newark Street Hoboken, New Jersey 07307 Adopted June 11th, 2018 The original copy of this document was signed and sealed in accordance with N.J.S.A. 45:14 A-1 et seq. Richard Preiss New Jersey Professional Planner License #3461 Acknowledgments Planning Board Joseph Langschultz, Chairman Carlos Rendo, Mayor Corrado Belgiovine Nilufer Descherer Cheryl Dispoto Robert Friedberg Brian Le Rose Josephine Higgins Peter Michelis Thomas Panso Jane Anne Witchurch-Carluccio Vincent Corrado, Board Secretary Sal Princiotto, Esq., Acting Attorney Evan Jacobs, Neglia Engineering, Engineer John Pavlovich, Jacobs Inc., Traffic Engineer Richard Preiss, PP, Borough Planner Mayor and Council Mayor Carlos Rendo Corrado Belgiovine, Council President Nancy Gross Jacqueline Gadaleta Angela Hayes Kristy Herrington Brian Singleton Tom Padilla, Administrator Debbie Dakin, Borough Clerk Ron Dario, Esq., Attorney Table of Contents Table of Contents ................................................................................................................................................ i List of Tables ....................................................................................................................................................... ii I. Introduction ............................................................................................................................................. 1 II. Affordable Housing in New Jersey ........................................................................................................ 2 III. Housing Element/ Fair Share Plan Requirements ............................................................................ 4 IV. Housing Stock and Demographic Analysis ......................................................................................... 5 Housing Stock Inventory .............................................................................................................................. 5 General Population Characteristics ......................................................................................................... 10 Household Characteristics ......................................................................................................................... 11 Income Characteristics .............................................................................................................................. 11 Employment Characteristics ..................................................................................................................... 12 Growth Trends and Projections ................................................................................................................. 14 V. Fair Share Plan ...................................................................................................................................... 17 Woodcliff Lake’s Affordable Housing Efforts .......................................................................................... 17 Affordable Housing Obligations ................................................................................................................ 17 Satisfaction of the Rehabilitation Obligation ......................................................................................... 17 Prior Round Compliance Mechanisms .................................................................................................... 18 Satisfaction of the Third Round Obligation ............................................................................................. 19 Mechanisms to Address Unmet Need ..................................................................................................... 20 Rosengrin Settlement ................................................................................................................................ 21 Summary ...................................................................................................................................................... 21 Other Requirements ................................................................................................................................... 22 Spending Plan ............................................................................................................................................. 23 Appendix A-1. Suitability Analysis of all Vacant Land in Woodcliff Lake for Potential Inclusionary Affordable Housing Developments (Realistic Development Potential) Appendix A-2. Properties in Woodcliff Lake Deemed Suitable for Potential Inclusionary Affordable Housing (Realistic Development Potential) i Appendix A-3. Maps of Properties in Woodcliff Lake Deemed Suitable for Potential Inclusionary Affordable Housing (Realistic Development Potential) List of Tables Table 1. Housing Units by Occupancy Status, 2016 .................................................................................... 5 Table 2. Housing Units by Number of Units in Structure, 2016 ................................................................. 5 Table 3. Housing Units by Age, 2016 ............................................................................................................. 6 Table 4. Housing Units by Number of Rooms for Woodcliff Lake Borough and Bergen County, 20166 Table 5. Housing Values, Owner-Occupied, 2010 ........................................................................................ 7 Table 6. Housing Values, Owner-Occupied, 2016 ........................................................................................ 7 Table 7. Comparison of Woodcliff Lake and Bergen County, Monthly Rental Cost, 2016.................... 8 Table 8. Monthly Housing Costs as Percentage of Household Income in the Past 12 Months, Owner- Occupied Housing Units, 2016 ............................................................................................................. 9 Table 9. Monthly Housing Costs as a Percentage of Household Income in the Past 12 Months – Renter- Occupied Units, 2016 ............................................................................................................................. 9 Table 10. Selected Quality Indicators, Occupied Housing Stock, 2016 ................................................. 10 Table 11. Population Growth ........................................................................................................................ 10 Table 12. Comparison of Age Distribution, 2000-2010 ........................................................................... 10 Table 13. Household and Family Income by Income Brackets for Woodcliff Lake and Bergen County, 2016 ....................................................................................................................................................... 11 Table 14. Employment Status, 2016 ........................................................................................................... 12 Table 15. Employment by Occupation, Woodcliff Lake, 2016 ................................................................ 12 Table 16. Distribution of Employment by Industry, Borough Residents, 2016 ..................................... 13 Table 17. Distribution by Class of Worker, 2016 ....................................................................................... 14 Table 18. Residential Certificates of Occupancy, 2006-2016 ................................................................. 14 Table 19. Non-Residential Certificates of Occupancy, 2006-2016 ........................................................ 15 Table 20. Development Potential of Select Sites, First Round, Borough of Woodcliff Lake .............. 18 Table 21. Entitlement to Prior Round Affordable Housing Credits for Constructed Projects ............. 19 Table 22. Entitlement to Third Round Affordable Housing Credits for Approved/Planned Projects . 20 Table 23. The Borough of Woodcliff Lake Entitlement to Affordable Housing Credits ........................ 22 ii I. Introduction The Borough of Woodcliff Lake, Bergen County, has prepared this Housing Plan Element and Fair Share Plan in accordance with the Municipal Land Use Law (“MLUL”) per N.J.S.A. 40:55D-28b(3), the Fair Housing Act (N.J.S.A. 52:27D-301 et seq.) and the Second Round Substantive Rules (N.J.A.C. 5:93 et seq.) of the New Jersey Council on Affordable Housing (COAH). This document supersedes and replaces the Borough’s 2015 Housing Element and Fair Share Housing Plan, hereinafter referred to as the “Borough’s 2015 Housing Plan.” The Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq., requires that a municipal master plan include a Housing Element in order for the municipality to exercise the power to zone and regulate land use. The Housing Element and Fair Share Plan are adopted by the Borough Planning Board and endorsed by the governing body prior to the submission of a municipal petition to the New Jersey Council on Affordable Housing (COAH) or the courts for substantive certification of the Housing Element and Fair Share Plan pursuant to N.J.A.C. 5:96-1