This article of the City of Woodbury Code sets forth regulations regarding low- and moderate-income housing units in the City that are consistent with the provisions of N.J.A.C. 5:93 et seq., as effective on June 6, 1994, as amended through September 5, 1995. These rules are pursuant to the Fair Housing Act of 1985 and the City of Woodbury's constitutional obligation to provide for its fair share of low- and moderate-income housing.

State Law reference— Similar provisions, N.J.S.A. 52:27D-301 et seq.

A.

Woodbury has met its fair share obligation for the 1993 to 1999 period by utilizing credits from the prior cycle. There is no new construction proposed for home ownership or rental. All activity currently anticipated involves rehabilitation of owner-occupied and rental units or single-room-occupancy transitional housing. This article will apply to all rehabilitation units proposed as low- and moderate-income units by the following agencies: Gloucester County Office of Municipal and County Government Services; Gloucester County Housing Authority; and Genesis Housing Corporation. Rehabilitated owner-occupied single-family housing units that are improved to code standard will be subject to affordability controls for at least six years. Rehabilitated renter-occupied housing units that are improved to code standard will be subject to affordability controls for at least 10 years.

B.

The affirmative marketing plan is a regional marketing strategy designed to attract buyers and/or renters of all majority and minority groups, regardless of sex, age or number of children, to housing units which are being marketed by a developer/sponsor of affordable housing. It is a continuing program and covers the period of deed restriction. The plan shall 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 City of Woodbury is in the housing region consisting of Burlington, Gloucester and Camden Counties. The agencies responsible for the rehabilitation of low- and moderate-income units are expected to adhere to their respective affirmative marketing program. If no affirmative marketing plans are in place, the following requirements must be met:

(1)

All newspaper articles, announcements and requests for applications for low-and moderate-income units shall appear in the Gloucester County Times and any other daily regional publications as described by the developer. (One major newspaper is sufficient as long as the combined outreach efforts attract sufficient applicants.)

(2)

The primary marketing shall take the form of at least one press release sent to the publications described by the developer above and a paid display advertisement in the Gloucester County Times. Additional advertising and publicity shall be on an as-needed basis.

(3)

The advertisement shall include a description of the:

(a)

Street address of the units;

(b)

Direction to the housing units;

(c)

Number of bedrooms per unit;

(d)

Range of prices/rents;

(e)

Size of units;

(f)

Income information; and

(g)

Location of applications, including business hours and where/how applications may be obtained.

(4)

All newspaper articles, announcements and requests for applications for low-and moderate-income housing shall appear in the following neighborhood oriented weekly newspapers, religious publications and organizational newsletters within the region:

(a)

The Gloucester County Times.

(b)

The Courier-Post Newspaper.

(5)

The following regional radio and/or cable television station(s) shall be used:

(a)

Comcast Cablevision.

(6)

The following are locations where applications, brochures, signs and/or posters used as part of the affirmative marketing program should be placed:

(a)

The City of Woodbury Municipal Building.

(b)

The developer's sales office.

(c)

The Gloucester County Office of Municipal and County Government Services.

(d)

The Gloucester County Housing Authority

(7)

The following is a listing of community contact persons and/or organizations 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:

(a)

The ARC of Gloucester County.

(b)

The Community Mental Health Center for Gloucester County (CMHC).

(8)

Quarterly flyers and applications shall be sent to each of the following agencies for publication in their journals and for circulation among their members: Board of Realtors in Burlington, Camden and Gloucester Counties.

(9)

Applications shall be mailed to prospective applicants upon request.

(10)

Additionally, quarterly informational circulars and applications shall be sent to the chief administrative employees of each of the following agencies in the Counties of Burlington, Camden and Gloucester: Welfare or Social Service Board, Rental Assistance Office (local office of the Department of Community Affairs), Office on Aging, Housing Authority, Library and area community action agencies.

(11)

All developers of low- and moderate-income housing units shall be required to affirmatively market the affordable units in their respective developments.

(12)

The Planning Board is hereby appointed as the municipal authority for implementing this plan. The Planning and Zoning Officer shall act as the representative for the Planning Board. The Planning and Zoning Officer shall also act as the Housing Officer, a liaison for the City with the local agencies providing affordable housing.

(13)

Households who live or work in Burlington, Camden and Gloucester Counties may be given preference for the sales and rental units constructed within the housing region. Applicants living outside the housing region shall have an equal opportunity for the units after regional applicants have been initially serviced.

(14)

The marketing program shall commence at least 120 days before the issuance of either temporary or permanent certificates of occupancy. The marketing program shall continue until all low- and moderate-income housing units are initially occupied and for as long as affordable units are deed restricted and occupancy or reoccupancy of units continues to be necessary.

(15)

The developer shall make available to the Planning and Zoning Officer and/or the Municipal Planning Consultant any and all information required by the Council of Affordable Housing (COAH) to comply with its monitoring and reporting requirements as noted in N.J.A.C. 5:93-11.6 and 12.1.