Highlands Plan Conformance
Module 3 – Housing Element and Fair Share Plan Submission requirements for
December 8, 2009
Introduction
Ringwood Borough is located entirely within the Preservation Area of the Highlands
Region. The Borough has prepared and adopted a Third Round Housing and Fair Share
Plan as part of COAH’s initial Third Round regulations, but has not been revised to
reflect the changing regulatory requirements of COAH or the Highlands Conformance
provisions since the Borough’s initial Third Round submission.
The capacity analysis conducted by the Highlands Council for Modules 1 and 2 of Plan
Conformance identify 3 new residential units can be constructed under the Highlands
Regional Master Plan and Highlands Act regulations and no new non-residential growth.
However, there still exist the opportunity for development through redevelopment and
exemptions. The following information is being submitted as part of the requirements for
the Plan Conformance Grant deadline of December 8, 2009. The Borough will continue
to refine and determine the regional affordable housing obligation as Ringwood works
toward full Plan Conformance and the June 8, 2010 deadline for the submission of the
Housing and Fair Share Plan.
A.
Summary of Housing Obligations
i. Prior Round Obligation
Ringwood Borough has a prior round obligation of 51 new construction units. This
figure was part of the revised Third Round rules released June 2nd, 2008.
The Borough has 3 group home facilities containing a total of 26 bedrooms to apply
toward the prior round obligation of 51 units.
Address
432 Stonetown Road
18 Boro Parkway
20 Morris Rd.
Block
222
601
Lot
6
6
#
BR
5
5
CO Date
7/25/2006
Current License
Date
7/26/2006
7/26/2006
902
1.03
16
12/9/2002
8/31/2005
ii. Highlands RMP Adjusted Growth Projections
Sponsor
AdvoServ of NJ, Inc
AdvoServ of NJ, Inc
Spectrum for Living
Group Homes, Inc
COAH’s Workbook D provides a comparison between COAH and the Highlands
Affordable Housing Obligation for the Borough (see attached Workbook D for full
details), as outlined below:
•
•
COAH Third Round Projected Growth Share Obligation:
Highlands Adjusted Growth Share (Actual and Projected):
o RMP Adjusted Projected Growth Share Obligation:
o Ringwood Borough Actual Growth 2004-2008:
38 Affordable Units
27 Affordable Units
.6 Affordable Unit
26 Affordable Units
The Borough has identified two residential exclusions to account for CO’s issued to
AdvoServ of NJ, Inc. group home facilities which was granted CO’s in 2006. The
adjusted COAH obligation under the Highlands RMP results in a total growth share
obligation of .6 units for the Highlands Build-out and 26 affordable units for the actual
growth from 2004 to 2008 for a total of 26.6 or 27 affordable units.
The Borough intends to review the information provided in Workbook D as the Housing
and Fair Share Plan is being developed to meet the June 8, 2010 deadline. At this time,
the Borough cannot verify the accuracy of the information provided in Workbook D, due
to minor inconsistencies in Certificate of Occupancy reported by COAH and the
Borough.
B.
Summary and Consistency Review of Proposed Prior Round Sites
Ringwood Borough received second round substantive certification on August 4, 1999,
and the components of that plan were acknowledged in the COAH Compliance Report
dated September, 30, 2005. The certified plan included two sites for the construction of a
municipally sponsored project and an assisted living facility in an existing structure as
follows:
•
•
16 units (15 age-restricted and 1 non-age-restricted unit/bed) in the Sisters of
Saint Francis Assisted Living facility. Block 902, Lots 1.02 and 1.04
10 for-sale units in a municipally sponsored construction project Block 601 Lots
14.03 and 14.07
According to the COAH Compliance report of September 30, 2005, COAH had
previously determined that an initial municipal construction site would not be developed
as anticipated, and that another municipally-owned vacant site was selected as a
replacement, hence the identification of Block 601, Lots 14.03 and 14.07.
A consistency review report was prepared for each identified site and included in the
petition submission packet. A cursory review of the consistency reports identifies some
overall positive and negative attributes in developing either site as follows:
Sisters of Saint Francis Assisted Living Facility
This site is currently developed and rehabilitation of an existing structure is proposed to
accommodate the assisted living facility. The Highlands RMP encourages the reuse and
redevelopment of sites to accommodate growth and affordable housing obligations,
2
however the site requires improvements to onsite wastewater treatment to handle
increased demand that would be generated by the assisted living facility. According to
the consistency report, the site contains forest resource area, steep slopes, critical wildlife
habitat, and prime groundwater recharge area however, none of these resources fall
within the developed portion of the site where the proposed facility is to be located. The
site is located within a Highlands Open Water Protection Area, Riparian Corridor, and
located in a water deficit subwatershed. The reuse of the site will require an expansion of
wasterwater disposal system to service the increase of demand for the 16 proposed
bedrooms. Under the Highlands RMP, such expansion is not permitted and would
require approvals by the DEP and Highlands to create. These issues will need to be
reviewed by the Highlands Council to determine if the site is still a viable option for the
Borough in addressing its fair share obligation.
Ringwood Municipally Sponsored Site
The Borough has identified Block 6.01, Lots 14.03 and 14.07 as potential municipally
sponsored affordable housing construction. The site was identified after previous sites
were deemed unsuitable for development by COAH staff. The new site, as shown on the
attached consistency review report, identifies the entire Block 6.01 lot 14 prior to recent
subdivision. New parcel information has not been created to reflect the new lot lines.
For the purposes of preliminary review, the entire site is shown to demonstrate the
constraints located on site.
The site is located in the protection zone and encumbered with forest resource area, open
waters buffer and riparian area, steep slopes, critical wildlife habitat, and water deficit
area. The site is currently undeveloped and will require new development, including
onsite water and wastewater facilities. Under the Highlands RMP, such development and
installation of water and wastewater structures will require Highlands and DEP
approvals. The continued inclusion of the site in the Borough’s affordable housing plan
will need to be reviewed by the Highlands and DEP for consistency.
C.
Housing Partnership Program
The Borough is interested in investigating the possibility of utilizing the Regional
Affordable Housing Development Planning Program (RAHDPP). The Borough is
entirely located within the Highlands Preservation Area, providing little opportunity to
construct new affordable housing units within the Borough. Most likely, affordable units
will have to be developed within the confines of the Borough existing housing stock and
the Highlands and NJDEP regulations. The Borough is interested in investigating the
opportunity of being a sending municipality as part of the RAHDPP. However, one of
the main obstacles for Ringwood in utilizing the program is securing the $80,000 per unit
cost to send units to accepting municipalities. The Borough has limited resources to
cover the costs of the program, and with little development potential remaining, will
unlikely be able to accrue enough through the Housing Trust Fund to fund the program.
More information will be needed to make an informed decision by the Borough, but
items such as funding, cost per unit and administration of such units will have to be
further analyzed.
3
Summary of Adjusted Growth Share Projection Based On Land Capacity
(Introduction to Workbook D)
Municipality Code:
1611
Municipality Name: Ringwood Borough
Muni Code Lookup
This workbook is to be used for determining the projected Municipal Growth Share Obligation by comparing growth projected by COAH with actual growth
based on certificates of occupancy that have been issued from 2004 through 2008 and the RMP build-out analysis conducted under Module 2 of the
Highlands RMP conformance process. Data must be entered via the "tabs" found at the bottom of this spreadsheet which may also be accessed through
the highlighted links found throughout the spreadsheet. This workbook consists of five worksheets that, when combined on this introduction page,
provide a tool that allows the user to enter exclusions permitted by N.J.A.C. 5:97-2.4 to determine the projected Growth Share Obligation. COAHgenerated Growth Projections included in Appendix F(2) of the revised Third Round Rules, Highlands Council build-out figures based on Mod 2 Reports
and actual growth based on COs as published by the DCA Division of Codes and Standards in The Construction Reporter are imported automatically
upon entry of the Municipal Code.
Click Here to enter COAH and Highlands Council data
Municipalities seeking to request a revision to the COAH-generated growth projections based on opting in to the Highlands RMP may do so by providing
this comparative analysis of COAH and RMP build-out projections. After completing this analysis, the growth projections may be revised based on the
Highlands RMP build-out analysis. Actual growth must first be determined using the Actual Growth worksheet. The RMP adjustment applies only to
RMP capacity limitations that are applied to growth projected from 2009 through 2018.
Click Here to Enter Actual Growth to Date
Click Here to Enter Permitted Exclusions
Click Here to View Detailed Results from Analysis
Summary Of Worksheet Comparison
COAH Projected
Growth Share
Residential Growth
Residential Exclusions
Net Residential Growth
Residential Growth Share
Non-Residential Growth
Non-Residential Exclusions
Net Non- Residential Growth
Non-Residential Growth Share
Total Growth Share
Growth Share Based
on Highlands RMP
191
2
189
37.80
82
2
80
16.00
0
0
0
0.00
180
0
180
11.25
38
27
The Highlands RMP analysis results in a revision to the COAH-generated growth projection. Ringwood Borough may file this Workbook and
use a Residential Growth Share of 16 plus a Non-residential Growth Share of 11.25 for a total Highlands Adjusted Growth Share Obligation of
27 affordable units
Growth Projection Adjustment - Actual Growth
Actual Growth 01/01/04 to 12/31/08
Municipality Name: Ringwood Borough
Residential COs Issued
As Published by D C S
79
Per Municipal Records (if different)
79
Qualified Residential Demolitions
Note: To qualify as an offsetting residential demolition, the unit must be the primary residence of the household for which the
demolition permit has been issued, it had to be occupied by that owner for at least one year prior to the issuance of the
demolition permit, it has to continue to be occupied by that household after the re-build and there can be no change in use
associated with the property. (See N.J.A.C. 5:97-2.5(a)1.v.) A Certification Form must be completed and submitted for each
qualifying demolition.
Non-residential
CO's by Use Group
B
M
F
S
H
A1
A2
A3
A4
A5
E
I
R1
Total
Get Demolition Certification Form
Square Feet
Square Feet
Square Feet
Added (COs
Lost
Added (COs
Issued) per
Demolition
Issued) As
Municipal
Permits
Published by
Records
Issued)
DCS
(if different)
17,993
17,993
1,110
1,110
0
0
51,200
51,200
46,296
46,296
0
0
0
0
1,496
1,496
0
0
0
0
360
360
0
0
0
0
118,455
118,455
0
Return to Main Page (Workbook D Intro)
Proceed to COAH Data and RMP Module 2 Build-out Data
Proceed to Exclusions Tab
Jobs Per
1,000 SF
2.8
1.7
1.2
1.0
1.6
1.6
3.2
1.6
3.4
2.6
0.0
2.6
1.7
Total Jobs
50.38
1.89
0.00
51.20
74.07
0.00
0.00
2.39
0.00
0.00
0.00
0.00
0.00
179.93
Affordable and Market-Rate Units Excluded from Growth
Municipality Name: Ringwood Borough
Prior Round Affordable Units NOT included in Inclusionary Developments Built Post 1/1/04
Number of COs
Issued and/or Projected
Development Type
Supportive/Special Needs Housing
Accessory Apartments
Municipally Sponsored and 100% Affordable
Assisted Living
Other
Total
2
2
Market and Affordable Units in Prior Round Inclusionary Development Built post 1/1/04
N.J.A.C. 5:97-2.4(a)
(Enter Y for yes in Rental column if affordable units are rentals
Rentals?
(Y/N)
Development Name
Total
Units
Market
Units
0
0
0
0
0
0
Total
Affordable
Units
0
Market Units
Excluded
0
0
0
0
0
0
0
Jobs and Affordable Units Built as a result of post 1/1/04 Non-Residential Development
N.J.A.C. 5:97-2.4(b)
Affordable
Units
Provided
Development Name
Total
Return to Main Page (Workbook D Intro)
Return to COAH Data and RMP Module 2 Build-out Data
Return to Actual Growth
View Detailed Results from Analysis
Permitted
Jobs
Exclusion
0
0
0
0
0
0
COAH Growth Projections and Highlands Buildout Data
Must be used in all submissions
Municipality Name: Ringwood Borough
The COAH columns have automatically been populated with growth projections from Appendix F(2) found at the back of N.J.A.C. 5:97-1 et seq. The
Highlands RMP Build-out columns have automatically been populated with residential and non-residential build-out figures from the municipal build-out
results with resource and utility constraints found in Table 4 of the RMP Module 2 report. Always check with the Highlands Council for updates. If
figures have been updated, enter updated build-out results. Use the Tabs at the bottom of this page or the links within the page to toggle to the
exclusions worksheet of this workbook. After entering all relevant exclusions, toggle back to the introduction page to view the growth share obligation
that has been calculated based on each approach.
COAH Projections
Highlands RMP Buildout Analysis
From Appendix F(2) found at the back of N.J.A.C. 5:97-1 et seq.
Allocating Growth To Municipalities
Residential
191
From Module 2
Table 4 – Municipal Build-Out Results With Resource and Utility Constraints
Updated as of October 2, 2009
Preservation
Area
Non-Residential
0
Residential units –
Sewered
Septic System Yield
Total Residential Units
Non-Residential Jobs –
Sewered
Planning Area
Totals
0
0
0
0
0
0
3
3
0
0
3
3
3
3
0
0
3
3
0
0
0
0
0
0
Note: Always check with the Highlands Council for updated municipal
Build-out numbers. Enter build-out figures in the appropriate boxes
only if revised figures have been provided by the Highlands Council.
Click Here to link to current Mod 2 Build-Out Reports
Proceed to Enter Prior Round Exclusions
Retrun to Enter Actual Growth
Return to Main Page (Workbook D Intro)
Comparative Anaylsis Detail For Ringwood Borough
The following chart applies the exclusions permitted pursuant to N.J.A.C 5:97-2.4 to both the COAH growth projections and the projected growth that results from the
Highlands RMP build-out analysis plus actual growth for the period January 1, 2004 through December 31, 2008.
COAH
Highlands
NonResidential
Residential
Projected Growth From COAH
Appendix F(2)
191
0
Residential Exclusions per 5:97-2.4(a) from "Exclusions" tab
COs for prior round affordable
units built or projected to be built
Inclusionary Development
Supportive/Special Needs
Housing
Accessory Apartments
Municipally Sponsored
or 100% Affordable
Assisted Living
Other
Net Growth Projection
Projected Growth Share
(Residential divided by 5 and
jobs divided by 16)
Inclusionary Development
Supportive/Special Needs
Housing
Accessory Apartments
Municipally Sponsored
or 100% Affordable
Assisted Living
Other
2
0
0
0
0
Market Units in Prior Round
Inclusionary development built
post 1/1/04
0
Subtract the following NonResidential Exclusions per
5:97-2.4(b) from "Exclusions"
tab
Affordable units
Associated Jobs
RMP Build-out results from
Mod2 Table 4
Actual Growth from COs
issued 2004 through 2008
0
Subtract the following NonResidential Exclusions per
5:97-2.4(b) from "Exclusions"
tab
Affordable units
Associated Jobs
189
0
Net Growth Projection
37.80
0.00
0
Total Projected Growth Share Obligation
38
3
0
79
180
Residential Exclusions per 5:97-2.4(a) from "Exclusions" tab
COs for prior round affordable
units built or projected to be built
0
Market Units in Prior Round
Inclusionary development built
post 1/1/04
NonResidential
Residential
Projected Growth Share
(Residential divided by 5 and
jobs divided by 16)
Affordable
Units
Return to Main Page (Workbook D Intro)
Return to COAH Data and RMP Module 2 Build-out Data
Return to Actual Growth
Return to Exclusions
0
2
0
0
0
0
0
0
0
0
80
180
16.00
11.25
27
Affordable
Units