Module 3: December 8, 2009 Submission
To the New Jersey Highlands Water
Protection and Planning Council
Union Township, Hunterdon County, New Jersey
November 5, 2009
Prepared for Union Township by:
Carl Hintz, PP, AICP, ASLA, CLA
Clarke Caton Hintz
PP License # 1217
Mary Beth Lonergan, PP, AICP
Clarke Caton Hintz
PP License #4288
Kathleen Grady, PP, AICP, LEED AP
Clarke Caton Hintz
PP License #6045
Module 3 – December 8, 2009 Submission
Union Township, Hunterdon County
Clarke Caton Hintz
INTRODUCTION
Pursuant to the Highlands Water Protection and Planning Act (“Highlands Act” –
N.J.S.A. 13:20-1 et seq.), Executive Order 114, and the October 30, 2008 Memorandum of
Understanding between the New Jersey Highlands Water Protection and Planning
Council (“Highlands Council”) and the New Jersey Council on Affordable Housing
(“COAH”), a municipality seeking conformance with the Highlands Regional Master
Plan (“RMP”) is required to prepare a housing element and fair share plan that utilizes
COAH’s August 12, 2009 Guidance for Municipalities that Conform to the Highlands
Regional Master Plan as well as the August 2009 Highlands Council “Module 3:
Housing Element and Fair Share Plan Instructions”. The Highlands Module 3
Instructions established a submission schedule and instructions for the preparation of
Module 3. The schedule established three submission dates and corresponding
submission requirements – December 8, 2009, March 1, 2010, and June 8, 2010. For
the December 8, 2009 deadline, the Highlands Council requires a municipality seeking
RMP conformance to submit the following:
ƒ
A Summary of the Housing Obligation, including the prior round obligation
and the final projected growth share obligation as calculated by the Highlands
RMP Adjusted Growth Projection using the Highlands Workbook D or COAH
Projected Growth Share Obligation using COAH’s Workbook A. For this
submission requirement, the municipality is the required to select either the
COAH Projected Growth Share Obligation or the Highlands RMP Adjusted
Growth Share Projection based on Land Capacity;
ƒ
A Summary and Consistency Review of proposed Prior Round Sites using the
Highlands Site Consistency Review Standards and COAH’s site suitability
standards per N.J.A.C. 5:97-3.13; and
ƒ
Narrative regarding the municipality’s interest in participating in the Housing
Partnership Program as either a sending or receiving municipality and the
justification for utilizing the partnership.
This document will serve to meet the Highlands Council’s December 8, 2009
Submission Requirements.
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Module 3 – December 8, 2009 Submission
Union Township, Hunterdon County
Clarke Caton Hintz
SUMMARY OF HOUSING OBLIGATION
There are three components to a municipality’s affordable housing obligation: the
rehabilitation share, the prior round obligation and the third round obligation. The
Appendices to COAH’s substantive rules, N.J.A.C. 5:97 et seq., provide each
municipality’s rehabilitation and prior round affordable housing obligation. For
municipalities in the Highlands Region that are choosing to conform their Planning
Area land use regulations to the RMP, the third round obligation is composed of the
actual growth share obligation in the municipality generated between January 1, 2004
and December 31, 2008 and the growth share obligation which would be generated by
the results of the Highlands Build-Out analysis conducted in cooperation between the
municipality and the Highlands Council as Modules 1 and 2 of the Plan Conformance
Process. The calculation of the third round obligation was solidified by the
Memorandum of Understanding between COAH and the Highlands Council, as well as
guidance issued by both agencies.
Union Township’s affordable housing obligation is summarized below and described in
further detail on the following pages.
9 Rehabilitation Obligation:
4
9 Prior Round Obligation:
78 (Appendix C.)
9 Third Round Obligation:
48 (Appendix F.), prior to an adjustment to 46
units based on prior round inclusionary
development exclusions
(Appendix B.)
Rehabilitation Obligation
The rehabilitation obligation is defined as the number of deficient housing units
occupied by low and moderate income households within a municipality (N.J.A.C. 5:971.4). COAH calculates this figure using indices such as overcrowding of units
constructed prior to 1950, incomplete kitchen facilities, incomplete plumbing facilities
and the estimated number of low and moderate income households in the municipality.
COAH has calculated Union Township’s rehabilitation obligation to be 4 units. Please
see Table 1, Calculation of the Rehabilitation Obligation, for additional information.
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Module 3 – December 8, 2009 Submission
Union Township, Hunterdon County
Clarke Caton Hintz
Table 1. Calculation of the Rehabilitation Obligation
Overcrowding of units constructed prior to 1950
0
Incomplete plumbing facilities
+0
Incomplete kitchen facilities
+6
Low and moderate income share
Rehabilitation share credit
Rehabilitation Obligation
*0.691
-0
4 units
Source: Appendix B to N.J.A.C. 5:97
Prior Round Obligation
The prior round obligation can be defined as the cumulative 1987 through 1999
affordable housing obligation (N.J.A.C. 5:97-1.4). This time period corresponds to the
first and second rounds of affordable housing. COAH has calculated Union Township’s
prior round obligation to be 78 units (Appendix C. to N.J.A.C. 5:97).
Third Round Obligation
COAH has taken a very different approach to calculating third round affordable housing
obligations. The COAH third round obligation is initially based solely on COAH’s
household and job projections for each municipality during the third round. For every
five households, or units, projected during the third round, one affordable housing unit
must be provided. For every 16 jobs projected, the Township must provide one
affordable housing unit. Municipalities within the Highlands that are conforming with
the RMP are required to use the aforementioned affordable housing ratios; however,
they may elect to utilize either COAH’s household and employment projections or the
projections based on the RMP build-out under Module 2. The following sections
describe the methodology for the affordable housing obligations.
Obligation Based on COAH’s Projections
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Module 3 – December 8, 2009 Submission
Union Township, Hunterdon County
Clarke Caton Hintz
COAH’s substantive rules require that a municipality plan for the affordable housing
obligation generated by the projections; however, a municipality must provide affordable
housing in proportion to its actual growth (N.J.A.C. 5:97-2.2(e)). COAH has projected
the creation of 234 households and 22 jobs in Union Township during the third round
(N.J.A.C. 5:97 Appendix F, Allocating Growth to Municipalities).
COAH’s substantive rules, N.J.A.C. 5:97-2.4, permit municipalities to exclude certain
market and affordable units from the third round household projections. Specifically,
municipalities may exclude the following:
ƒ
Affordable units which received credit in a first or second round plan and have been
or will be constructed during the third round.
ƒ
Market rate units in an inclusionary development which 1) received credit in a first
or second round plan or are eligible for credit in the prior round and 2) have been or
will be constructed during the third round.
The Township has one development which is eligible for exclusion.
ƒ
Lookout Point. Union Township approved an inclusionary project with 54 market
rate housing units and two affordable units at Lookout Point. To date, the Township
has issued certificates of occupancy for 52 market rate units and 2 affordable units
in the project. This family sale community is a prior round affordable inclusionary
development. The Township is permitted to exclude a total of 10 units from its
household projections, four market rate units for each affordable unit and the two
affordable units (4.0 x 2 + 2 = 10).
Accordingly, the Township’s 48-unit third round obligation is reduced to a 46-unit third
round obligation as calculated in Table 2, Calculation of COAH’s Projected Third Round
Obligation.
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Module 3 – December 8, 2009 Submission
Union Township, Hunterdon County
Clarke Caton Hintz
Table 2. Calculation of COAH’s Projected Third Round Obligation
Residential
Projected Units
234
Exclusions
Lookout Point (2 affordable
and 8 market rate)
Total
10
Units Creating Growth Share
224
Residential Growth Share
44.8
10
Nonresidential
Projected Jobs
22
Exclusions
None
0
Total
0
Jobs Creating Growth Share
22
Nonresidential Growth Share
1.4
Total Third Round Obligation
46.2
Obligation Based on the Highlands RMP Adjusted Growth Projections
In preparing the housing element and fair share plan, a municipality seeking RMP
conformance may rely on COAH’s August 12, 2009 resolution granting a waiver to
permit a Highlands municipality to use an adjusted growth projection. Rather than
utilizing the household and employment projections delineated in Appendix F of
COAH’s substantive rules, the municipality may utilize Highlands Workbook D to
calculate its Highlands RMP Adjusted Growth Projection. The Highlands RMP Adjusted
Growth Projection is based on the following two components:
ƒ
Municipality’s actual growth share between January 1, 2004 and December 31,
2008; and
ƒ
Growth share obligation based on the results of the Highlands Build-Out
analysis developed as Modules 1 and 2 of the RMP Conformance Process.
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Module 3 – December 8, 2009 Submission
Union Township, Hunterdon County
Clarke Caton Hintz
To determine the growth share obligation, the following ratios must be applied to actual
growth between January 1, 2004 and December 31, 2008 and the projections:
ƒ
For residential development, the affordable housing ratio is 1 affordable unit for
every 4 market rate residential units. The Highlands Council presumes the
necessary affordable housing units are included in the projections; thus, the
municipality must divide the combined total housing units by 5 to determine the
residential growth share obligation;
ƒ
For non-residential development, the affordable housing ratio is 1 affordable
unit for every 16 new jobs created as expressed in new square footage of nonresidential space issued a certificate of occupancy between January 1, 2004
through December 31, 2008. The Highlands Council’s build out analysis does
not project the square footage of non-residential development and instead
projects the number of jobs that are able to be created. The municipality is to
apply the 1 in 16 affordable housing ratio to the jobs projected as the results of
the Module 2 build out analysis. See Table 3. Non-residential Actual Growth
Share Calculation for additional detail on how the affordable housing obligation
generated by actual growth is calculated.
Table 3. Non-residential Actual Growth Share Calculation
Use
Group
Description
Square Feet
Generating
One
Affordable
Unit
Jobs Per
1,000
Square Feet
B
Office buildings
5,714
2.8
M
Mercantile uses
9,412
1.7
F
Factories where people make, process, or
assemble products
13,333
1.2
S
Storage uses, excluding parking garages
16,000
1.0
H
High hazard manufacturing,
generation and storage uses
10,000
1.6
A1
Assembly uses, including concert halls and TV
studios
10,000
1.6
Draft November 5, 2009
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Module 3 – December 8, 2009 Submission
Union Township, Hunterdon County
Clarke Caton Hintz
Description
Square Feet
Generating
One
Affordable
Unit
Jobs Per
1,000
Square Feet
A2
Assembly uses, including casinos, night clubs,
restaurants and taverns
5,000
3.2
A3
Assembly uses, including libraries, lecture halls,
arcades, galleries, bowling alleys, funeral parlors,
gymnasiums and museums but excluding
houses of worship
10,000
1.6
A4
Assembly uses, including arenas, skating rinks
and pools
4,706
3.4
A5
Assembly
uses,
including
bleachers,
grandstands, amusement park structures and
stadiums
6,154
2.6
E
Schools K – 12
Exclude
Exclude
I
Institutional uses such as hospitals, nursing
homes, assisted living facilities and jails. I group
includes I1, I2, I3 and I4.
6,154
2.6
R1
Hotels and motels; continuing care facilities
classified as R2
9,412
1.7
U
Miscellaneous uses, including fences tanks,
barns,
agricultural
buildings,
sheds,
greenhouses, etc.
Exclude
Exclude
Use
Group
Union Township utilized Highlands Workbook D to calculate the “Adjusted Growth
Share Projection Based on Land Capacity”. The first portion of this calculation is the
“Growth Projection Adjustment – Actual Growth” based on the certificates of occupancy
that have been issued from January 1, 2004 through December 31, 2008 and the second
portion is the Highlands RMP Build-out Analysis conducted under Module 2 of the
Highlands RMP conformance process and brought forward to the Module 3. Similar to
the calculation under COAH’s substantive rules, the Township is permitted to exclude
affordable and market rate units associated with prior round inclusionary activity under
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Module 3 – December 8, 2009 Submission
Union Township, Hunterdon County
Clarke Caton Hintz
the Highlands RMP Adjusted Growth Share Projection methodology. According to the
Highlands Workbook D for Union Township, the Township’s third round obligation
based on the Highlands RMP Adjusted Growth Projection is 28 units. Table 4,
Calculation of the Highlands RMP Adjusted Growth Share, summarizes the derivation
of the Highlands RMP Adjusted Growth Share obligation. Highlands Workbook D,
which is included as Appendix A, provides further detail.
Table 4. Calculation of Highlands RMP Adjusted Growth Share
Residential
Actual Residential Growth (Units) (2004-2008)
96
RMP Residential Build-out (Units)
21
Permitted COAH Exclusions
Lookout Point (2 affordable and 8
market rate)
Total
10
Units Creating Growth Share
107
Residential Growth Share
21.40
10
Nonresidential
Actual Non-Residential Growth (Jobs)(2004-2008)
RMP Non-Residential Build-out (Jobs)
108
0
Permitted COAH Exclusions
None
0
Total
0
Jobs Creating Growth Share
108
Nonresidential Growth Share
6.72
Total Third Round Obligation
28
Selection of COAH’s Growth Projections
Highlands Module 3 guidelines require a municipality to choose to address either the
Highlands RMP Adjusted Growth Projection or COAH’s Projected Growth Share
Obligation. It is in Union Township’s best interest to utilize COAH’s projected growth
share obligation of 46 affordable housing units.
Draft November 5, 2009
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Module 3 – December 8, 2009 Submission
Union Township, Hunterdon County
Clarke Caton Hintz
PRIOR ROUND COMPLIANCE PLAN
Union Township’s prior round obligation (1987-1999) is 78 units (Appendix C. to
N.J.A.C. 5:97). COAH permits new construction credits and bonuses addressing a first
or second round affordable housing obligation to be used to address the prior round
obligation.
COAH requires that the Township establish the maximum number of age-restricted
affordable units, the minimum number of affordable rental units and the maximum
number of RCA units using the formulas below.
ƒ
Minimum Rental Obligation = 20 units
.25 (Prior Round Obligation-prior cycle credits) = .25 (78-0) = 20, rounded up
ƒ A rental unit available to the general public receives one rental bonus;
ƒ An age-restricted unit receives a 0.33 rental bonus, but no more than 50 percent
of the rental obligation shall receive a bonus for age-restricted units; and
ƒ No rental bonus is granted in excess of the prior round rental obligation
ƒ
Maximum Number of Age Restricted units = 19 units
.25 (Prior Round Obligation + Rehabilitation Share – Prior Cycle Credits –
Rehabilitation Credits – Transferred RCAs) = .25 (78 + 4 – 0 – 0 – 4) = 19, rounded
down
ƒ
Maximum Number of Regional Contribution Agreement = 41 units
.50(Prior Round Obligation + Rehabilitation Share – Prior Cycle Credits –
Rehabiltation Credits) = .50 (78 + 4 – 0 – 0) = 41, rounded down
As summarized in Table 5, Existing Credits/Bonuses Addressing Prior Round
Obligation, the Township has addressed its 78-unit prior round obligation with a
completed Regional Contribution Agreement (RCA), special needs and supportive
housing, a completed inclusionary housing development, a proposed 100% affordable
housing site that includes both family rentals and senior rentals, and eligible prior
round rental bonuses.
Draft November 5, 2009
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Module 3 – December 8, 2009 Submission
Union Township, Hunterdon County
Clarke Caton Hintz
Table 5. Existing Credits/Bonuses Addressing Prior Round Obligation
2010 Proposed Plan
(prior round = 78)
Compliance Mechanisms
RCAs
Lambertville - transferred
4
Special Needs/Supportive
ARC group homes (bedrooms)
8
Inclusionary Developments
Lookout Point – afford sales
2
100% Affordable – Municipally Sponsored
Milligan – family rentals
Milligan – senior rentals
25
19
Rental Bonuses (1.0 each, up to maximum)
ARC group home bedrooms
Milligan – family rentals
8
12
TOTAL
78
PRIOR ROUND SITE CONSISTENCY REVIEW
Union Township will address a portion of its prior round obligation and third round
growth share obligation with the development of a 100% affordable housing project on
the Milligan Affordable Housing Site.
The Milligan Affordable Housing Site is located along County Route 513 near the
borders of Clinton Town and Franklin Township. The site was originally part of a larger
tract of land, which the Township purchased from K. Hovnanian in 2006. The
Township subdivided the 102-acre site in order to preserve approximately 88-acres for
open space through the Green Acres program. The remaining development parcel will
be used for the Milligan Affordable Housing site. The site consists of 14 acres, and is
currently comprised of Block 20, Lots 22.03, 22.04, 22.05, 22.06, 22.07, 22.08, 22.09,
22.10, and 22.11. The lots of the development site will be remerged into one building lot.
The Milligan site is surrounded by single-family detached residences to the south and
west, the Edna Mahon State Women’s Correctional Facility to the northwest and the
Hunterdon Development Center (serving developmentally disabled residents) to the
north along Route 513. Directly across County Route 513, in adjacent Franklin Township,
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Module 3 – December 8, 2009 Submission
Union Township, Hunterdon County
Clarke Caton Hintz
is preserved farmland, although just to the north in Franklin Township is a large
commercial shopping center. The site is currently zoned RM Multi-Family Residential,
which requires a 10% affordable housing set-aside as part of an inclusionary
development. The site is accessible via County Route 513.
The Milligan Affordable Housing site adjoins the Edna Mahon state facility, which is
currently within the existing area served by the Town of Clinton Highlands Domestic
Sewer Facility (HDSF). According to the RMP, the Town of Clinton has available water
supply capacity and sewer capacity. The Highlands Council Utility Capacity Technical
Report stated that the Town of Clinton had 22.59 million gallons per month of available
water capacity and 590,000 gallons per day in available wastewater capacity. If the
Township is unable secure that capacity, the Township will use an on-site well and onsite treatment facility.
As required to be documented in COAH’s regulations at N.J.A.C. 5:97-3.13 “Suitable
Site”, the Milligan Affordable Housing site is suitable as detailed below:
ƒ
There are no encumbrances which preclude the development of affordable
housing on the property. The Township owns the site and has a free and clear
title.
ƒ
As was noted above, the site is adjacent to residential land uses and other
compatible land uses. The site has access to appropriate streets and can be
accessed via County Route 513.
ƒ
According to the RMP, there is sufficient utility infrastructure capacity to meet
the water and sewer demands of the proposed development. In the event that
the Township is unable to secure public water and sewer, Union Township will
utilize an on-site well and on-site treatment of sanitary sewerage. This site is
currently within a NJ DEP approved sewer service area, and the Township has
retained the site in the sewer service area in the Water Quality Management
Plan being prepared by the County.
ƒ
The site is located in Planning Area 2 of the adopted State Development and
Redevelopment Plan Policy Map (“State Plan”), which is the preferred location
for affordable housing. It is also in the Highlands Planning Area. The narrative
on the Highlands RMP conformance will be provided below. The site can be
developed consistent with the Residential Site Improvement Standards (RSIS)
and other state regulations such as those of the Department of Environmental
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Module 3 – December 8, 2009 Submission
Union Township, Hunterdon County
Clarke Caton Hintz
Protection (“DEP”). The aerial map of the site shows that approximately 3.17
acres in the northern portion of the site are impacted by the Highlands Riparian
Buffer. However, the site consists of 13.97 acres of developable land, which is
sufficient to meet the needs of the proposed development. Additionally, there
are no historic or architecturally important structures on the site, and the site is
not located within a historic district.
The Milligan Affordable Housing Site is consistent with the Highlands RMP. The
Highlands Consistency Review Report is included in Appendix C. The following outlines
the issues identified in the Highlands Consistency Review Report and describes the
Township’s method for addressing them as it relates to the Milligan Affordable Housing
Site:
ƒ
Highlands Open Water Protection Buffer. A portion of the development site is
located within the Highlands Open Water Protection Buffer. It appears the
Highlands Open Water Protection Buffer is associated with a storm water
drainage basin on the Edna Mahon State Women’s Correctional Facility. The
future design of the site will maintain the 300 foot buffer to the maximum
extent possible for this man-made water feature on the adjacent site.
ƒ
Forest Outside of the Forest Resource Area. The Highlands Consistency Review
Report is based on the lot lines associated with the block and lot prior to the
subdivision. The Milligan Affordable Housing Site is not impacted by forest
outside of the forest resource area. The developable site was previously cleared.
ƒ
Riparian Area. A portion of the development site is located within a Riparian
corridor with a moderate riparian corridor integrity score. The Township will
utilize the Highland’s mitigation process to ensure there will be no net loss of
functional value of the riparian area as a result of site development disturbance.
ƒ
Steep Slope Protection Area. Future development design on the site will avoid
any steep slopes to the maximum extent possible.
Positive Net Water Availability Zone. The Milligan Affordable Housing Site is
within a HUC 14 that has adequate net water availability sufficient to allow the
development of the site. The site is not within a water deficit area.
ƒ
ƒ
Prime Ground Water Recharge Area. As was noted above, the Highlands
Consistency Review Report is based on the entire Block 20, Lot 22, which
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Module 3 – December 8, 2009 Submission
Union Township, Hunterdon County
Clarke Caton Hintz
consists of 102 acres. The subdivided Milligan Affordable Housing Site is not
within a prime ground water recharge area.
ƒ
Wellhead Protection Area. The Milligan Affordable Housing Site is within a twoyear Tier 1 Wellhead Protection Area. The Township will coordinate with the
Highlands Council to prepare an operations and contingency plan to allow for
the future wastewater and storm water development of the site.
ƒ
Agricultural Resource Area. The site is currently located within the Agricultural
Resource Area. The site as proposed represents a cluster development that is
consistent with the RMP.
ƒ
Agricultural Use. As was noted above, the Highlands Consistency Review
Report is based on the entire Block 20, Lot 22, which consists of 102 acres. The
subdivided Milligan Affordable Housing Site is not currently used for
agriculture.
ƒ
Public Community Water System. The site is not currently served by a public
community water system. The Township will request public water capacity from
the Town of Clinton. In the event that the Town of Clinton may be unable to
provide water to the site, the site developer will seek a on-site well permit from
DEP. The site is not within a water deficit area.
ƒ
Freight Rail Network. The site is located within a half mile of an existing fright
rail network. This does not impact the suitability of the site for affordable
housing.
ƒ
Conservation Zone. The site is currently located within the Conservation Zone.
The Township will apply for a map adjustment if necessary.
ƒ
Conservation Environmentally Constrained Sub-zone. As was noted above, the
Highlands Consistency Review Report is based on the entire Block 20, Lot 22,
which consists of 102 acres. The subdivided Milligan Affordable Housing Site is
not within the Conservation Environmentally Constrained Sub-zone.
ƒ
Critical Wildlife Habitat. As was noted above, the Highlands Consistency
Review Report is based on the entire Block 20, Lot 22, which consists of 102
acres. The subdivided Milligan Affordable Housing Site is not impacted by
critical wildlife habitat.
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Module 3 – December 8, 2009 Submission
Union Township, Hunterdon County
Clarke Caton Hintz
HOUSING PARTNERSHIP PROGRAM
At this point, Union Township is not proposing to participate in the Highlands Housing
Partnership Program; however, the Township reserves the right to pursue participation
in the program in the future.
Draft November 5, 2009
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Appendix A – Highlands Workbook D
Summary of Adjusted Growth Share Projection Based On Land Capacity
(Introduction to Workbook D)
Municipality Code:
1025
Municipality Name: Union Township
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
234
10
224
44.80
117
10
107
21.40
22
0
22
1.38
108
0
108
6.72
46
28
Module 2 data for Union
Township has not yet
been released by the
Highlands Council.
Please contact the
Highlands Council for
further details.
The Highlands RMP analysis results in a revision to the COAH-generated growth projection. Union Township may file this Workbook and use
a Residential Growth Share of 21.4 plus a Non-residential Growth Share of 6.72 for a total Highlands Adjusted Growth Share Obligation of 28
affordable units
Growth Projection Adjustment - Actual Growth
Actual Growth 01/01/04 to 12/31/08
Municipality Name: Union Township
Residential COs Issued
As Published by D C S
93
Per Municipal Records (if different)
96
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
Added (COs Square Feet
Added (COs
Jobs Per
Lost
Issued) per
Issued) As
1,000 SF
Demolition
Municipal
Published by
Records Permits Issued)
DCS
(if different)
2.8
0
0
0
1.7
0
0
0
1.2
1,920
1,920
0
1.0
80,124
77,100
0
1.6
0
0
0
1.6
0
0
0
3.2
8,800
8,800
0
1.6
0
0
0
3.4
0
0
0
2.6
0
0
0
0.0
52,231
0
0
2.6
0
0
0
1.7
0
0
0
143,075
87,820
0
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Proceed to COAH Data and RMP Module 2 Build-out Data
Proceed to Exclusions Tab
Total Jobs
0.00
0.00
2.30
77.10
0.00
0.00
28.16
0.00
0.00
0.00
0.00
0.00
0.00
107.56
Affordable and Market-Rate Units Excluded from Growth
Municipality Name: Union Township
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
0
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)
N
Development Name
Lookout Point
Total
Units
Market
Units
56
0
0
0
0
56
Total
Affordable Market Units
Units
Excluded
54
2
8
0
0
0
0
54
2
8
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
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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: Union Township
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
234
From Module 2
Table 4 – Municipal Build-Out Results With Resource and Utility Constraints
Updated as of September 8, 2009
Preservation
Area
Non-Residential
22
Residential units –
Sewered
Septic System Yield
Total Residential Units
Non-Residential Jobs –
Sewered
Planning Area
Totals
NA
0
NA
0
NA
0
NA
0
NA
21
NA
21
NA
0
NA
21
NA
21
0
0
NA
0
NA
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
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Comparative Anaylsis Detail For Union Township
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
Projected Growth From COAH
Appendix F(2)
Highlands
NonResidential
Residential
234
22
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
0
0
0
0
0
Market Units in Prior Round
Inclusionary development built
post 1/1/04
8
Subtract the following NonResidential Exclusions per
5:97-2.4(b) from "Exclusions"
tab
Affordable units
Associated Jobs
0
0
224
22
44.80
1.38
Total Projected Growth Share Obligation
RMP Build-out results from
Mod2 Table 4
Actual Growth from COs
issued 2004 through 2008
21
0
96
108
Residential Exclusions per 5:97-2.4(a) from "Exclusions" tab
COs for prior round affordable
units built or projected to be built
2
Market Units in Prior Round
Inclusionary development built
post 1/1/04
NonResidential
Residential
Subtract the following NonResidential Exclusions per
5:97-2.4(b) from "Exclusions"
tab
Affordable units
Associated Jobs
Net Growth Projection
Projected Growth Share
(Residential divided by 5 and
jobs divided by 16)
Affordable
46 Units
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2
0
0
0
0
0
0
8
0
0
107
108
21.40
6.72
Affordable
28 Units