News Flash

Township News

Posted on: November 22, 2016

Midpoint Review Report

Fair Share

July 1, 2020

Midpoint Review Report


The Township of Jackson’s Settlement Agreement with Fair Share Housing Center (“FSHC”) requires that the Township comply with the statutory midpoint review requirements of the Fair Housing Act (“FHA”) and specifically N.J.S.A. 52:27D-313, which provides in relevant part: “[t]he Council shall establish procedures for a realistic opportunity review at the midpoint of the certification period and shall provide for notice to the public.” Pursuant to the FSHC Settlement Agreement, that review requires the Township to post on its website, with a copy to FSHC, and an opportunity for comment, a status report regarding its compliance mechanisms and whether or not unbuilt sites/unfulfilled mechanisms continue to present a realistic opportunity.

Relevant Background

On July 5, 2015, the Township of Jackson filed a Declaratory Judgment Action in response to In re Adoption of N.J.A.C. 5:96, 221 N.J. 1 (2015) (“Mount Laurel IV”). The Township entered into a Settlement Agreement with FSHC on November 10, 2016, which was approved by the Court in an Order dated December 31, 2016. The Court granted the Township’s Final Judgment of Compliance and Repose, filed on November 29, 2018.

Rehabilitation Program(s) Update

The Township has a rehabilitation share of 28 units. From 2013 through 2020, the Township has rehabbed 40 units through the Ocean County HOME Rehabilitation Program, with an additional unit currently in process.

Realistic Opportunity Review

The Township’s Compliance Plan fully satisfies its prior round obligation to create a realistic opportunity for the creation of 1,247 low and moderate-income housing units.

Ordinance Adopted (Yes/No)
Notes/Additional Information
Holly Oaks
5 units – inclusionary age-restricted for-sale development

Received preliminary and final site plan approval

DVT Enterprises/ Maplewoods Estate
1 unit – affordable single family

NJDCA Special Needs Housing Partnership Program
8-bedroom facility
YES (4-10-12)

North Tract “Village Green”
545 credits: 273 units + 272 rental bonus credits, family rental
YES (10-15-15)
Consent Agreement approved by Court

Highview Homes
80 credits: 40 affordable family rentals + 40 rental bonus credits

Approved. Construction pending.

RG-2 Zone: Site #12, #13, & #14
175 affordable units


RG-2 and RG-3
290 units
20% Mandatory Set-Aside
To date, no approvals sought.


220 Family rental and for-sale units

Under Construction

Leigh/ Jackson Woods
159 family for sale units 72 family rental

Phase 1 (Gardens): under construction Phase 2 (Walters): complete Phase 3 (Southwest): Approved. Construction pending.


Very Low Income Analysis

Project Containing VLI Units
VLI Requirement
Highview Homes
5 units
Construction Pending
37 units
North parcel approved; south parcel approval pending
NJDCA Special Needs Housing Partnership Program
8 units
Leigh Jackson Woods phase 1 – Gardens
8 units
6 completed; construction ongoing
Leigh Jackson Woods phase 2 – Walters
9 units
Leigh Jackson Woods phase 3 - Southwest
9 units
Approved. Construction pending.
RG-2 Zone: Site #12, #13, & #14
23 units
Approved. Construction pending.
Remainder of RG-2 & RG-3 Zones
38 units
No approvals sought to date.


The Township’s plan implementation continues to create a realistic opportunity.




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