TOWNSHIP OF JACKSON,
COUNTY OF OCEAN
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.
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.
|Mechanism||Description||Ordinance Adopted (Yes/No)||Status||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)||Complete|
|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||Approved.|
|RG-2 and RG-3||290 units||20% Mandatory Set-Aside||To date, no approvals sought.|
220 Family rental and for-sale units
|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||Status|
|Highview Homes||5 units||Construction Pending|
|Hovbilt||37 units||North parcel approved; south parcel approval pending|
|NJDCA Special Needs Housing Partnership Program||8 units||Complete|
|Leigh Jackson Woods phase 1 – Gardens||8 units||6 completed; construction ongoing|
|Leigh Jackson Woods phase 2 – Walters||9 units||Complete|
|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.