HOUSING ELEMENT AND FAIR SHARE PLAN TOWNSHIP OF MILLBURN, NEW JERSEY

Transcription

1 HOUSING ELEMENT AND FAIR SHARE PLAN, NEW JERSEY Pepaed fo: Township Committee and Planning Boad Township of Millbun 375 Millbun Avenue Millbun, N.J., Pepaed by: Phillips Peiss Gygiel Leheny Hughes LLC Planning and Real Estate Consultants Newak Steet Hoboken, New Jesey Apil 2018 The oiginal copy of this document was signed and sealed in accodance with N.J.S.A. 45:14 A 1 et seq. Paul A. Phillips New Jesey Pofessional Planne License #3046 Elizabeth C. Leheny New Jesey Pofessional Planne License #6133

2 Table of Contents Table of Contents... i List of Tables... ii List of Figues... iii Acknowledgments... iv Township Committee... iv Planning Boad... iv Township and Boad Pofessionals... iv I. Intoduction... 1 II. Affodable Housing in New Jesey... 3 III. Housing Element/ Fai Shae Plan Requiements... 5 IV. Housing Stock and Demogaphic Analysis... 6 Housing Stock Inventoy... 6 Geneal Population Chaacteistics... 9 Household Chaacteistics Income Chaacteistics Employment Chaacteistics Gowth Tends and Pojections V. Millbun Affodable Housing Plan Millbun Fai Shae Obligation Appendix A: Vacant Land Adjustment Methodology... A 1 Vacant Land Adjustment Methodology... A 2 Eliminating Pacels fom Consideation... A 2 Envionmental Constaints... A 4 Plan Aea and Sewe Sevice Aea... A 6 Results of Vacant Land Adjustment... A 6 Appendix B: Inventoy of Pacels Investigated in Vacant Land Adjustment... B 1 Appendix C: Pacels in Ovelay Zone... C 1 i

3 List of Tables Table 1. Housing Units by Occupancy Status, Table 2. Housing Units by Numbe of Units in Stuctue, Table 3. Housing Units by Age, Table 4. Housing Units by Numbe of Rooms fo Millbun Township and Essex County, Table 5. Housing Values, Owne Occupied, Table 6. Housing Values, Owne Occupied, Table 7. Compaison of Millbun and Essex County, Goss Monthly Rental Costs, Table 8. Monthly Housing Costs as Pecentage of Household Income in the Past 12 Months Owne Occupied Housing Units, Table 9. Monthly Housing Costs as a Pecentage of Household Income in the Past 12 Months Rente Occupied Housing Units, Table 10. Selected Quality Indicatos, Pecentage of Occupied Housing Units, Table 11. Population Gowth Table 12. Age Distibution, Table 13. Household Income by Income Backets fo Millbun and Essex County, Table 14. Employment Status, Table 15. Employment by Occupation, Millbun, Table 16. Distibution of Employment by Industy, Millbun Residents, Table 17. Distibution by Class of Woke, Table 19. Residential Cetificates of Occupancy, Table 20. Non Residential Cetificates of Occupancy, Table 21. The Township of Millbun Affodable Housing Plan Table 22. Total in the Township of Millbun Popety Classifications 1, 3B, and 15C... A 6 Table 23. Total Developable in the Township of Millbun fo Popety Classifications 1, 3B, and 15C... A 7 ii

4 List of Figues Figue 1: Site Designated fo Poduction of Low and Modeate Income Housing to Addess RDP and Potion of Unmet Need Figue 2: Aeas Designated fo Affodable Housing Ovelay Zone to Addess Unmet Need Figue 3: C Zone Affodable Housing Ovelay Figue 4: B 2 Zone (Mois Tunpike) Affodable Housing Ovelay Figue 5: CMO Zone Affodable Housing Ovelay Figue 6: B 2 Zone (Millbun Avenue) Affodable Housing Ovelay Figue 1A: Land Uses in the Township of Millbun, NJ... A 3 Figue 2A: Sites Inventoied in Vacant Land Adjustment... A 5 iii

5 Acknowledgments Township Committee Cheyl Bustein Mayo Jodi Rosenbeg Deputy Mayo Sam Levy Committeeman Dianne Eglow Committeewoman Jackie Benjamin Liebebeg Committeewoman Planning Boad Kenneth Leiby Chaiman Beth Zall Vice Chaiwoman Elaine Becke Miiam Saleno Daniel Bae Roge Manshel Joseph Steinbeg Cheyl Bustein Dianne T. Eglow Mailyn Atlas Beney, Altenate 2 Township and Boad Pofessionals Alexande McDonald Chistophe Falcon, Esq. Paul Phillips, PP, AICP Matha Callahan, PE Edwad Buzak, Esq. Eileen Davitt Business Administato Township Attoney Township Planne Township Enginee Planning Boad Attoney Zoning Office/Boad Secetay iv

6 I. Intoduction The Planning Boad of the Township of Millbun, Essex County, has pepaed this Housing Element and Fai Shae Plan (HEFSP) pusuant to the New Jesey Supeme Cout s decision In the matte of the Adoption of Thid Round Regulations, N.J.A.C. 5:96 and 5:97, by the New Jesey Council on Affodable Housing, 221 N.J. 1 (2015) (the 2015 Decision ), and in accodance with the Municipal Land Use Law ( MLUL ) pe N.J.S.A. 40:55D 28b(3), the Fai Housing Act (N.J.S.A. 52:27D 301 et seq.) and the Second Round Substantive Rules (N.J.A.C. 5:93 et seq.) of the New Jesey Council on Affodable Housing (COAH). On Octobe 8, 2010, the Appellate Division invalidated substantial potions of the second iteation of COAH s Thid Round Rules (i.e., N.J.A.C. 5:96 and 5:97), a decision which the Supeme Cout affimed on Septembe 26, In Octobe 2014, COAH failed to adopt a thid iteation of the COAH s Thid Round Rules (i.e., N.J.A.C. 5:99). In its 2015 Decision, the Supeme Cout found that the COAH administative pocess had become nonfunctioning and, as a esult, etuned pimay juisdiction ove affodable housing mattes to the tial couts. In light of the 2015 Decision, Millbun Township pepaed this HEFSP to ensue full compliance with its Fai Shae obligation. As pat of its 2015 Decision, the Supeme Cout endosed the pevious methodologies employed in COAH s Fist and Second Rounds to establish Thid Round Fai Shae obligations. Howeve, the Cout declined to adopt a specific methodology o fomula fo a municipality to calculate its Thid Round Fai Shae obligation. Impotantly, the Cout peseved the Pio Round obligations listed in N.J.A.C. 5:93 which fo Millbun is 261 units. In the absence of guidance fom the Cout, in the months following the 2015 Decision vaious expets poffeed estimates of municipal obligations including David N. Kinsey, PhD, FAICP, PP and Econsult Solutions. These expets estimate that Millbun has a pesent need obligation anging fom 109 units to 140 units; and a Fai Shae obligation anging fom 545 units to 1,373 units. Notwithstanding these expet epots, to date no Thid Round Fai Shae obligations have been sanctioned by the Cout. Notwithstanding the fai shae numbes, as a pactical matte thee ae few sites in the municipality that ae of a size, shape and location to accommodate esidential development on the scale equied to addess Millbun s Fai Shae obligation. This is lagely due to the fact that Millbun is a built out community compised mainly of detached single family houses. Additionally, the township has significant aceage eseved fo consevation land, including the ±940 ace South Mountain Resevation and ±624 aces owned by the East Oange Wate Commission. These two popeties alone total almost 25 pecent of Millbun s oughly ±6,400 aces. Given the lack of available, vacant land in the municipality, Millbun is seeking a vacant land adjustment (VLA) pusuant to N.J.A.C. 5: of COAH s Second Round ules. In accodance with such ules, all of the vacant sites in the township wee inventoied and the esulting analysis evealed that thee ae only ± aces of developable, vacant land in the township. Pusuant to N.J.A.C. 5:93 4.2(f), Millbun s ealistic development potential (RDP) is equal to the development yield of the developable aceage fom the VLA based upon a pesumptive density of 6 units pe ace and a pesumptive affodable housing set aside of 20 pecent. Based on the VLA fo Millbun, the township s RDP is 17 units (e.g., 17 affodable units = developable aces fom the vacant land adjustment x 6 dwelling units pe ace x a 20 pecent affodable housing set aside). In addition to addessing its RDP, pusuant to N.J.A.C. 5:93 4.1(b), when a municipality seeks a vacant land adjustment the 1

7 municipality shall povide a esponse towad the unmet need of the obligation not addessed by the RDP (17 units). In othe wods, the unmet need is the diffeence between the RDP and the sum of the Pio Round and Thid Round Pospective Need obligations. The township has a Pio Round obligation of 261 units and a Thid Round Pospective Need obligation anging fom 545 units to 1,373 units fo a total of 806 units to 1,634 units. Theefoe, if the township s RDP is 17 units then its unmet need anges fom 789 units to 1,617 units. Inasmuch as thee is insufficient vacant land to addess the township s Fai Shae obligation, futue affodable housing development in the township will most likely occu though the edevelopment of peviously impoved sites. In fact, in 2015 Millbun ezoned a developed popety located at 233 Canoe Book Road to encouage the ceation of affodable housing. The Planning Boad ecently ganted site plan appoval fo mixed use development on this popety that will include 30 low and modeate income units. The township should conside implementing affodable housing ovelay zoning within aeas of the township that ae conducive to multifamily edevelopment, and should conside establishing a mandatoy set aside odinance wheeby any qualifying esidential development shall be equied to povide a 20 pecent affodable housing set aside fo sale units and a 15 pecent set aside fo ental units. The details of the ecommended affodable housing ovelay zoning and a mandatoy set aside odinance ae povided in Chapte V. The emainde of this element is divided into five chaptes. Chapte II povides infomation on the histoical and cuent status of affodable housing in New Jesey; Chapte III lists the statutoy equiements fo a Housing Element and Fai Shae Plan; Chapte IV includes Census and othe data on the township s housing stock and demogaphics; and Chapte V details how Millbun will addess its Fai Shae obligation. Appendix A details the vacant land adjustment methodology; Appendix B povides an inventoy of vacant sites in the township including infomation by block, lot, aceage, and owneship. Appendix C lists the pacels subject to the affodable housing ovelay zone and povides infomation by the block, lot, aceage, and zoning. 2

8 II. Affodable Housing in New Jesey In 1975 the Supeme Cout of New Jesey in South Bulington County N.A.A.C.P. v. Township of Mount Lauel, 67 N.J. 151 (1975), uled that the developing municipalities in the State of New Jesey execising thei zoning powe, in geneal, had a constitutional obligation to povide a ealistic oppotunity fo the constuction of thei fai shae of the egion s low and modeate income housing needs. In 1983, the Supeme Cout efined that constitutional obligation in South Bulington County N.A.A.C.P. v. Township of Mount Lauel, 92 N.J. 158 (1983), to apply to those municipalities having any potion of thei boundaies within the gowth aea as shown on the State Development Guide Plan. In 1985, the New Jesey Legislatue adopted, and the Goveno signed, the Fai Housing Act ( FHA ) N.J.S.A. 52:2D 301 et seq. which tansfomed the judicial doctine which became known as the Mount Lauel doctine into a statutoy one and povided an altenative administative pocess in which municipalities could elect to paticipate in ode to establish a Housing Element and Fai Shae Plan ( HEFSP ) that would satisfy its constitutional obligation by ceating an administative agency known as the Council on Affodable Housing ( COAH ) to develop egulations to define the obligation and implement it. COAH poceeded to adopt egulations fo Fist Round obligations applicable fom 1987 to 1993 and Second Round obligations that ceated a cumulative obligation fom 1987 to COAH fist poposed Thid Round Substantive and Pocedual Rules in Octobe, N.J.R. 4636(a); 35 N.J.R. 4700(a). Those ules emained un adopted and COAH e poposed both the Substantive and Pocedual Thid Round Rules (N.J.A.C. 5:94 and 5:95) in August of 2004 and adopted the same effective on Decembe 20, 2004 (the "2004 Regulations"). The 2004 Regulations wee challenged and on Januay 25, 2007, the Appellate Division invalidated vaious aspects of those egulations and emanded consideable potions of the ules to COAH with diection to adopt evised ules. In the Matte of the Adoption of N.J.A.C. 5:94 and 5:95 by the New Jesey Council on Affodable Housing, 390 N.J. Supe. 1 (App. Div.), cetif. denied, 192 N.J. 72 (2007) (the 2007 Case ). On Januay 22, 2008, COAH poposed and published evised Thid Round egulations in the New Jesey Registe. 40 N.J.R On May 6, 2008, COAH adopted the evised Thid Round egulations and advised that the new egulations would be published in the June 2, 2008 New Jesey Registe, theeby becoming effective. On May 6, 2008, COAH simultaneously poposed amendments to the evised Thid Round ules it had just adopted. Those amendments wee published in the June 16, 2008 New Jesey Registe, 40 N.J.R (Pocedual N.J.A.C. 5:96); 40 N.J.R (Substantive N.J.A.C. 5:97). The amendments wee adopted on Septembe 22, 2008 and made effective on Octobe 20, N.J.A.C. 5:96 and 5:97 as adopted in 2008 wee challenged in an appeal entitled In the Matte of the Adoption of N.J.A.C. 5:96 and 5:97 by the New Jesey Council on Affodable Housing, 416 N.J.Supe. 462 (App. Div. 2010) (the 2010 Case ). In its Octobe 8, 2010 decision, the Appellate Division detemined, among othe things, that the gowth shae methodology was invalid and that COAH should adopt egulations utilizing methodologies simila to the ones utilized in the Fist and Second Rounds (i.e., ). On Septembe 26, 2013, the Supeme Cout of New Jesey affimed the Appellate Division s invalidation of the thid iteation of the Thid Round egulations, sustained thei detemination that the gowth shae methodology was invalid, and diected COAH to adopt new egulations based upon the methodology utilized in the Fist and Second Rounds. In the 3

9 Matte of the Adoption of N.J.A.C. 5:96 and 5:97 by the New Jesey Council on Affodable Housing, 215 N.J. 578 (2013) (the 2013 Case ). COAH poceeded to popose such egulations in accodance with the schedule and amended schedule established by the New Jesey Supeme Cout in the 2013 Case. On Octobe 20, 2014, COAH deadlocked with a 3 3 vote and failed to adopt the evised Thid Round egulations (i.e., N.J.A.C. 5:99). Due to COAH s failue to adopt the evised egulations and subsequent inaction, Fai Shae Housing Cente ( FSHC ), a paty in the 2010 Case and the 2013 Case, filed a motion with the New Jesey Supeme Cout to enfoce litigant s ights. On Mach 10, 2015 the New Jesey Supeme Cout issued its decision on FSHC s motion to enfoce litigant s ights. The Supeme Cout in the 2015 Case found that the COAH administative pocess had become non functioning and, as a esult, etuned pimay juisdiction ove affodable housing mattes to the tial couts. In the Matte of the Adoption of N.J.A.C. 5:96 and 5:97 by the New Jesey Council on Affodable Housing, 221 N.J. (2015) (the 2015 Case ). In doing so, the Supeme Cout declined to adopt a specific methodology o fomula to calculate the Thid Round affodable housing obligations of the municipalities. The Cout did povide some guidance by eiteating its endosement of the pevious methodologies employed in the Fist and Second Round ules as the template to establish Thid Round affodable housing obligations. Impotantly, the Cout peseved Pio Round obligations. 4

10 III. Housing Element/ Fai Shae Plan Requiements In accodance with the Municipal Land Use Law (N.J.S.A 40:55D 1, et seq.), a municipal Maste Plan must include a housing element as the foundation fo the municipal zoning odinance. Pusuant to the Fai Housing Act, a municipality s housing element must be designed to povide access to affodable housing to meet pesent and pospective housing needs, with paticula attention to low and modeate income housing. The housing element must contain at least the following, as pe FHA at N.J.S.A 52:27D 310: An inventoy of the municipality s housing stock by age, condition, puchase o ental value, occupancy chaacteistics, and type, including the numbe of units affodable to low and modeate income households and substandad housing capable of being ehabilitated; A pojection of the municipality s housing stock, including the pobable futue constuction of low and modeate income housing, fo the next ten yeas, taking into account, but not necessaily limited to, constuction pemits issued, appovals of applications fo development, and pobable esidential development tends; An analysis of the municipality s demogaphic chaacteistics, including, but not necessaily limited to, household size, income level, and age; An analysis of the existing and pobable futue employment chaacteistics of the municipality; A detemination of the municipality s pesent and pospective fai shae of low and modeate income housing and its capacity to accommodate its pesent and pospective housing needs, including its fai shae of low and modeate income housing; and A consideation of the lands most appopiate fo constuction of low and modeate income housing and of the existing stuctues most appopiate fo convesion to, o ehabilitation fo, low and modeate income housing, including a consideation of lands of developes who have expessed a commitment to povide low and modeate income housing. 5

11 IV. Housing Stock and Demogaphic Analysis Housing Stock Inventoy In 2016, thee wee 6,868 housing units in Millbun Township, of which 329, o appoximately 5 pecent, wee vacant. Of the 6,539 occupied units, 80 pecent wee owne occupied and 20 pecent wee ente occupied. Table 1, Housing Units by Occupancy Status, 2016, illustates this occupancy status. Table 1. Housing Units by Occupancy Status, 2016 Housing Units Owne Occupied Rente Occupied Occupied 6,539 5,235 1,304 Vacant 329 Total 6,868 Souce: Ameican Community Suvey, Appoximately 79 pecent of the township s total housing stock (both occupied and vacant) consists of singlefamily detached units. Stuctues with thee o moe units make up appoximately 14 pecent of the total housing stock. See Table 2, Housing Units by Numbe of Units in Stuctue, 2016, fo a detailed explanation of housing units. Table 2. Housing Units by Numbe of Units in Stuctue, 2016 Numbe of Units Total Pecent 1, Detached 5, % 1, Attached % % 3 o % 5 to % 10 to % % Mobile Home % Othe 0 0.0% Total 6, % Souce: Ameican Community Suvey, Table 3, Housing Units by Age, 2016, illustates the age of the township s entie housing stock. As one would expect fom an olde, lagely built out community, a significant potion of housing units wee built pio to 1960 (i.e., ±69 pecent). Only ±5 pecent of the township s housing units wee constucted in 2000 o late. Table 3. Housing Units by Age, 2016 Yea Built Total Units Pecent 2014 o late % % % % % % % , % % Befoe , % Souce: Ameican Community Suvey,

12 Table 4, Housing Units by Numbe of Rooms fo Millbun Township and Essex County, 2016, shows that in Millbun, just ove 8 pecent of housing units have between one and thee ooms; just ove 20 pecent have between fou and six ooms; and appoximately 72 pecent have seven o moe ooms. In Essex County, close to 23 pecent of housing units have between one and thee ooms; close to 51 pecent have between fou and six ooms; and just ove 26 pecent have seven o moe ooms. The mean numbe of ooms pe housing unit in Millbun is appoximately eight, which indicates that housing in Millbun is, on aveage, lage in size than that of Essex County (i.e., 5 ooms pe unit). Table 4. Housing Units by Numbe of Rooms fo Millbun Township and Essex County, 2016 Rooms Numbe of Units in Millbun Pecent of Units in Millbun Numbe of Units in Essex County Pecent of Units in Essex County % 13, % % 9, % % 49, % % 56, % % 59, % % 43, % % 27, % % 21, % 9+ 3, % 34, % Total 6, % 314, % Mean Rooms pe Unit Souce: Ameican Community Suvey, Tables 5 and 6, Housing Values, Owne Occupied, 2000 and 2016, espectively, shows that the median value of owne occupied housing in Millbun inceased by close to 98 pecent between 2000 and Duing this same time peiod, the median housing value in Essex County inceased by 89 pecent. In 2000, Millbun s median housing value of $529,600 was ove 2.8 times that of Essex County). In 2016, Millbun s median housing value of $1,050,400 was ove 2.9 times that of Essex County. Table 5. Housing Values, Owne Occupied, 2000 Numbe in Millbun Pecent in Millbun Numbe in Essex County Pecent in Essex County Less than $50, % 2, % $50,000 to $99, % 12, % $100,000 to $149, % 26, % $150,000 to $199, % 30, % $200,000 to $299, % 31, % $300,000 to $499,999 1, % 17, % $500,000 to $999,999 2, % 7, % $1,000,000 o moe % 1, % Total 5, % 129, % 2000 Median Value $529,600 $188,400 Souce: 2000 U.S. Census 7

13 Table 6. Housing Values, Owne Occupied, 2016 Housing Value Numbe in Millbun Pecent in Millbun Numbe in Essex County Pecent in Essex County Less than $50, % 3, % $50,000 to $99, % 2, % $100,000 to $149, % 6, % $150,000 to $199, % 10, % $200,000 to $299, % 25, % $300,000 to $499, % 41, % $500,000 to $999,999 2, % 27, % $1,000,000 o moe 2, % 6, % Total 5, % 123, % 2016 Median Value $1,050,400 $356,300 Souce: Ameican Community Suvey, Aveage monthly ental costs in Millbun ae highe than aveage monthly ental costs in Essex County, with appoximately 98 pecent of township entes who pay ent paying ove $1,000 pe month in ent vesus appoximately 57 pecent in the County. In Millbun, the lagest pecentage of entes who pay ent, appoximately 43 pecent, pay between $1,500 and $1,999. In Essex County, the lagest pecentage of entes who pay ent, appoximately, 39 pecent, pay $1,000 to $1,499 in monthly ent. See Table 7, Compaison of Millbun and Essex County, Monthly Rental Cost, 2016, fo additional details. Table 7. Compaison of Millbun and Essex County, Goss Monthly Rental Costs, 2016 Goss Monthly Rent Numbe in Millbun Pecent in Millbun Numbe in Essex County Pecent in Essex County No Rent Paid 134 3,457 Less than $ % 19, % $500 $ % 46, % $1,000 $1, % 60, % $1,500 $1, % 19, % $2,000 $2, % 4, % $2,500 $2, % 1, % $3,000 o moe % 1, % Total Occupied Units Paying Rent 1, % 152, % Median Rent $1,651 $1,077 Souce: Ameican Community Suvey, In 2016, appoximately 26 pecent of Millbun owne occupied households contibuted 30 pecent o moe of thei income towads monthly housing costs, wheeas appoximately 51 pecent contibuted less than 20 pecent. See Table 8, Monthly Housing Costs as Pecentage of Household Income in the Past 12 Months Owne Occupied Units, 2016, fo futhe infomation. 8

14 Table 8. Monthly Housing Costs as Pecentage of Household Income in the Past 12 Months Owne Occupied Housing Units, 2016 Less than to 29 pecent 30 pecent o Total pecent moe Less than $20, % 0.0% 1.5% 1.5% $20,000 $34, % 0.0% 3.2% 3.2% $35,000 $49, % 0.9% 2.3% 3.2% $50,000 $74, % 0.8% 4.1% 4.9% $75,000 o moe 51.0% 21.1% 14.6% 86.6% Zeo o Negative Income 0.5% Total 51% 23% 26 % 100% Souce: Ameican Community Suvey, In 2016, 38 pecent of Millbun ente occupied households contibuted 30 pecent o moe of thei income towads monthly housing costs, wheeas 27 pecent of contibuted less than 20 pecent. See Table 9, Monthly Housing Costs as a Pecentage of Household Income in the Past 12 Months Rente Occupied Units, 2016, fo additional infomation. Table 9. Monthly Housing Costs as a Pecentage of Household Income in the Past 12 Months Rente Occupied Housing Units, 2016 Less than to 29 pecent 30 pecent o Total pecent moe Less than $20, % 0.0% 8.4% 8.4% $20,000 $34, % 0.0% 6.4% 6.4% $35,000 $49, % 0.0% 9.3% 9.3% $50,000 $74, % 10.7% 8.8% 19.5% $75,000 o moe 26.5% 13.7% 5.1% 45.3% Zeo o Negative Income 0.8% No Cash Rent 10.3% Souce: Ameican Community Suvey, Millbun has vey few occupied housing units that lack complete plumbing facilities, lack complete kitchen facilities, have no telephone sevice o ae ovecowded (defined as having 1.01 o moe pesons pe oom). See Table 10, Selected Quality Indicatos, Occupied Housing Stock, 2016, fo futhe infomation. Table 10. Selected Quality Indicatos, Pecentage of Occupied Housing Units, 2016 Occupied Housing Units Ovecowded No Telephone Sevice Available Lacking Complete Plumbing Facilities Lacking Complete Kitchen Facilities No. Units 6, % 0.6% 0.8% 0.1% Souce: Ameican Community Suvey, Geneal Population Chaacteistics Millbun has seen an oveall incease in population since 1980, with an initial decease of 5 pecent fom 1980 to Fom 1990 to 2000, the township s population gew by 6 pecent; duing this same time peiod, the County s population inceased by 2 pecent. See Table 11, Population Gowth, fo additional infomation. 9

15 Table 11. Population Gowth Pecent Change ( ) 2000 Pecent Change ( ) 2010 Pecent Change ( ) Millbun 19,543 18, % 19, % 20, % Essex County 851, , % 793, % 783, % Souce: 1980, 1990, 2000, and 2010 U.S. Census Fom 2000 though 2010, thee wee shifts in Millbun s age distibution. The age goup 15 though 24 inceased fom 1,406 pesons to 2,070 pesons (i.e., 47 pecent). The age goup 25 though 34 deceased fom 1,791 pesons to 1,105 pesons (i.e., 38 pecent). The age goup 55 though 64 inceased fom 1,823 pesons to 2,358 pesons (i.e., 29 pecent), and the age goup 75 and olde deceased fom 1,238 pesons to 1,082 pesons (i.e., 13 pecent). See Table 12, Age Distibution, , fo additional details. Table 12. Age Distibution, Age Goup 2000 Pecent 2010 Pecent Pecent Change Unde 5 1, % 1, % 27.9% , % 4, % 16.1% , % 2, % 47.2% , % 1, % 38.3% , % 3, % 17.8% , % 3, % 24.6% , % 2, % 29.3% , % 1, % 11.2% 75+ 1, % 1, % 12.6% Total 19, % 20, % 1.9% Souce: 2000 and 2010 U.S. Census Household Chaacteistics A household is defined by the U.S. Census Bueau as those pesons who occupy a single oom o goup of ooms constituting a housing unit; howeve these pesons may o may not be elated. As a subset of households, a family is identified as a goup of pesons living in the same household who ae elated by bith, maiage o adoption. In 2016, thee wee 6,539 households in Millbun, appoximately 84 pecent of which wee family households and appoximately 40 pecent of which had 4 o moe pesons. Income Chaacteistics Millbun households have, on aveage, significantly highe incomes than that of Essex County. Annual median income fo Millbun households in 2016 was $190,625, wheeas annual median income fo households in the County was $54,860. Table 13, Household and Family Income by Income Backets fo Millbun and Essex County, 2016, futhe illustates these findings by noting the numbe of households in each of the income categoies. 10

16 Table 13. Household Income by Income Backets fo Millbun and Essex County, 2016 Millbun Township Essex County Households Pecent Households Pecent Less than $10, % 26, % $10,000 $14, % 16, % $15,000 $24, % 29, % $25,000 $34, % 26, % $35,000 $49, % 31, % $50,000 $74, % 41, % $75,000 $99, % 27, % $100,000 $149, % 34, % $150,000 $199, % 17, % $200,000 o moe 3, % 27, % Total 6, % 279, % Median Household $190,625 $54,860 Income Mean Household Income $277,171 $90,512 Souce: Ameican Community Suvey, Employment Chaacteistics Table 14, Employment Status, indicates the numbe of township esidents 16 yeas and ove who ae in the labo foce, the type of labo foce (i.e., civilian o amed foces) and employment status. Appoximately 65 pecent of Millbun esidents 16 and ove ae in the labo foce and, among those in the labo foce, all ae in the civilian labo foce. Of the esidents in the civilian labo foce (i.e., people classified as employed o unemployed), appoximately 95 pecent ae employed and appoximately 5 pecent ae unemployed. Table 14. Employment Status, 2016 Numbe in Millbun Pecent in Millbun Population 16 yeas and ove 14, % In Labo Foce 9, % Civilian Labo Foce 9, % Employed 8, % Unemployed % Amed Foces 0 0.0% Not in Labo Foce 5, % Souce: Ameican Community Suvey, Table 15, Employment by Occupation, Millbun, 2016, identifies the occupations of employed pesons. While Millbun esidents wok in a vaiety of industies, appoximately 69 pecent of employed esidents wok in Management, Business, Science, and Ats elated occupations; ove 21 pecent ae employed in Sales and Officeelated occupations; and 6 pecent wok in Sevice elated occupations. Table 15. Employment by Occupation, Millbun, 2016 Secto Jobs Numbe Pecent Management, Business, Science, and Ats Occupations 6, % Sevice % Sales and Office 1, % Natual Resouces, Constuction, and Maintenance % Poduction, Tanspotation, and Moving % Total 8, % Souce: Ameican Community Suvey,

17 Table 16, Distibution of Employment by Industy, Millbun Residents, 2016, shows the distibution of employment by industy fo employed Millbun esidents. The fou industy sectos to captue the lagest segments of the population wee the Financing, Insuance, Real Estate, Renting, and Leasing sectos at 25 pecent; the Educational, Health, and Social Sevices sectos at 22 pecent; Pofessional, Scientific, Management, Administative, and Waste Management Sevices sectos at 19 pecent; and the Manufactuing secto at 6 pecent. Table 16. Distibution of Employment by Industy, Millbun Residents, 2016 Secto Jobs Numbe Pecent Agicultue, Foesty, Fishing and 0 0.0% Hunting, and Mining Constuction % Manufactuing % Wholesale Tade % Retail Tade % Tanspotation and Waehousing, and % Utilities Infomation % Financing, Insuance, Real Estate, 2, % Renting, and Leasing Pofessional, Scientific, Management, 1, % Administative, and Waste Management Sevices Educational, Health and Social 1, % Sevices Ats, Entetainment, Receation, % Accommodation and Food Sevices Othe % Public Administation % Total 8, % Souce: Ameican Community Suvey, Of the employed Millbun esidents, appoximately 82 pecent ae pivate wage and salay wokes; 9 pecent ae govenment wokes; and nealy 9 pecent ae self employed. See Table 17, Distibution by Class of Woke, 2016, fo additional details. Table 17. Distibution by Class of Woke, 2016 Numbe in Millbun Pecent in Millbun Pivate Wage and 7, % Salay Wokes Govenment Wokes % Self employed in own not incopoated % business wokes Unpaid family wokes % Total 8, % Souce: Ameican Community Suvey,

18 Gowth Tends and Pojections Residential Tends and Pojections Accoding to the New Jesey Constuction Repote, between 2006 and 2016, Millbun issued 297 cetificates of occupancy: 296 fo one and two family dwellings and 1 fo a multifamily dwelling. See Table 19, Residential Cetificates of Occupancy, , fo additional details. Table 19. Residential Cetificates of Occupancy, Total 1 & Family Multifamily Total Souce: New Jesey Constuction Repote Although the township has seen the constuction of pedominantly one family homes ove the last decade, it is pojected that thee will be some new multifamily development in the coming yeas, as is detailed futhe in Chapte VI. Howeve, as much of the vacant land in the township is chaacteized by envionmental constaints o is eseved fo a public o institutional use, the oppotunities fo additional multifamily housing will be elatively modest in natue. Nonesidential Tends and Pojections Accoding to the New Jesey Constuction Repote, between 2006 and 2016, Millbun issued cetificates of occupancy fo a total of ±185,918 squae feet of non esidential building space. See Table 20, Non Residential Cetificates of Occupancy, , fo additional details. The majoity of the non esidential gowth can be attibuted to: 45,463 squae feet of office space, fo which cetificates of occupancy wee issued in , , 2013 and ,998 squae feet of educational space, fo which cetificates of occupancy wee issued in 2010, 2014 and ,503 squae feet of assembly space (e.g., chuches, libaies, community halls, at galleies, museums, etc.), fo which cetificates of occupancy wee issued in 2007, 2009 and ,000 squae feet of stoage space, fo which a cetificate of occupancy was issued in

19 Table 20. Non Residential Cetificates of Occupancy, Total Office 0 2, , , ,256 Retail , ,996 17,272 A A A 3 0 6, , ,893 17,503 A , ,294 A Multifamily/ Domitoies 3, , ,259 9,397 Hotel/ Motel Education , , ,973 42,998 Industial Hazadous Institutional Stoage ,000 45,000 Signs, Fences, Utility and Misc ,098 5,245 9,198 TOTAL 3,141 9,349 2,602 3,100 19, ,150 10,155 12,054 94, ,918 Souce: New Jesey Constuction Repote Capacity fo Gowth Most of Millbun is seved by public wate and wastewate utility systems. Howeve, the township is mostly built out, and thee is vey little vacant, envionmentally unconstained land suitable fo development. As a esult, the township should conside seeking a vacant land adjustment pusuant to N.J.A.C. 5:93 4.2, which will be detailed futhe in Chapte V and Appendixes A and B. The township anticipates that the majoity of new esidential units, paticulaly multifamily units, will occu on sites that ae cuently impoved but may be expanded o edeveloped fo housing, specifically in non esidential zones. 14

20 V. Millbun Affodable Housing Plan Millbun Fai Shae Obligation Thee ae thee components to the municipality s affodable housing obligation: ehabilitation (pesent need) obligation 1 ; pio ound obligation 2 ; and pospective need obligation. In its 2015 Decision, the Supeme Cout endosed the methodologies employed in COAH s Fist and Second Round to establish municipal Thid Round Fai Shae obligations. Howeve, the Cout declined to adopt a specific methodology o fomula fo a municipality to calculate its Thid Round Fai Shae obligation. Impotantly, the Cout peseved Pio Round obligations listed in N.J.A.C. 5:93 which fo Millbun is 261 units. Vaious expets have poffeed estimates of municipal Fai Shae obligation. These expets estimate that Millbun has a pesent need obligation anging fom 109 units to 140 units; and a Fai Shae obligation anging fom 545 units to 1,373 units. Howeve, to date, no Thid Round Fai Shae obligations have been sanctioned by the Cout. Rehabilitation (Pesent Need) Obligation The expets estimate that Millbun has a ehabilitation obligation anging fom 109 to 140 units. Millbun should conside paticipating in the Essex County Home Impovement Pogam to ehabilitate eligible units. Pio Round Obligation and Thid Round Pospective Need Obligation The Supeme Cout in the 2015 Decision peseved Pio Round obligations established in N.J.A.C. 5:93 et seq. Millbun s Pio Round obligation was 261 units. In addition to its Pio Round obligation of 261 units, Millbun has a Thid Round Pospective Need obligation of between 545 units and 1,373 units. As descibed, thee ae few sites in the municipality that ae of a size, shape and location to accommodate esidential development on a scale equied to addess Millbun s Pio Round and Thid Round Pospective Need obligations. This is lagely due to the fact that Millbun is a built out community compised mainly of detached single family houses. Additionally, the township has significant aceage eseved fo consevation land, including the ±940 ace South Mountain Resevation and ±624 aces owned by the East Oange Wate Commission. These two popeties alone total almost 25 pecent of Millbun s oughly ±6,400 aces. Thus, the only ealistic oppotunities to addess at least a potion of the township s Fai Shae obligation ae likely to be though edevelopment of impoved sites. To that point, Millbun has been able to addess 30 units of its Fai Shae obligation though a edevelopment poject located at 233 Canoe Book Road, the details of which ae povided below. COAH s Second Round ules (N.J.A.C. 5:93 4) acknowledge that thee may be instances when a municipality can exhaust an entie esouce (land, wate o sewe) and still not be able to povide a ealistic oppotunity fo addessing the need fo low and modeate income housing. As such, Millbun is seeking a vacant land adjustment (VLA) pusuant to N.J.A.C. 5: of COAH s Second Round ules (see Appendix A). All of the vacant 1 The ehabilitation obligation (o pesent need) is an estimate of the low and modeate income households living in deteioated housing. 2 In 1994, the Council on Affodable Housing (COAH) adopted N.J.A.C. 5:93, et seq., which established citeia fo the calculation of each municipality's low and modeate income housing obligation. The obligation was cumulative fo the peiod between 1987 and 1999 (i.e., COAH s Fist and Second Rounds), which is commonly efeed to as the Pio Round. 15

21 sites in the township have been inventoied and the esulting analysis evealed that thee ae only ± aces of developable, vacant land in the municipality (see Appendix B). Pusuant to N.J.A.C. 5:93 4.2(f), the ealistic development potential (RDP) is equal to the development yield of the developable aceage fom the VLA based upon a pesumptive density of 6 units pe ace and a pesumptive affodable housing set aside of 20 pecent. Based on the VLA fo Millbun, the township s RDP is 17 units (e.g., 17 affodable units = developable aces fom the vacant land adjustment x 6 dwelling units pe ace x a 20 pecent affodable housing set aside). In addition to addessing its RDP, pusuant to N.J.A.C. 5:93 4.1(b), when a municipality seeks a vacant land adjustment the municipality shall povide a esponse towad the unmet need of the obligation not addessed by the RDP (17 units). In othe wods, the unmet need is the diffeence between the RDP and the sum of the Pio Round and Thid Round Pospective Need obligations. The township has a Pio Round obligation of 261 units and a Thid Round Pospective Need obligation of 545 units to 1,373 fo a total of 806 to 2,532 units. If the 17 unit RDP is subtacted fom the 261 unit Pio Round obligation, the unmet need anges fom 789 to 1,617 units. As povided by N.J.A.C. 5:93 4.1(h), to addess its unmet need a municipality may adopt ovelay zoning equiing inclusionay development. Unde this scenaio, while the undelying zoning emains in place, the ovelay povides an additional development altenative in the fom of multifamily esidential use with a equied affodable housing set aside. In accodance with these ules, Millbun should addess its unmet need via the implementation of affodable housing ovelay zoning within aeas of the township that ae conducive to multifamily edevelopment (see Appendix C). Affodability Requiements Minimum Rental Units Pusuant to N.J.A.C. 5: , a municipality that eceives a vacant land adjustment pusuant to N.J.A.C. 5: shall povide ental units equal to 25 pecent of the RDP (i.e.,.25 x 17 = 4.25, ounded up to 5 units). Maximum Rental Bonus Cedits Pusuant to N.J.A.C. 5: , a municipality shall eceive two units (2.0) of cedit fo ental units available to the geneal public. Howeve, no ental bonus shall be ganted fo ental units in excess of the ental obligation. Millbun s ental obligation is 5 units so the maximum potential ental bonuses fo Millbun is 5 units (i.e.,.25 x 17 = 4.25, ounded down to 4 units). Maximum Age Resticted Units Pusuant to N.J.A.C. 5: Age esticted housing, municipalities that eceived o ae eceiving a vacant land adjustment may incopoate age estict housing into thei Fai Shae Plan based on the following fomula: age esticted units =.25 (ealistic development potential). Fo Millbun, a maximum of 4 age esticted units can be used to addess its RDP, (i.e.,.25(17) = 4.25, ounded down to 4 units). Vey Low Income Units Pusuant to 52:27D of the Fai Housing Act, at least 13 pecent of the housing units made available fo occupancy by low income and modeate income households will be eseved fo occupancy by vey low income households. Millbun will adhee to this ule. In addessing its RDP, Millbun will ensue that 13 pecent of the 16

22 units (i.e.,.13 x RDP of 17 units = 2.21 units, ounded up to 3 units) will be eseved fo vey low income households. Realistic Development Potential (RDP) = 13 Units and 4 Rental Bonuses 233 Canoe Book Road Block 5303, Lots 1, 3 & 4 The township has aleady addessed its RDP of 17 units at a poject located on Block 5303, Lots 1, 3 & 4, othewise known as 233 Canoe Book Road (see Figue 1). The subject popety is located to the east of the Mall at Shot Hills between John F. Kennedy Pakway and Canoe Book Road. The popety lies within the OR 3 Office Reseach Zone, which pemits administative, eseach, o engineeing facilities, office uses, hotels, and sevice facilities. In ode to facilitate the ceation of affodable housing, the township Committee adopted Odinance No on Febuay 17, 2015, which amended the undelying OR 3 zoning to pemit mixed use development subject to specific standads. The specific standads mandate that multi family esidential units shall be a pat of any mixed use development in the OR 3 zone with a futhe equiement that the multi family esidential development povide an on site set aside of low and modeate income units equal to 20 pecent of the total numbe of units if offeed fo sale, and a set aside equal to 15 pecent of the total numbe of units if such housing is ental. The affodable units must be integated thoughout the multi family building(s) and shall be subject to the egulations of the Unifom Housing Affodability Contols (i.e., N.J.A.C. 5: et seq.). The township Planning Boad ecently appoved a site plan application on the pat of 233 Canoe Book Associates to develop a mixed use development on the ace popety. The applicant met the standads set foth in the odinance fo mixed use development, which pemits a esidential component of up to 200 multi family units, a hotel of up to 250 ooms, and an office component of up to 260,000 squae feet. The poject includes a 200 unit multifamily family ental building, a 246 oom hotel, and a 626 space paking stuctue on a popety that is cuently developed with office buildings and associated paking. The esidential component will consist of 49 one bedoom units, 145 two bedoom units, and 6 thee bedoom units. As pe equiements of the OR 3 zone, 15 pecent of the esidential units will be set aside as affodable housing units. The esolution of appoval stipulated that 30 units (including 4 one bedoom units, 20 two bedoom units, and 6 thee bedoom units) will be set aside as affodable units. The poject is to confom to all of the elevant equiements of the Unifom Housing Affodability Contols (i.e., N.J.A.C. 5: et seq.). Futhemoe, as all of the units will be entals, the township is also eligible fo 4 ental bonus cedits fom this poject, which is the maximum numbe of ental bonus cedits fo which Millbun is eligible. This poject will fully addess the township s 17 unit RDP, (i.e., 13 units and 4 ental bonus cedits). In addition, 17 units fom this poject will be applied towads the township s unmet need. Unmet Need= 789 units to 1,617 units The township s unmet need is 789 units to 1,617 units. As demonstated below, in addition to the 17 units discussed above, Millbun should endeavo to addess the unmet need though the implementation of affodable housing ovelay zones and a township wide mandatoy set aside odinance. 17

23 Affodable Housing Ovelay Zones Ovelay zones could be applied to fou disticts in the community which ae descibed below, depicted in Figue 2 and detailed in Appendix C. A desciption of the potential ovelay zone aeas, including the pospective yield of affodable units is as follows: C Zone: The Canoe Book County Club is located within the limits of the township s C (Consevation) zone. It is a pivate county club owned by its membes consisting of one tax lot totaling 129 aces. The ovelay zone would pemit a esidential density of 6 dwelling units pe ace fo a potential development yield of 774 units, of which 20 pecent, o 155 units, would be affodable. B 2 Zone (Mois Tunpike): This section of the B 2 (Highway Business) zone is located in the southen section of the township along Mois Tunpike. It is cuently impoved with office and commecial etail uses. Thee ae 13 lots in this zone aea totaling appoximately 31 aces. The ovelay zone would pemit a esidential density of 10 dwelling units pe ace fo a potential development yield of 310 units, of which 15 pecent, o 47 units, would be affodable. B 2 Zone (Millbun Avenue): This section of the B 2 (Highway Business) zone is located in the southeasten section of the township along Millbun Avenue in close poximity to New Jesey Tansit s Millbun Station. It is cuently impoved with office and etail uses. Thee ae 5 lots in this zone totaling appoximately 17.5 aces. The ovelay zone would pemit a esidential density of 10 dwelling units pe ace fo a potential development yield of 175 units, of which 15 pecent, o 26 units, would be affodable. CMO Zone: The CMO (Commecial/Medical Office) zone is located in the southeast section of the township just southwest of the Rahway Rive. This aea is cuently impoved with light industial, waehouse and offices uses. Thee ae 44 lots in this zone totaling appoximately 47 aces. The ovelay zone would pemit a esidential density of 10 dwelling units pe ace fo a potential development yield of 470 units, of which 15 pecent, o 71 units, would be affodable. The ovelay zoning fo the B 2 disticts and potentially popeties within the CMO distict fonting on Main Steet should also conside allowing gound floo non esidential uses with esidential units above. The aboveefeenced ovelay zones can ealistically poduce a total of 299 affodable units within inclusionay developments. Township wide Mandatoy Set Aside Odinance The township should also conside implementing a mandatoy set aside odinance. The odinance should apply to any multi family o single family attached esidential development poviding a minimum of five (5) new units ceated though any municipal ezoning; Zoning Boad of Adjustment use o density vaiance; edevelopment plan o ehabilitation plan poviding fo edevelopment with density at o above six (6) units pe ace o othe compensatoy benefits. Any qualifying esidential development shall be equied to povide a 20 pecent setaside if such units will be fo sale and a 15 pecent set aside if such units will be fo ent. This odinance ought not to ceate fo any develope the ight to any such ezoning, vaiance o othe elief, o establish any obligation on the pat of Millbun Township to gant such ezoning, vaiance o othe elief. 18

24 Table 21. The Township of Millbun Affodable Housing Plan REHABILITATION OBLIGATIONS ( UNITS) Affodable Development Units Bonus Cedits Total Cedits Essex County Home Impovement Pogam N/A Total N/A RDP= 17 Units Affodable Development Units Bonus Cedits Total Cedits Plus Bonuses 233 Canoe Book Road 13* 4 17 Total UNMET NEED=789 units to 1,617 units Affodable Development Units Bonus Cedits Total Cedits Plus Bonuses 233 Canoe Book Road Affodable Housing Ovelay Zones Township Wide Mandatoy Set Aside Odinance 473 1, ,301 Total 789 1, ,617 *Thiteen of the 30 units at 233 Canoe Book Road will be applied towad the 17 unit RDP along with 4 ental bonus cedits. The emaining 17 units will be applied towad the unmet need geneated by the Pospective Thid Round obligation. Souce: Phillips Peiss Gygiel LLC. 19

25 ea ve op h an Ke t in H n Ch e yl S Oang Toy L e Ave Do iso nd Bo oks id n Faifield D kd Fa b oo G d sr ill Mat indale th Pinceto Block 3903 Lot aces a e W ll D Hi Block 4905 Lot aces d g n Lo kr haw e hit Rid W Mo ge k Oa ed yd l ol 233 CANOE BROOK ROAD DESIGNATED FOR PRODUCTION OF 30 AFFORDABLE UNITS Kaam Ci Poo l D d R ete Ex ang D Av e O en Pa ss aic Wa y ns he At N lley Sun Va St e lin g D h Ric uth nd D ad So me e iv Cl Hi nt o d W lls ll R Fe Hi ns ge Kil na Lockhen D Av e To yd so ge Pa Ha Notch Hill D an ss Ro SO g Watchun Tioga Pass D d S Pine Te Baltusol Way l Elm wo od P n Te iew iv Fa Av e td yo m ing C es W e mo Sa ga E st D Foe ile t t Ge enw tai EW illow St nvi ew St d Ri dd yr d t oo ew dg oo Te ley ns Wa lnut Ave My tle Ave S Taylo Whitney e un St th ou lm Fa No th le Av le ke Ba set D lin nk a F on ilt St St ey ll Va ey ll Va St ve field A Sping St Bleeke St Ed St Sun Mo Midd M e Av ap Be ss S Esse Main D n St 24 un illb ut x St M St Ave k St y de tn p es da Lin es Oval Cla w Cy Ce Ch Ave ne Giad H m Glen Sping St e e St at Block 1004 Lot aces St ad Bo St t Av Av e El Pi M o Av e ces ct Re k d Woo ent Pl Cesc D tham ak Cha Ave Willow d Pa d so yr ny le Te n Fa Hobat Ave k Pl ills Shot H is er Ct ills hot H Pa Mo edg itt 1 Wells Ln Woodland Wh.5 ak Hillside Av at O O Block 301 Lot aces Ge y Hw Miles 0 le e Te ke e gy A Old S n d e Designated Site d Tw i Tp Glendal Ovelay Zones er tr at Cedic Lak es W St is d mr gha y Ln uth o Ave ttin No Babe So M son Jeffe Block 2301 Lot 8 East Ln d D 1.59 aces Knollwoo D D an Al D Pa n Weste Hemlock th st D d Foe D R A ilwo Ave ke n D ddiso t ua pe Q Ken Wa y k Stewa Slo Byon Block 3103 Lot aces nna D 4 H land y 12 Joa High D e Hw D n n to Stat n ho ts a D ay D ho d oo n tl Sl le Da Block 3903 Lot aces el d ts ll R a Hi Be a L le W ay dfi ge Te Block 2801 Lot aces no H e na p lto Hil Le w ia se Do Bowning mi so E oo oe B Can Se Pa B FK Block 4905 Lot aces k W oo n St John wy y Pk ed enn iso nd Figue 1: Site Designated fo Poduction of Low and Modeate Income Housing to Addess RDP and Potion of Unmet Need Township of Millbun, NJ Intestate 78 Phillips Peiss Gygiel LLC 2018 Souce: NJ DEP 20

26 ea ve op h an Ke t in H Toy L n e Ave iso nd n Faifield D kd Fa b oo G d sr ill Mat indale th Pinceto Block 3903 Lot aces a e W ll D Hi Block 4905 Lot aces d g n Lo kr haw e hit Ch e yl S Oang Do Mo ge Rid W ed yd l ol k Oa Kaam Ci Poo l D d R ete Ex ang Bo oks id Av e O en Pa ss aic Wa y ns he At N lley Sun Va St e lin g D h Ric uth D ad So D iv Cl W nd e Hi me d nt o lls ll R Fe Hi ns ge Kil na Lockhen D Av e To yd so ge Pa Ha Notch Hill D an ss Ro SO g Watchun Tioga Pass D d Figue 2: Aeas Designated fo Affodable Housing Ovelay Zoning to Addess Unmet Need Township of Millbun, NJ n Te iew iv Fa Av e td yo m ing C es e mo Sa ga E Baltusol Way l W t Ge enw tai EW illow Bleeke St St nvi ew d t St d oo ew dg oo Ri dd yr ns Wa lnut Ave My tle Ave S st D Elm wo od P e Whitney S Taylo Foe Pine Te th R d No le Av CMO ZONE 47 ACRES 10 units pe ace & 15% set-aside: 71 UNITS nd ile t Te ley D lin nk a F on ilt St St ey ll Va ey ll Va St ve field A Sping St Midd illb M un St St th ou lm Fa k St Cla e Av Ba ss S le ke Ave 24 un St set Oval Av e y ap Be Giad w ut M St Sun Sping St H St e de tn p es da Lin es x St Mo o at Block 1004 Lot aces ct Re d St ne Cy Ce Ch Ave m Esse Ave er Willow Glen El Pi M ills Shot H Av e edg itt k Woodland is iso ent Pl Cesc D tham e Cha Mo Ed Hobat Ave k Pl t Av ces Pa ak ke e Pa d Woo Wells Ln Main D n so d ny yr Te n le Te Tp Glendal Wh 1 Fa ak Hillside Av at O 24.5 ills hot H e O B-2 ZONE ( AVENUE) 17.5 ACRES 10 units pe ace & 15% set-aside: 26 UNITS Block 301 Lot aces Ge y Hw.25 d mr gha ttin No Old S n d e Miles 0 d Tw i B-2 ZONE (MORRIS TURNPIKE) 31 ACRES St 10 units pe ace &le Ct ad Bo gy A UNITS 15% set-aside: 47 Designated Site er Lak tr at Ovelay Zones e y Ln es W St Cedic n Av so Jeffe Babe uth is D an Al D Pa Block 2301 Lot 8 East Ln d D 1.59 aces Knollwoo D So o th st D n Weste M Foe d Hemlock ilwo Ave D on D R t ke Ken Wa y k Stewa ua pe Q Addis C ZONE 129 ACRES 6 units pe ace & 20% set-aside: 155 UNITS Slo Byon Block 3103 Lot aces nna D 4 H land y 12 Joa High D e Hw D n n to Stat n ho ts a D ay D ho d oo n tl Sl le Da Block 3903 Lot aces el d ts ll R a Hi Be a L le W ay dfi ge Te Block 2801 Lot aces no H e na p lto Hil Le w ia se Do Bowning mi so E oo oe B Can Se Pa B FK Block 4905 Lot aces k W oo n St John wy y Pk ed enn Intestate 78 Phillips Peiss Gygiel LLC 2018 Souce: NJGIN 21

27 John F Kennedy Pkwy Bowning Canoe Book Keats BLOCK 5304 LOT 1 NJ Route 124 Shelley C Zone Ovelay 129 Aces / 1 Lot RDP: 155 affodable units at 6 units pe ace with 20% set-aside Roland D Tennyson D C Zone Byon Feet Figue 3: C Zone Affodable Housing Ovelay Township of Millbun, NJ Phillips Peiss Gygiel LLC 2018 Souces: NJ DEP, ESRI

28 23 BLOCK 2002 Taylo S Bookhaven Way BLOCK 1904 NJ Route 24 Wellington Ave Mois Tunpike / NJ Route Mt. Aaat BLOCK B-2 Zone Ovelay (Mois Tpke.) 31 Aces / 13 Lots RDP: 46 affodable units at 10 units pe ace with 15% set-aside B-2 Zone Boad St 1 2 BLOCK Meadowbook Feet Figue 4: B-2 Zone (Mois Tunpike) Affodable Housing Ovelay Township of Millbun, NJ Phillips Peiss Gygiel LLC 2018 Souces: NJ DEP, NJGIN

29 Rahway Rive Undecliff Main Steet BLOCK Bleeke St E. Willow St BLOCK BLOCK CMO Zone Ovelay 47 Aces / 44 Lots RDP: 71 affodable units at 10 units pe ace with 15% set-aside CMO Zone Feet Intestate 78 BLOCK 1005 Figue 5: CMO Zone Affodable Housing Ovelay Township of Millbun, NJ Phillips Peiss Gygiel LLC 2018 Souces: NJ DEP, NJGIN

30 Glenn Ave Wyoming Ave BLOCK 705 LOT 1 BLOCK 705 LOT 2 Millbun Ave BLOCK 305 LOT 1 Undecliff B-2 Zone Ovelay (Millbun Ave.) 17.5 Aces / 5 Lots RDP: 26 affodable units at 10 units pe ace with 15% set-aside BLOCK 705 LOT 3 S. Mountain BLOCK 705 LOT 4 Walnut Ave Mytle Ave B-2 Zone Feet Figue 6: B-2 Zone (Millbun Avenue) Affodable Housing Ovelay Township of Millbun, NJ Phillips Peiss Gygiel LLC 2018 Souces: NJ DEP, NJGIN

31 Appendix A: Vacant Land Adjustment Methodology A 1

32 Vacant Land Adjustment Methodology The following povides documentation egading the methodology used fo a Vacant Land Adjustment analysis undetaken on behalf of the Township of Millbun pusuant to the ules of N.J.A.C. 5: An existing Land Use map is povided in Figue 1A. Appendix B povides an inventoy of all of the pacels investigated and the easons fo inclusion and/o exclusion. Using the most ecent tax assessment data fo the Township of Millbun, obtained fom the state of New Jesey s assessment ecods, all Class 1 (vacant), Class 3B (famland) and Class 15C (public land) pacels wee extacted to ceate a peliminay list of potentially developable popeties in the Township. (Note that this assessment data eflects the most cuent available block and lot data fo the township, inclusive of assessed values fom 2016.) MOD IV Tax Assessment data and coesponding pacel shapefile data wee obtained fom the New Jesey Geogaphic Infomation Netwok (NJGIN), which seves as the Geogaphic Infomation Systems (GIS) data waehouse fo New Jesey. The pacel shapefile was used in GIS to analyze envionmental constaints, spatial elationships between vacant pacels, etc. In the event that thee wee discepancies between the MOV IV data and the 2016 tax assessment ecods efeenced above, data fom the 2016 tax assessment ecods was used. In addition to vacant lands, the following sites wee investigated to detemine oppotunities fo affodable housing pe NJAC 5:93 4.2: Golf couses not owned by its membes Class 3B pacels (famland) in State Development and Redevelopment Plan (SDRP) Planning Aeas 1, 2 and 3 Diving anges Nuseies Non confoming uses Eliminating Pacels fom Consideation Pacels wee initially eliminated fom the peliminay list of potentially developable popeties based on the following: 1. Pacels that measued less than 0.83 aces, as they do not meet the minimum theshold of six dwelling units pe ace pe COAH egulations, which would esult in one affodable unit (assuming a 20% set aside). 2. Any vacant contiguous pacels that, when combined, still do not meet the 0.83 ace minimum theshold pe the egulations unde NJAC 5: Pacels that ae geate than 0.83 aces and ae aleady included in an appoved site plan fo development. 4. Agicultual lands that have had development ights puchased o esticted though covenant pe the egulations unde NJAC 5: A 2

33 A-3 Figue 1A: Land Uses in the Township of Millbun, NJ Phillips Peiss Gygiel LLC 2018 Souce: Township of Millbun Maste Plan, Adopted Febuay 27,1991