Latest COAH rules explained

by Julie Fink, Gazette Staff Writer

HAMMONTON—At its meeting on February 20, the Hammonton Planning Board heard from consultant Shirley Bishop.
Bishop appeared before the board to informally discuss the New Jersey Council on Affordable Housing’s (COAH) new third round rules and the effects the rules will have on Hammonton.
According to Bishop, the appellate division made a decision on January 25, 2007 in favor of the proposal by COAH to revise the rules of the affordable housing requirement for municipalities.
According to COAH, the new ratios for the growth share are one affordable unit among five new units and one affordable unit for every 16 new jobs. Previous ratios were one among nine units and one for every 25 jobs.
“It has at least doubled according to COAH’s new regulations,” Bishop said.
With the new approach, Bishop presented target numbers for the town, allowing Hammonton to develop a long-term plan to reach the required goal by 2018.
It is estimated that the growth in Hammonton will result in 609 new residences by 2018, requiring 122 affordable homes. The estimated increase of 1,543 jobs would require an additional 96 affordable homes, for a total growth share of 218.
According to Bishop, the plan can be phased in as the town grows.
“These numbers are a hypothesis of what is expected in town; it is just for us to look and see how Hammonton can fulfill the obligation,” Bishop said.
Bishop also expressed her concern regarding the residential and commercial growth in Hammonton from 2004 to October 2007 where Hammonton accrued a 103 unit growth share obligation, which was significantly larger than earlier estimates had predicted.
In other board news, the Hammonton Planning Board heard the application by SMA for an amended final major subdivision to permit individual wells for the proposed 27- lot developments on 24 acres on 15th Street.
Final major subdivision was approved by the planning board in 2001 and extensions were subsequently granted until March 2008.
According to attorney Jim Wallace, the amendment to the plan was due to the current restrictions placed on the town on allowing new developments to tie into the town water supply.
As such, the applicant proceeded and obtained permits from the New Jersey Department of Environmental Protection for the installation of private wells, he continued.
Town engineer Robert Vettese, of ARH, recommended to the board that as a condition of approval if the town receives an increase in its water allocation by the state prior to the completion of the project, that the applicant agree to forgo the well water system and tie into the town’s water lines.
“I don’t think this is something we can consider,” Wallace said.
The applicant was not in agreement due to the considerable increase in costs this would add to the project.
In addition, the timeline for the approval in the increase in water allocation for the town is projected but a definitive date is unknown, according to Wallace.
Vettese suggested meeting with the town public works committee to see if there is some sort of agreement that could be worked out in cost sharing.
“To delay this any further with putting additional conditions would only destroy what is already in place and would have a tremendous detriment to this project,” Wallace said.
The motion to approve the amended final major subdivision was denied six to two, but the request was eventually approved because the DEP already agreed to the plan.