Habitat asks for land to build homes
Jackson officials say they will consider request from private organization
BY DAVE BENJAMIN
Staff Writer

A representative of the Northern Ocean County Chapter of Habitat for Humanity has asked for municipal land in Jackson on which the group could build two or three homes.

Habitat for Humanity builds homes for working families. The families that are selected to receive the homes invest what Habitat calls "sweat equity" and help to build the residences.

"I was invited to a meeting of the mayor's private residential advisory board," said Martin Glassman, a member of Habitat's Board of Directors. "I made a presentation about Habitat in general and about our request for land that would meet the town's [state affordable housing] requirements."

Developing communities such as Jackson are required by the state Council on Affordable Housing (COAH) to provide housing for families with an income that meets regional guidelines established by COAH. These homes are sold or rented at below-market rates to qualified individuals or families.

Glassman said he explained the concept of Habitat to Mayor Mark Seda, Township Council President Angelo Stallone and Business Administrator William Santos. Glassman said it was indicated that an answer to the request might be forthcoming in the new year.

Seda said he supports the idea of Habitat for Humanity building houses.

"However, I have to strike a balance between public money, public land and private use," the mayor said. "[Habitat] is considered a private use because it is a one-unit buildout. We do have an affordable housing component that we adhere to, and my administrator is looking into what the legalities are of finding one piece of land where we can work together on an affordable housing component."

Seda noted that under COAH rules, Jackson officials will have the ability to transfer some of the town's obligation to build affordable housing within its borders to another community. He said Trenton, Camden and Asbury Park are examples of some towns to which units may be transferred, generally at a cost of about $37,000 per unit.

Seda said Habitat is a worthwhile cause. He said he would try to determine if Jackson can partner with the organization.

"[We might be able to] partner together, but I don't believe it will happen this year," Seda said. "I believe it may take some time to come to some sort of agreement that makes sense to the township and Habitat for Humanity."

Santos said, "My concern was whenever you come into public property, especially if it's a buildable lot, it has a value to the taxpayers. I told [Glassman] we have to weigh the value [of selling] that property at public auction vs. the credit we would receive for (providing) affordable housing."

Santos said a lot can sell for $200,000 or more.

"While it certainly is a worthy cause, the mayor and I have an obligation to the taxpayers," the administrator said.

Santos said COAH's third round rules are very complicated with intricate mathematical formulas. The rules became effective on Dec. 20, 2004 and mandate the construction of affordable housing through 2014.

"Round one and round two had a fixed number" of affordable housing units to be provided, Santos said. "This was our obligation. We had to get to that number."

He said Jackson's combined round one and round two affordable housing obligation was 1324 units.

"The third round is based upon additional development within the township and it's all based on square footages, the number of residential units compared to commercial, and that generates a new obligation. It's tied into a direct correlation as far as the growth of the town," he explained.

Santos estimated Jackson's round three COAH obligation to be 500 units and said the township must submit a report to COAH by May 15 explaining how it plans to provide those units.