Ventnor City Planning Board Meeting 6-30-25

Everybody's in. Okay. Um, welcome to the
special meeting of the Veter City
Planning Board of June 30th, 2025.
This meeting is now in session. This
meeting is being held accordance with
due public notice thereof and pursuant
to the New Jersey state sunshine law. Uh
notice this meeting was advertised in
the press and the current and a copy of
same has been posted on the bulletin
board in the municipal building. At this
time we will salute the flag. I pledge
allegiance to the flag of the United
States of America
and to the republic for which it stands
one nation under God indivisible
and indivisible.
At this time the board administrator
will call the role. Mayor Kel here.
Commissioner Langraph here.
Joan Nazelli,
he's on. Jay Cook here. Lorraine Salada
here. Tim Coup.
Tim Coup
here. Sorry, Carmel. That's okay. Wendy
Bartlett
here. Jessica Stilly here.
Okay. Um,
at this time we have the new business of
the discussion of a housing element plan
for the fair share. It's going to be
presented by Tiffany Moresy. Um, uh,
Lance, do you want to give a a preamble
on this that they sell where we got to?
Sure, chairman. And I would appreciate
that greatly. Sure. So, um, COA is a
long story. Um, as I told the chairman
before the meeting, um, I got out of COA
planning about 25 years ago. Tiffany
stayed with it. Um, thankful that she
did because she's one of the best in the
state at it. Um, this was a was a rush
project for us. We understand that. We
were hopeful that we were not going to
have this many um affordable housing
requirements. It's a difficult task to
to produce those units on a barrier
island. So, we were hopeful that that
number would get knocked down a little
bit. It did not. So, well, I guess
Tiffany did knock it down in her report,
so that's good. Um, but we did bring her
on a couple of weeks ago to get this
done. Today is the deadline for this.
So, um, we want to save, we want to be
protected under the COA. It's not COA
anymore, really, is it, Tiffany? It's
just more it's the program or affordable
housing. Um, it's always COA to us old
schoolers, though. Yeah. We want to be
protected against builder's remedy
lawsuits where a builder could come in
and say, "You're not providing your
affordable housing. I'm coming in. I'm
suing you. I'm going to build as many
units as I want and then just put 20% of
that as affordable." So, they could come
in and build, you know, find a site, you
know, they might buy a big huge
property, tear down what'sever there,
and then build a very large um
residential development with a very
small 20% set aside for affordable
housing. That's what you want to avoid.
You want to have a plan that's that in
my opinion and I think a lot of folks
that we've talked to, I know Maria
Mento, Commissioner Mento is of the
same, not have them in one section of
the city. Let's spread these homes out,
these affordable units throughout the
city. And that's the plan that Tiffany's
come up with. Um, so
just a precursor to it. I would like to
go back and just make sure that we have
our our open public meeting
announcement. Um if um
could do that or Jake, you could do
that.
What happened to the audio?
Jay, did you get that? No, I didn't get
it. What happened? I didn't hear
anything either. the the um the open
public a me meeting announcement that
you do at the beginning of every
meeting. This meeting is being held in
accordance with the open public meetings
act.
Yeah, I did that already. Yeah. Okay. I
must have missed it. I'm sorry. Okay.
That was the first I did it right after
the uh the call to order in the meeting.
Okay. My bad. All right.
All right. Um yeah, that that's a
mandatory thing. Um, all right. We're uh
Lance, are you complete now with your
statement? Yes, sir. Uh, I guess it's
appropriate to bring the Tiffany on um
uh at this time. So, Tiffany, is there
anything special that you need to uh go
or you can the floor is yours to give
the presentation of your of your
excellent body of work?
So, uh, I think you would want to swear
me in and then I'll just give a little
bit of my professional background since
you haven't heard from me before. So,
just so you know what I do and then the
presentation. Sound good? Okay. Alo,
could you uh swear our our professional
witness in? Sure. Tiffany, just give us
your name and business address for the
record, please. Yes. Tiffany Morrisy, 7
Equestrian Drive in Galloway, New
Jersey.
And please raise your right hand. Do you
swear affirm the testimony you'll give
this afternoon will be the truth? I do.
Okay. Thank you. Tiffany, for the
record, could you explain your your
licensing and your credentials so we can
accept those, please? Absolutely. So, I
am a licensed professional planner in
the state of New Jersey as well as a
member of the American Institute of
Certified Planners. Been licensed for
over 20 years. I have a graduate of uh
degree in the master of city planning
from the University of Pennsylvania. Uh
I've been uh representing municipalities
and development throughout New Jersey um
through various um jurisdictions uh
specifically in terms of the housing
which we're dealing with today. I've
prepared housing plans under the prior
round under the third round and under
this fourth round and in this fourth
round I have done 12 housing plans so
far this year. This being one of the 12.
Um I've also been qualified by the
courts as an expert in affordable
housing. How many plans you think you've
done in your career? In my career? Yeah.
I know I did 12 in the past two months.
So, okay.
All right. Well,
with the court and everything in the
balances that you're highly qualified
and your credentials are accepted. Thank
you very much. Thank you. Um, okay. So,
we're brought here today because the
state of New Jersey adopted what is
known as the fourth round of affordable
housing regulations. And under the
fourth round of affordable housing
regulations, it's done much differently
than it has been in the past. There are
strict deadlines in order for a
municipality to stay in protection um so
that you're not subject to builder's
remedy lawsuits as Mr. Langraph was
talking about. Um, and one of those
deadlines is that this plan has to be
adopted and uploaded to the state portal
by the end of the day today. Um, and for
whatever it's worth, you're the first of
four meetings I have today. You're not
the only municipality doing this on June
30th. So, um, it it's a timeline and
it's a tricky timeline.
The city of Ventner has not done a
housing element and fair share plan in
the past. So, you had to address
everything from 1987 through 20 or 2035,
which is the end of the fourth round.
Uh, that's not unusual. Um, there's
several municipalities in Atlantic
County that still have not done housing
plans, but under the fourth round
regulations, um, they made it a little
bit easier to enter the process and
created a better benefit in terms of the
protections. And so it's the smart thing
to do at this point to enter into the
process and address your affordable
housing obligation. Especially as land
becomes less and less available, you
have a higher risk of people coming in
and trying to implement a builder's
remedy to build what they want to build.
So this protects you and lets you be in
control of your planning and zoning. In
terms of Tiffany, can I interrupt you
for one? So you're saying is that this
action being done by the city is the
appropriate action at the appropriate
time to protect the city and all
individuals within it. I in my
professional opinion, yes. Thank you
very much. You're welcome. Um so
affordable housing has five components
in essence. There is what's called the
present need obligation. The present
need obligation is what I call a
rehabilitation obligation. That is the
requirement to take substandard building
units in your community and rehabilitate
them if they are occupied
improvements to their property and
therefore you've assisted in a
rehabilitation uh need. Your
rehabilitation obligation is reset every
time a new round of affordable housing
comes around. And this round 2025 to
2035, the city has a rehab obligation of
24. I'll talk about what you're going to
do for that later, but I just want to go
through what your obligations are. Then
there is the new construction
obligation, and that consists of uh
three components. Um, and I think I said
there were five components. There's four
components total. There's the prior
round requirement, which is an
obligation that you acrewed from 1987
through 1999. Your prior round
obligation was calculated by the then
agency council on affordable housing and
they determined that your obligation as
this for the city was 27 credits.
The third round uh was a much longer
required period because it was litigated
um in the courts and that ran from 1999
through 2025.
In that round, um, the obligation was
calculated based on a court settlement
on how to calculate affordable housing
obligations. It's called the Jacobson
decision. It's referenced in my report.
Um, and that decision, um, a consultant
did a calculation based on the formulas
from that court decision, and Bentner
would have an obligation of 19 units
over that much longer time period. So,
you're getting smaller. You went 27 down
to 19. And then the fourth round which
was adopted in 2024, it runs from 2025
through 2035.
The way they calculate your affordable
housing obligation is similar to what
they did in the Jacobson decision, but
now put into legislation on how to do
so. And that obligation was 14, which is
a a very small obligation and a
manageable obligation. And so what that
means is that the city of Bentner has a
total obligation from 1987 through 2035
of 60 credits required. And I say
credits, not units, because you get
bonus credits for certain things that
you do. So you don't necessarily have to
create 60 units. You have to create 60
credits. And then you have your rehab
obligation or your present need of 24.
as part of the process in in
understanding what to do with your
obligation. I'm going to start with the
rehab because that's to me the simplest
and most easy to explain. So in Atlantic
County, you are fortunate to have the
Atlantic County Improvement Authority.
They use community development block
grant money to help provide um funding
to low and moderate income families to
rehab their units. So, in the past
several years, um, the ACIA, Atlantic
County Improvement Authority, has
actually rehabbed some units in the city
of Ventner. Um, and I have all of the
units that have been rehabbed since back
to, I think, 2004 or five. So, they've
done a considerable amount. Um, so it's
reasonable to presume and to include in
your plan that for 2025 to 2035, ACIA
will be able to address your 24 unit
rehab obligation. And so we're not doing
anything different than what's been
done. You're just going to report them
and the ACIA will share with you when
they do a a rehab so that you can report
them to the state that that unit has
been addressed. Um and so that's the
simple way to address your
rehabilitation obligation. All
municipalities in Atlanta County do use
the ACIA program. Um it's accepted by u
the state agency that reviews your
affordable housing plans and it should
be acceptable going forward.
There are some municipalities that will
fund their own rehab obligation if they
if they have funds to do so. And that's
something you can do down the line if
you feel it's important um and you have
the funds to do so, but it's not
necessary.
So, then we get to providing the 60
credits that's required. There's a lot
that goes into how we determine to uh
address your 60 credits and there's a
lot that goes into your housing element
and fair share plan and what's required
in that um plan. Um, what I looked at is
a vacant land adjustment. So, when a
municipality is pretty much developed or
built out, you are able to look at what
land is available that is vacant and
would be able to be utilized to satisfy
your affordable housing obligation. And
so I looked at every vacant parcel in
the town or in the city to identify
those that were vacant and those that
were not environmentally restricted,
those that were not subject to parks or
open space requirements through uh green
acres restrictions or environmental
conservation restrictions, and those
that were large enough to accommodate
the development of at least five
residential housing units. Now, in order
to determine if it can accommodate five
residential housing units, the
requirement is that you use an
appropriate density. And in this case,
we used an assume assumed density that
you would be able to build 10 units per
acre because you're more city than you
are suburban. And that's an acceptable
uh density under the New Jersey state
plan that we can rely upon. In doing so,
there were two sites that were
identified as potential contributing to
being able to satisfy your affordable
housing obligation. Now, just because we
identified two sites, uh that doesn't
mean you have to zone those sites for
affordable housing. It just means that
you have to be able to accommodate the
potential development that occur on
those sites to create affordable units.
So, what does that mean? The two sites
that we found actually created a vacant
um a realistic development attend um
potential of 2.3 affordable housing
units rounded up to three to be
conservative. So, of the 60 credits that
are required, you only have to address
three affirmatively in your housing
element and fair share plan because you
only have two properties that are vacant
and of sufficient size where you could
reasonably address three affordable
housing units. When you do your 10 units
per acre, we would have a total of 12
units per se. I'm I'm adding on the fly
here, but about 12 units and only 20% of
those would be what you would have to
provide for. So that comes out to 2.3.
And that's the good news for the city of
Ventner in terms of your affordable
housing planning because you actually
have credits already existing in the
city that we're able to put towards your
affordable housing obligations.
So even though you only have to address
a realistic development potential of
three units, that leaves a 57 unit unmet
need or 57 credit unmet need. 57 um that
means what you have to do over the
period of time is provide general
opportunities to create affordable
housing credits to get you up to your
total 60. But you don't have to
affirmatively change zoning on a
specific site or implement a program and
and put funds towards it from your
municipal budget because it's unmet need
as long as you're able to address your
realistic development potential.
So, a lot of words there and interrupt
me if you need me to if you need to, but
I'll keep going until you do. Um,
you have
a development in town that has existed
since 1982.
It was occupied, I believe, in 1982. It
is uh Shalom. Shalom. I always say it
wrong and I really apologize. I'm
horrible at pronouncing things, but it's
um Shalom Towers. It is a 150 unit aart
um age restricted apartment complex. It
is for low-income seniors. Um I'm sure
you're all familiar, but it's it's
located on the corner of Sworth
Swarfmore and Burke Avenues. It's in the
southwest corner of the city, kind of
over near where Margate and Margate um
has their own development on the other
side uh of the border there. This
project actually addresses the majority
of your affordable housing obligation.
In your prior round, we're able to take
credit for 27, which is your prior round
obligation. 27 credits from this project
as prior cycle credits. That means they
can um we can use all of the age
restricted units under the prior cycle
credits to meet your full prior round
obligation.
So now we've addressed your RDP of three
and we've exceeded it by 24.
In your third round, um we were also
able to utilize a percentage of the
units at this facility as well as two um
group homes that are existing in the
community. Now, in the third and the
fourth round, um because
of the different regulations, you can
only use so many age restricted units to
meet your obligation. There is a caveat
that prior cycle credits can be are not
restricted. They can be all age
restricted. But in the third and the
fourth round, the third round you can
max out 25% of the total requirement can
be age restricted. In the fourth round,
30% of the total requirement can be age
restricted. So that's why the 150
doesn't just wash out all 60 because
you're only you're capped when you get
to the third and the fourth round. So
because of that, we're able to take up
to um six credits from that project in
your third round of your total 19 unit
requirement. And then there are two um
group homes in the community. Um one is
located on Hamshshire Drive and one on
Missah Hicken Avenue. Uh they are two
bedrooms each. They get bonus credits.
So each of them get four credits total.
So that gives us a total of 14 credits
against your 19 in your third round
plan. So we're short five, but that goes
to your unmet need, which is something
we'll address after we do our cumulative
approach.
In the fourth round, you have a
requirement of 14. And here we're going
to use again the towers again, which
will give you 4.5 credits. um you don't
get a full one unitit um bonus because
the bonuses in the fourth round are
different than the bonuses in the prior
round.
Additionally, in the fourth round, they
now allow you to take credit for what's
called transitional housing. And it has
been um determined by planners that
cooperative sober living houses and
rehab facilities are considered
transitional housing and will qualify
for credits. Um, that may be something
that the state reviews and clarifies and
if they take that away, they take it
away. But we're putting it in the plan
because planners across New Jersey feel
that it's appropriate.
You're allowed to do up to 10% of your
fourth round obligation in credits from
transitional housing.
So, we're good. The transitional housing
uh would allow you to take one credit um
because it's 10% of 14 and I didn't
round up to be conservative since we
were already pushing. Um but that gives
us a total of 5.5 credits in the fourth
round of the 14. Now, you have a lot of
of bedrooms from the transitional
housing, and those bedrooms I've listed
in the plan so that they're here in the
event the rules change and you can take
credit for more than 10% at least
they're listed and we can go back and
and adjust that. Um, so to summarize,
you have the three rounds 1987 through
2035, total requirement of 60, analistic
development requirement of three. We're
able to provide credits for up to 46.5
of the total 60, leaving that remaining
unmet need of 10.5.
So, we started out with 60 and now we
have 10.5, which is a lot less and more
manageable. And you can't just ignore
it. You have to do something to address
that 10.5. You do not have to
specifically reszone a specific
property. You don't have to create a
specific program or enter into a
specific partnership as you would if it
was not unmet need. But because it's
unmet need, we can do what's called an
overlay zoning. And so what I've
suggested in this plan to ensure that um
it doesn't impact the future development
throughout the city in a
disproportionate manner is what's called
an overlay zone for an affordable
housing set aside. Similar to other
communities I' I've prepared plans on uh
for which have unmet need. It would
require um
10 or more units of multifamily housing.
Now that may be on a site that's zoned
to allow for that type of housing.
someone who comes in and requests a use
variance and the board is favorable on
that type of application or someone who
comes in in the future and has a site um
reszone to allow 10 or more multif
family units, they would have to do a
housing set aside, affordable housing
set aside of 20%.
This doesn't put you on any specific
property. It doesn't marry any specific
property to the requirement to meet this
requirement to meet this obligation. It
provides an opportunity for the city to
look at plans as they come in in the
future um to see if they're going to
build more than 10 multif family units
to make sure they incorporate at least a
20% affordable housing set aside. That
20% affordable housing set aside is the
statewide standard for an affordable
housing set aside, which is why we use
the 20%. Um and it would be worked out
through the development process going
forward. Uh there are no other
requirements in terms of your affordable
housing if you adopt that that standard
ordinance. There are a few other things
that we did include in your plan though.
Um there are other programs that are
available to create affordable housing.
Um one such program results um one such
thing that you should do and is
recommended in this plan is to adopt a
development fee ordinance. Now that
sounds horrible. We're going to take
money. The state of New Jersey requires
that every nonresidential development
that is constructed in the state of New
Jersey pay a 2.5%
of assessed value fee to the state for
affordable housing purposes.
If your municipality has a development
fee ordinance because they have a
housing element and fair share plan. You
can't have this if you don't have a
housing element and fair share plan. If
you adopt a development fee ordinance,
you can keep that money in a local trust
and use it for affordable housing
purposes in the future. Now, in the
past, any commercial development that's
happened in the city would have paid
that fee and it's gone directly to
Trenton. So, since you're creating this
plan, it's recommended that you adopt
the development fee ordinance so that
you can then keep that fund. And we will
um provide opportunities depending on
how much is collected to maybe create
different mechanisms um to address
affordable housing such as helping
people with their rent or their mortgage
or assisting in a buy down program of
units throughout the city so that we can
re-evaluate whether or not we need to
maintain that overlay zone. if you're
able to create um units through uh
creative mechanisms using that
affordable housing trust fund if you
collect enough money. And so that's
included in the plan um not as an
affirmative requirement but a
possibility to be utilized if enough
funds are collected. Those funds can
also be used to offset uh cost in terms
of consultant fees, administration of
the units, marketing of future
affordable units and um other mechanisms
and and in accordance with the uh state
regulations. So if you don't use those
funds, you collect them and you decide
that you don't need to use them, they
just revert back to the state after a
period of time which they would have
taken in the initial round anyway. So
this gives you opportunity and options.
Um moving forward,
there are ordinances that would need to
be adopted as part of this process.
Those ordinances do not have to be
adopted until March of 2026 or until the
state reviews and approves your entire
plan. So there's no rush uh to do
anything at this point. This plan will
not impact any existing development
applications or approved redevelopment
plans. it would only impact things going
forward after that March 2026 date.
And I think that covers the gist of
what's in here. There is a lot more in
this plan in terms of a demographic
analysis, history of affordable housing.
I didn't go through all of that. Um, you
can read the demographics. I I wanted to
focus on what the mechanisms are in the
plan.
And I think that's unless we have
questions. I and or if I missed
something that someone saw that they
want me to discuss, please let me know.
That was a pretty good explanation of
it. I've seen these before, guys. So, so
don't hesitate to ask questions. Um
Tiffany's also working with Brigantine
to get their plan their meetings this
afternoon, I think, as well. Five
o'clock tonight. One of the last ones,
too. Yep. Um so, we're not do that.
Yeah. Brrigantine does that market to
affordable program as well. um and
they've done that successfully. They've
collected enough money um to do that.
So, uh that's why I think it makes sense
when you have this unmet need if you
collect enough money to leave that
option open. Yeah. Tiff Tiffany, could
you identify or explain to us what
actually is a uh I guess a a lowinccome
unit uh that we are to meet because I
don't understand what that is, what the
price of it is or the size or how it's
described.
So
I guess the best example is to look at
what you have in town and look at the
towers, the shalom towers. Those are
affordable units. Um they are age
restricted affordable, not for families,
but they are, you know, nice quality. Um
and they provide an opportunity and a
and a place for low-income seniors. In
terms of your uh price points and what
that means, there are formulas that the
state creates as to what is considered
affordable housing and affordable income
levels. And in um the we're in region
six and so that includes four different
counties, Kate May, Cumberland,
Atlantic, and Salem. And they set what
the medium income is and then determine
the low and moderate incomes. So we'll
go a threeperson household, mom, dad,
and kid. Uh a moderate income family
would be making 70,000 71,000 a year. As
a threeperson household, that is the
level of affordability. um you go to a
fiveperson household, mom, dad, you
know, three kids or mom, dad, two kids,
and grandma. Uh it's around $85,000 is
the moderate income level. And the low
income is a little bit lower than that.
Um but they're not bottom of the bottom.
Um and additionally, if you are uh an
affordable housing family, if you're
qualifying for affordable housing, you
have to have um you have to qualify for
a mortgage. you have to qualify for the
security if it's rental and so you have
to show some stream of income and that
you're working and that basically it is
people um just starting out out of
college. Uh new school teachers that
aren't making enough money but they have
a family and they're younger or new
police officers or firefighters, people
that are just beginning and need to get
a step up. Um it also is provide it
helps with the senior population um who
are on social security but and don't
make the money they were making but
still you know need to have affordable
housing. So that's the kind of level
you're talking about in terms of housing
if that we could you're saying we could
actually use this to attract uh new
people to our fire departments and
police departments and keep them with it
and have them live within the city. I
mean to a certain degree you have to
affirmatively market the units but you
can tell them that they're available.
Yes. Okay. That that's an interesting
concept that I don't think we're aware
of uh here. Um uh thank you very much.
Hey
did you get the blood work? I did.
Awesome. Thanks. Sorry.
Okay. Um, all of the units that you
create do require deed restrictions.
They have to be deed restricted for at
least 30 years or more in terms in order
to qualify. So, um, they're not um,
they remain. That's what that trust fund
money helps you monitor. If someone
sells the unit, you have to qualify the
new family affordable housing and
that
there guys.
Yeah. Right. So, uh, now we have till
2035 or, uh, 10 years to qu to qualify
under this plan. Yeah. Have 10 years to
address this. And because it's unmet
need, if nothing happens, it's okay. As
long as you kept that zoning in place
and were um, didn't turn things away,
per se. I just stopped and say hello.
That's all right. I'm I'm meeting the
easiest way. Dan, you got to mute
yourself. for speaking over the meeting.
There you go. There we go. What is the
easiest way for the city to comply?
That's the overlay zone that we uh are
suggesting here. That would be if anyone
builds 10 or more multif family units
that they um provide a 20% set aside.
And again, it may not be based on
current zoning. It could be any new
development that comes in that you're
changing the zoning. they're asking for
variances or something of that nature.
Okay. Um, now is in your study I have to
go over is do you have a like a or can
you do a breakdown like a a bullet sheet
for us uh that itemizes these like so we
guide we can try and follow or look at
or pass out to uh board or or discuss.
So you should we're adopting this today,
right? So, I don't know what you're
asking for in that regard. What'll
happen is we will have either one of our
current staff or a consultant will be
our housing liaison. Okay. That will
keep track of all these things for us.
Very good, Lance. Thank you. Yep.
I think uh that says it all, Lance. Um I
just I'm going to answer a question that
I see just so that I can preempt it.
When we did the vacant land analysis,
um, we looked at every lot that was
vacant and I said there were two lots
that were identified. Uh, those two lots
are not required to be reszoned for
affordable housing. The one lot is um on
Cornwall and the boardwalk. It's a
vacant parcel. It could be that it's
going to be reconstructed, but at the
current time of doing the plan, it was
considered vacant. The second lot is
actually the city parking lot on Newport
Avenue. There is potentially an argument
that your parking lot shouldn't be
counted, but the it was underutilized
and we were able to address the 2.3
requirement. So, I I didn't want to
create an argument where the state was
saying, well, why didn't you include
this? I included it just to be
conservative because we were able to
address it.
Correct.
Okay.
U is there comment or questions of any
other members uh that are here listening
and attending the meeting?
We should open it up to the public.
Well, I am going to do that now. That's
why I wanted to get first in um
uh I'm gonna open up to the public. Is
there anyone in the public that wishes
to make comment or ask questions on this
particular uh topic?
Anybody
in the public who wishes to make or
speak on any of these on this issue,
please make yourself known within the
chat or by raising your hand and you
will be recognized.
And there's a couple there is a couple
people who are asked some questions in
the in the chat. I know uh Tiffany
answered one as to what were the two
identified lots,
but looks like Nette Galloway is asking,
"Do the units need to be deed
restricted?" And then whoever
I'm sorry. Yes, they do. Okay. And then
does the new professional building need
to be 20% low income? No, it's subject
to an existing redevelopment plan. So,
uh it is not subject to that
requirement.
It's from someone named Rudo.
Uh
Leo, we've had in past practice, we've
had the folks not type in questions.
Yeah, I that's what I'm kind of s
They're they're obviously on. I think
they could they should one at a time on
Yeah. Um,
Jim, is that
are we able to bring these people from
the public who want to ask questions on?
Mr. Morano, please unmute yourself.
Hello. Can
Yes, go ahead. It seems I can't start
the video, but uh Tony Morano, 402 North
Seren. Um, I guess I'll just ask a
couple of the questions that are in the
chat. Uh, one I had was if you could
identify the
whoever's talking in the background,
it's this a a public meeting. So, one at
a time.
Uh, if you could identify the over the
prospective overlay area, Tiffany, I'd
be interested in that. And so, the over
Oh, I'm sorry. I'll wait till the
answer. I'll ask all your questions. No,
you go ahead. So, the overlay area is
citywide. So any property that builds 10
or more multif family units, whether
it's by existing zoning through proposed
variance, proposed zoning change, or
proposed future redevelopment down the
line, would have to do a 20% set aside.
Um, so it's citywide for anyone that
builds something of that proposes
something of that scale after
from this point forward. Well, March of
2026 forward.
Okay. And there was another question in
the chat about the uh professional
building um redevelopment as whether
that need to be 20% low income, but I
think somebody answered that and
indicated that that's a because it's
subject to an existing development plan.
Correct. It is not subject to a
requirement for 20% low income. I will
say um I know that plan does include
some conversion of the school to
commercial. So to the degree that that
conversion requires a development impact
fee that the state would collect anyway,
the city would get that development
impact fee.
Okay.
Thank you, Tony. Jim, there's someone
saying they can't unmute themselves. Is
that our issue or No, I just asked him
to unmute. Okay.
Hi, this is Jolia Rado. I'm actually
Anthony Morgano's wife, so he handled my
questions. But due to the fact that you
had the meeting during a workday, I
cannot come off a video as I work in a
lab space that cannot be videographed.
That that that that's okay. Um
do do you have a question?
Think no, they were they already
answered. Thank you. Okay. Thank you.
Any
other members of the U public wish to
make comment or question?
Okay. I'm not seeing any more. Leo, Jim,
you have uh confirmed that there's no
more questions for the public. Yes, I'm
not seeing anymore. Okay. So, that's a
confirmation. So, the public portion is
now closed for this particular hearing.
Um, at this point, uh, Benny, do any of
those attending have any questions of,
uh, of council or of Tiffany? Um, uh,
before we go go ahead because we next
move into a resolution for adoption.
Uh, Jay, it's Tim Cove. I just had one
very very minor thing. It's a it's I
think a typographical error on page 14.
Um, one, if there's only one, I'm
impressed. Um, it just talks about the
total housing units from 1900 through
20. And I think that's supposed to be
1990 in two places, but it is. And I
fixed the table already, so I didn't see
it in the text. So, thank you. Yep. Way
to go, Tim. Well, you know, I read it,
so I may I appreciate.
You get a gold star for reading it, Tim.
So, um, okay. Also, just comment that
the plan is on our website.
I know it's on file with the city Nette.
Um, but but I can like I'm sorry,
Carmela. I can post it. Yep. I believe
it already is. Okay. Right. Yeah.
Actually, this was started, Lance back
in February, I think, um, of this year
when it became available. Am I correct
in that? Um, we had to take some other
action with the state back in January,
February, but this this plan started
literally two weeks ago with with
bringing Tiffany on board to get I know,
but qualifications and so on to get to
this this point actually started
earlier. Yeah. So, uh, I just want to
make that note that uh that uh um this
wasn't uh something you just all of a
sudden boom um that you worked on it and
it's an excellent piece of work. So at
this point if we have nothing further to
do Leo as you do all all um uh uh
motions and so and resolutions have them
could you please frame one in the
affirmative for adoption of this
particular study please? Yeah, everyone.
I sent resolution number 17. And
basically what the municipal land use
law says is to make Tiffany's plan a
component of our master plan. Our
planning board has to do so by
resolution. And that's the resolution
that you have in front of you. Um it's
pretty self-explanatory. It's it's it's
relatively short which basically just
says the planning board here hereby
adopts Tiffany's plan as part of as a
component to or slash amendment to our
master plan. Um so what we would need
and and I guess I'll ask Juliet real
quick. Typ typically Juliet when we do a
resolution we just do a motion, a second
then an all in favor. It it it to your
knowledge, do we need to do anything
more than that in terms of like a roll
call vote versus an all in favor? Well,
I don't know if you have to, but I I
would just recommend that you do a roll
call vote. Perfect. Just just remind
everybody um you know, because today is
a critical deadline that um assuming you
pass the resolution, would you please
have um Mr. Cook sign it and um Miss
Malfara sign it? uh date it and uh email
it over to me immediately. We're going
to be filing it with the affordable
housing program later this afternoon.
Yeah. And assuming it's adopted, I was
going to that's the question I was going
to ask the chairman. Jay, what's your
ability to to uh get that to Carmela? It
will be taken care of as soon as
possible. I appreciate it within within
minutes. It'll be taken care of. I
appreciate it. So that said, uh, Juliet,
usually we we state reasons on a vote.
Would you want reasons stated here?
I don't think it's necessary unless
someone wants to compliment Tiffany on
the uh, amazing work she did on such an
incredible deadline because that would
be my comment if I were on the board.
Well, it's been my comment all along.
So, I'm going to do that. Uh, um, but
anyway, um, okay. you've uh uh I want to
I make one thing you made when you're
reading into the record layout u you uh
didn't include Tiffany's last name which
is Morsy. So if you could add that to
the uh Tiffany's last name to that and
that she's a licensed planner. Um then
that that would be the resolution I
would ask for.
Okay. Yeah. I mean in the resolution
it's not just those two items in that
and that I think Juliet you think that
would be you would agree with that. Uh
uh yeah. Well um you know because this
is such a a technical and regulated
process um Mr. Manos was able to prepare
a a written resolution in advance of the
meeting and it is the resolution he
referred to 17-2025
and I I would just urge everybody to
look at that because that is what you're
um technically voting on and it does
include Tiffany's last name of course. I
think it's appropriate that the
resolution be read into the record of
this meeting uh rather because everybody
doesn't see it uh um in writing here uh
unless it's put up on the screen that
everybody can see it. Uh but uh that
would be the case. I would just say that
Leo just read the resolution into the
record. Okay. And I circulated this is
city of Ventner planning board
resolution number 17205 resolution
adopting fourth round housing element
and fair share plan of the city of
Ventner master plan pursuant to NJSA
NJSA4 55D-28A
and NJSA 405D-28B3
whereas the New Jersey municipal land
use law and in particular section 28A
provides that the planning board of
municip
municipality may prepare and
after public hearing adopt or amend a
master plan or component parts thereof
to guide the use of lands within the
municipality in a manner which protects
public health and safety and promotes
the general welfare. And whereas
uh section 28B and 28B3 of the municipal
land use law, one of those components of
the master plan is a housing plan
pursuant to NJSA 527D-310
including but not limited to residential
standards and proposal proposals for
construction and improvements of
housing. And whereas the city of
Ventner, Atlanta County, New Jersey on
January 24th, 2025, filed a complaint
for declaratory relief docketed as
ATL-L-160-25.
And whereas by order entered March 27th,
2025, the city's municipal obligations
for the fourth round present
and P and perspective need were fixed.
And whereas the city is seeking
compliance certification from the
affordable housing dispute resolution
program for its fourth round fair share
obligation. And whereas NGSA 52 col
27D-304.1.2A
2A requires a municipality seeking
compliance certification to file with
the program a housing element and fair
share plan which which has been adopted
by the municipal planning board and
endorsed by the governing body no later
than June 30th, 2025. And whereas the
city authorized and directed a written
housing element and fair share plan to
be drafted and circulated at the city of
Ventner planning board for consideration
and adoption. And whereas the written
housing element and fair share plan is
entitled housing element of master plan
fair share plan and prepared by Tiffany
A. Marcy AICP
of Tiffany A. Kuiello,
PP, LLC with a draft date of June 20th,
2025. And whereas the planning board
conducted a public hearing on the H
housing element and fair share plan at a
special meeting held on June 30th, 2025.
Whereas the in the opinion of the
planning board, the adoption of the
housing element and fair share plan as
part of and as amendment to the city of
Ventner master plan is
as follows. Section one, the
affformentioned recital, everything I
just said are incorporated as as though
fully set forth at length. Section two,
the planning board here hereby adopts
the housing element and fair share plan
attached here two is exhibit A as part
of and as amendment to the city of enter
master plan. Section three, if any part
of this resolution shall be deemed
invalid, such part shall be severed in
the invalidity
thereby shall not affect the remaining
parts of this resolution. Section four,
the planning board secretary is hereby
directed to transmit a copy of this
resolution to the mayor and the city
commissioners. And section five, this
resolution shall take effect
immediately. And there's a signature
line for the chairman Jay Cook and
Carmela Malfa as our planning board
secretary. Then there's a line for the
date. And I will be empowered to sign at
the deck with no waiting no waiting
period. So we'll need a motion to adopt
resolution number 17, a second, and then
uh Carmela can take a roll call vote.
May I have a motion, please, and a
second? I'll make the motion.
Second. Okay. Will Carmela, please have
a roll call vote. Nine members, Carmela,
if we have nine. Thank you. Up to nine.
I have 10 members. Okay. So, stop after
nine. Okay. Uh, Mayor Kel,
uh, can you hear me? Yes. Um, I vote in
support of the resolution. I vote yes
for uh and I want to thank um the uh the
the attorney and Tia and uh Commissioner
Langraph without their uh support and
anal anal analytical abilities on this.
is a very um technical, very highly
regulated, very complex set of formulas
and I believe that uh Commissioner
Langraph is uh an asset um as part of
this administration taking this
seriously um and and protecting the city
from um the builder's remedy lawsuits um
and um and all and uh and and the
overlay district being the entire city
gives us the flexibility that I think
we'll need uh in the future. So, I
applaud both of your hard work on this
and vote yes. Commissioner Langraph, I
also support the resolution and I'll
reiterate, you know, Tiffany did yman's
work on getting this done. Archer
Grinder with Bob Buckton and Juliet Hirs
and their team also assisted, you know,
our staff. Carmela, you guys jump
through hoops. We're going to do the
same thing again in seven minutes with
our city commission and Lisa Hand and
that group getting this stuff done
quickly. Um it's a process and you know
vendor has never done this before. Ne
never never addressed affordable
housing. Um you know we've we've been
taking some hits online lately for you
know rushing this through. There's a lot
of municipalities that are rushing this
through today because it it's a
difficult process to go through and I
certainly appreciate the mayor's
comments but this is this is Tiffany
getting us to the finish line here. So I
vote yes and support the resolution.
Joe Aazelli.
I don't know if you can hear me, but I
also vote yes.
Jay Cook. Uh, I'm gonna vote yes. And
I'm going to applaud first of all city
commission for grabbing the bull by the
hand, just grabbing it by the horns and
dealing with this issue. It's never been
dealt before by anyone in the city and
you guys did it. And it's been done with
A1
credentialed professionals that have
done one impeccable job. Tiffany, I got
to tell you, A1, it's the best I've
seen. And I've read some of these plans
from other cities and you've nailed it
and you've been here and Juliet, thank
you for your your guidance on everything
going here um in that. But uh Ventner is
truly being led well and this is a good
thing. It's a useful tool for the
planning board in the future and it
protects the city. So without any
further comment,
it's a landmark thing that's that's been
done. So everyone deserves kudos all the
way around and congratulations. And
Carmemella, thanks for putting the time
in. You make it happen.
Thank you. The rain resoundingly.
I approved the resolution and a big
thank you to all those involved who
expedited it uh to get it done in such
an orderly and efficient manner. So yes,
I Dan Smith
uh I'm also going to vote in favor. I
can't I can't believe the amount of uh
work that has taken place in such a
short period of time. you know, this is
uncharted areas for us and uh I think
we're being guided extremely well
through this process and I feel
comfortable with everybody involved and
their hard work. I applaud and I'm in
favor. Tim Coupe. I I also vote in
favor. Um I appreciate the work that was
done to make a very complicated subject
understandable. Uh, I think it offers
protection to the city and it adds a
good dimension to our master plan. So,
thank you, Mayor Gascal. I also vote
yes. And I just want to thank everybody
that's involved here.
Wendy Bartlett.
I also am vote in the affirmative on the
resolution. And thanks to Great job by
everybody.
We're complete, Jay. Okay. Uh Jessica, I
know you you're not voting, but do you
have a comment on this at all, Jessica?
No. Um really my only comment was that I
thought Tiffany did a really nice job
presenting this. Um I actually sat in
another one earlier this month for a
different municipality and it was not
nearly as clear and concise. So want to
commend her on that. So that's all I
have to offer. Thank you for your
comments. And uh a special thanks to Jim
Pachinowski who's uh kind of makes this
all possible and oversees everything,
all the technology and gets everybody
working great. So if uh if this is
complete, there's nothing further. Uh is
there any further business for this
meeting? May I ask that question?
No. Carmela, once you have that signed,
get if you can get it over to Juliet?
Yes, I will. Okay. I'll take care of the
signing. It'll be done within minutes. I
guarantee it. And that'll be the case.
Uh and at that point, may I have a
motion for adjournment? Um motion.
Second. All those in favor? I I I I
We're now adjourned. Thank you for your
time and thank you for our landmark
decision. We appreciate your help. Enjoy
the day. Thank you. Thank you guys.
Thanks. Rest.