I pledge allegiance to the flag of the United States of America and to the republic for which it stands. >> God, indivisible, with liberty and justice for all. And I'd like to have a moment of silence for all our servicemen
serving here and abroad. >> Thank you. >> I have a roll call, please. here. >> Joseph >> here. [Music] All right. Public meetings
act statement from our attorney Deborah R. >> This meeting is being called pursuant to the provisions of the open public meetings act. Notice of the meeting has been provided through publication in the official newspapers of the township of Jackson as all have been posted on the
bulletin board municipal complex. Accurate notice of this meeting have been offered. The board secretary is directed to include a record of this notice in the minutes of the meeting. >> Thank you. I just like to make this statement at the beginning of the meeting. This
meeting is a judicial proceeding. Any questions or comments must be limited to issues that are relevant to what the board may legally consider in reaching a decision and decorum appropriate to a judicial proceeding must be maintained at all times. This meeting shall end at
10 p.m. unless a majority of the board agrees to continue. Uh the minutes for the June 26, 2025 meeting are not ready at this time. They will be ready for our January meeting. Uh, do I have a motion to approve approve the bills for our uh,
professionals? >> Can I have a roll call, please? >> Bill Boyce, >> Edward Shakowski, >> yes. >> Frank Sullivan, >> yes. >> Deborah Wel, >> yes. >> Joseph Sullivan, >> yes. Right. Uh, Mr. Mimole, do we have any
correspondents? Steve from some uh heat control letters for South uh Southwind Village and Jackson Acres. Next will be the resolutions. Resolution 2025-2230 First Street LLC doing business at Shady
Lake Park. CPI increase. Um this room >> I read it. >> Okay. >> Uh this meeting a public hearing was held on June 26, 2025 in the missile building of township of ocean at which
time the applicant provided evidence as to the accuracy and appropriateness of a CPI increase as referenced in the application. The board of council car mealy of the firm member and company reviewed the application and find to be accurate. The board has determined that
the application for rental increase should not be effective until after the board has had the opportunity to review and vote on the application. Court have a considered application testimony and exhibits find that the CPI increase is appropriate.
The application of CPI increase of 2.9% is hereby approved effective June 1 of 2025 in accordance with the start date of each tenants lease. The total rent for each tenant each unit commencing on June 1st 2025 shall be as set forth on
schedule A as prepared by the board counted board accounted Carmen Mealy and attached two made a part here. >> Right. Thank you. Do we have a motion to approve U resolution 2025-22? >> Second.
>> Roll call, please. Bill Boyce, >> Edward Chukowski, >> yes. >> Frank Sullivan, >> yes. >> Deborah Wankle, >> yes. >> Joseph Sullivan, >> yes. >> Next will be 2025-23 Bay Lake Park application for rent
decrease for real estate taxes. Public hearing was held on this application on June 26, 2025 in the municipal building of the township of of Jackson at which time the applicant provided evidence as to the accuracy and appropriateness of the rent increase as
referenced in the application. The board accountant Carmen Meily of the firm of company reviewed the application and find to be accurate. board haven't considered the application. >> What we're doing right now is reading the resolutions that were done in in
June. >> I'm not going to I'm not going to do this. This is not a council meeting where you can come and argue with the council. >> You will have a time in the public to address us. Okay. judicial proceeding >> and these are resolutions from a
previous meeting. That is why there's no discussion on them because this is things that were approved in a previous meeting. >> Um what I will ask tell you members of the public you will have an opportunity to address the board at the public session. Let us please get on with our
business. So, as I was reading this resolution, resolution number 202523 concerning Shady Lake and their re request for a rent increase for real estate taxes. The public the I'm sorry, the board
accountant finds the same to be accurate. The board considered the application testimony exhibit submitted if any and made the find following findings. The monthly rent per unit increase is $183 per lot. The number of
sites is accurately stated as 36. The total license fee of $200 was paid and the appropriate license fee allocation for each site is set forth in the application at 46 cents per month for each site. The correct old base rent for
sites 1 through 36 was included in the application. The analysis provided with the application was footed and cross-footed for accuracy. The board termed that the application for the rental increase was should not be effective until after the board has had the opportunity to review review and
vote on the application. Board finds and grants the application of the applicant for an increase in rent based on the increase of real estate taxes is approved. The monthly per unit increase is $186 per lot. The old base
rent for sites 1 through 36 was correctly stated in the application. The total rent for each site commencing June 1, 2025 shall be SF4 on the schedule a task here to reapply. >> Thank you. Do I have a motion to approve
resolution 2025- >> Great. I have a second. >> I have a roll call, please. Bill Boyce, >> Edward Chowski, >> Frank Sullivan, >> yes.
>> Deborah Wano, >> yes. >> Next will be uh 2025-24. [Music] This is the Shady Lake Park application for capital improvement increase.
On June 26, 2025, the applicant was presented his application and all interested parties given the opportunity to be heard, including tenants of the subject apartment complex as well as council witness for the applicant. Testimony
provided by the applicant can be summarized as follows. There was a need for a new parking lot, concrete upgrades to the basketball court, new septic tanks, and new curbs. The total cost for the road improvements of $17,500 that was paid by the applicant resulted
in a request for a capital improvement increase based upon the gross sum of 107,000 17500 which am ad amvertised over a useful life of 15 years resulted in a monthly increase to each lot each of the 36
slots of $1569 effective June 1st 2025. Five. >> Thank you. Uh, do we have a motion for approval for 2025 dice 24? Do
>> I have a second? >> Roll call, please. >> Will Boyce? Yes. >> Edward Chicowski? >> Yes. >> Frank Sullivan? >> Yes. >> Deborah WLE? >> Yes. >> Joseph Sullivan. >> Yes. Next will be 2025-25
rental decree decrease applications MGM Maple Glenn the local rent court control board or the township of Jackson County of Ocean State New Jersey finds that Jim
Dumbrossski Mary Ellen Coderick Dennis Ca Cassell Linda Raduses Sydney Zukur Supine Sar Eric Wgleman, Mary Ellen McCann, Brian Bastion, Donald Gurley,
Vincent De Metro, Mr. Mrs. Gary Halligan, Helen McLaclin, Doris Roberts, Maline Wgleman, Amy Oer, Ro Roland Toric, Ella Westlake, and
Ronald and Carly Peckeric filed an application seeking a rental decrease based upon actions occurring in 2025. And whereas the board haven't heard the testimony from the applicants and whereas the board has evaluated the testimony and documents submitted by the
respondent Maple Glenn mobile home park and whereas said board having considered said applications testimony and exhibit submitted make the funds and phones. The applicant has not proved their need for a rent decrease and the applications are
denied. Well, I have a motion to approve resolution 2025-25. >> I have a second. >> Roll call, please. >> Boy, >> yes. >> Frank Sullivan, >> yes. >> Deborah WLE,
>> Joseph Sullivan, >> yes. Next will be our applications. We will first be hearing from GM Prospect Point for a CPI increase. >> Evening Miss Greenberg. How are you? >> Good. Good evening and almost happy
holidays. >> Thank you. >> Thank you. >> Lori Greenberg asked for appearing on behalf of GM Prospect Point. >> Is this your witness? >> Nin Garcia. >> Thou may swear or affirm that the
testimony of your best gives the truth. >> Yes. >> Again. >> Narcia. >> Nin Garcia. >> Nina. >> Ni. NI Garcia. >> Thank you, >> Miss Garcia. Do you um
uh attest or affirm that the information in this application is accurate to the best of your knowledge? >> Yes. >> Does anyone have any uh questions? Mr. Mimo, excuse me. to us uh was a proposed CPI rent
increase application for GM Prospect Point. The applicant is entitled to a maximum CPI increase of 2.9% plus an additional 1.5% for heat which they provide. Thus, the
total CPI increase will be 4.4%. Increases effective for annual leases ending on October 31st, 2025, November 30th, 2025, December 31st, 2025, January 31st, 2026,
February 28th, 2026, and March 31st, 2026, respectively. Reviewing the application, we found a complete application without any issues or discrepancies. >> Thank you, Mr. Moly. Um, board members, having reviewed the application, do any
of you have any questions for this applicant? I will now open it to the public for this application. Oh, yes. Can I have a motion to open it to the public? Do I have a second?
>> All in favor? I. This is for this application only. GM prospect point CPI increase. Anybody wishing to come forward that has a comment or question about the GM prospect point CPI increase, please do so. Please do so.
Now, also anyone on Zoom who is uh watching right now that has a question about the GM Prospect point application and only the GM Prospect point application, please um
raise your hand. Seeing none and and hearing none. Um do I have a motion to close the public portion of this application? >> Do I have a second? outbursts. Period. All those in favor?
>> I I We have a motion to approve or disapprove the GM prospect point CPI increase. >> Have a second. >> Roll call, please. Bill Boyce, >> yes.
>> Frank Sullivan, >> yes. >> Deborah Wankl, >> Joseph Sullivan, >> yes. >> Um, you have your uh approval. >> Yeah. Next will beh south wind for a CPI increase.
Greenberg Esquire appearing on behalf of Southwind. >> And I I have with me Kevin. >> Is the mic turned on? >> This one is Hello. Can you hear me? >> The other one in the green. >> Okay. Can you hear me now? >> Yeah.
>> Lori Greenberg, Esquire, appearing on behalf of Southwind and I have with me Kevin Miller. You slely swear affirm the testimony you're about to give is the truth. >> Yeah. Yes. >> Uh presented to the board was a CPI rent
increase application for UMI Southwind Village. applicant is entitled to a maximum CPI increase of 2.95% effective December 1st, 2025 in accordance with the start date of each tenants's lease. Reviewing the
application, we found a complete application without any issues or discrepancies. >> Mr. Malloy, it's um right. >> I thought you said what did I say? >> Oh, I'm sorry. >> So, it's
Thank you. Uh uh do you uh affirm that this application is accurate to the best of your knowledge? >> Yes, I do. >> Thank you. Uh does anyone from the board having reviewed the application have any
questions for this applicant? Hearing none, I will now open it to the public or ask for a motion to open it to the public. on this application only. Do I have a motion? >> All in favor?
>> I. >> Anyone wishing to come forward on Southwind CPI increase, please come to the microphone. If not, Southwind uh CPI increase and you can't come to the microphone and you're on Zoom,
please let us know on the Zoom application. if you wish to come forward. Hearing and seeing none, I ask for a motion to close the public portion on CPI increase south. >> I have a second.
>> All in favor? >> I. >> Having reviewed the application, do we have uh any motion here for approval? for disapproval. >> WLE and Sowski, can I have a roll call,
please? >> Bill Boyce, >> Edward Chicowski, >> Frank Sullivan, >> yes. >> Deborah Winkle, >> Joseph Sullivan, >> yes. Next will be the Southwind Real Estate
Tax Pass through. Once again, Lori Greenberg appearing on behalf of um and I have with me Kevin Miller. >> I just wanted to remind you, sir, that you're still under oath. >> Yes. >> Okay. Presented to the board was a
proposed real estate tax searchcharge increase application for Southwind Village. The real estate taxes for the entire complex increased a total of $10,740 from 2024 to 2025.
There are a total of $250 units in the complex. Therefore, the monthly per rent increase is $3.58 per unit and that is calculated by taking the 10,740 dividing it by the 250
units and dividing it by 12 uh months. This increase will be effective for December 1st, 2025. In reviewing the application, we found a complete application without any issues or discrepancies, right?
Um, you affirm that everything in that application is accurate to the best of your knowledge? >> Yes, I do. Okay. >> Thank you. Uh, does anyone from the board have any questions for this applicant in regards to the real estate tax pass through for Southland?
Seeing none, we will open it to the public. Do I have a motion to open it to the public for the um Southwind real estate tax pass through only? >> I have a second. >> Second, boys. >> All in favor? >> I I
Anyone on Z uh Zoom that wishes to discuss the South Wind real estate tax pass through, please make yourself known. If not, I would like to have a motion to close
the um Southwind real estate tax pass through. >> Second, voice. >> All in favor? >> I I Anyone have any discussion they wish uh for this real estate tax pass through? You have a motion?
Motion to approve. Motion to approve. Sullivan. Do I Roll call, please. >> Will Boyce, yes. >> Edward Chicowski, >> Frank Sullivan, >> yes. >> Deborah Wangle, >> Joseph Sullivan,
>> yes. >> Next will be um Oak Tree CPI increase. >> Okay. Um Lori Greenberg, Escort appearing on behalf of uh Oak Tree. And I have with me Kevin Miller who is still under oath. >> Uh Mr. Moly
>> presented to the board was a proposed CPI rent increase application for Oak Tree. The applicant is entitled to a maximum CPI increase of 2.95%
effective November 1st, 2025 in accordance with the start date of each tenants's lease. In reviewing this application, we found a complete application without any issues or discrepancies. >> Thank you. Um, Miss Wanko, I know that you're a resident of Oak Tree and you're
going to step down for these two uh applications, but uh please uh stay in the in the room and come back up when they're >> started after. >> Please make a note of that. Step down for these next.
Do you uh affirm that everything is accurate to the best of your knowledge in the CPI application? >> Yes, I do. >> Anyone from the board have any questions about the CPI application? I will now open it to the public for the
CPI application only. I will need a motion for that. >> Do I have a second? >> All in favor? I I this is for the CPI increase portion only.
If anyone has any questions or comments about CPI, >> lady sure come forward. >> If this is about the CPI, >> I'm sorry, your name again, ma'am. >> No, I said courtesy in the courtroom. And do you solemnly swear affirm the testimony you're about to give is the
truth? >> I do. >> And one more name. You have a very soft voice. What is your name? >> Joanne Walker. >> Thank you. Walker. >> Yes. >> Thank you. >> So I have a question. Something uh was said in the previous meeting about March
being an increase on the CPI. If we're starting to pay a CPI increase in November, do we then have to pay something else in March of 26? >> No. This would last for 12 months. So it would go from November to November.
>> Okay. And um that's the normal CPI for pretty much everybody, right? >> Yes. Uh it's it's ba right now it's based on uh consumer price index. As of next year under the state law,
it'll be based under a cap of three and a half% statewide. However, municipalities can improve on that if they wish to and and approve their own municipal um
increased percentage, but they can't use CPI anymore as of next year under state law. >> And you had said something about depending on the um start date. I guess that would be the date that you come in to a complex.
>> Yes. So, November, >> if you if you started with your lease, say in January, January would be your start date. If you started in March, March would be your start date. >> Don't pay more than the 12 months.
>> Okay. So, anybody between January and November starts November. >> Well, they can. It depends on how they want to do it. Um, some of the manufactured home parks go by the
anniversary month. Others will say, say you moved in in July. They will not raise your your rent the first January, but they'll raise your rent the next January or whatever month they decide that this month that they want to use. Other um parks use the
anniversary month, so they have different months for each resident. It all depends on how they want to do it, but they have to give you at least 12 months on that first lease. >> Okay. So, there's a safety of your first 12 months. >> You have Yeah. They can't raise your rent twice in 12 months. >> Okay. Okay. Thank you very much.
Welcome. >> And so, the gentleman in the back with the hat. >> Yeah. I was just wondering, >> you have to come up to the microphone so we can hear you, sir. >> I understand. Before you begin, do you
solemnly swear affirm the testimony you're about to give us the truth? >> Yes. >> And your name, sir? >> Franklin D. Zotac Jr., retired Navy. >> Thank you for your service. Can you give me your name one more time? >> What? >> Your name one more time?
>> Franklin D. Zotac Jr. D as in delta. >> And your last name is what? >> Zotac with an S. S is silent. Okay. CPSA understand or CPI, pardon me. Now,
we had the previous owners, our roads and our complex here were fine. Our park is split into two sections, you know, I guess, west or north to south, whatever. Now, isn't that called an
elective aesthetic? Why should you here pay for um the aesthetics that we have no profit in in the future or present? >> Yeah. >> Definitions right here. I don't understand why it went up so much. I I
just don't understand. >> Your CPI >> we we can't discuss the real estate tax. Yes. That that's the next application. >> Pardon me. >> The next application deals with real estate tax. Not this application. >> Okay. This is just CPI.
>> Okay. I was wrong. >> Oh, no problem. But you're you're all right with the CPI, right? Correct. >> Yeah, the $56 and change. >> Capital improvement. >> I'm just wondering why I got two different prices here. That that's what I'm >> So, I mean, I could be wrong. I don't
know all about politics. I kind of stay away from that. >> So, >> So, the next application will be the real estate taxes. That's the one you're talking about where it went up. >> Correct. >> Yeah. To Yeah. Okay. Correct. >> That's the next application. >> Okay. When's that going to be? >> Right after this one. >> I'm sorry. What?
>> Right after this one. >> Tonight? >> Yes. >> Yes. >> In this room. >> I'm sorry. >> All right. You're fine. Don't worry. >> I'm only human. I make my mistakes. >> No, no, no. You're fine. You're fine. >> Does anybody else have any other questions about CPI?
>> Hearing none. I ask for a motion to close the public portion on the CPIH oak tree. >> Motion. >> Second. Voice. All in favor? >> I I um do we have any discussion or does
anybody want to make a motion on the oak tree CPI increase? >> Motion to approve. >> Sullivan. >> Voice second. >> Voice second. >> Roll call, please. >> Will voice. Edward Jacowski.
Yes. Uh after she abstains. >> Yes. Uh, next will be um Oak Tree for a real estate tax pass through. Lori Greenberg, Esquire appearing on behalf of
Oak Tree on the real estate tax and I have with me Kevin Miller who's still under oath. I do have and I reserve an argument about the real estate taxes. I did send a copy of it to Carmen and to Miss Rump about our argument about why we are entitled to the real estate. If
you'd like me I can put it on the record or we can just wait. What would you like me to do? >> Yes, you can put it on the record. >> Okay. You want me to put it on the record? All right. >> Um Greenberg, you got to pick a mic that works. >> Got a green light. >> All right.
Is this better? >> All right. >> The township reassessed and increased the real estate taxes for the mobile home park solely based on what the property was sold for while leaving the other mobile home parks assessments unchanged. As you know, and I've
represented every park in this town, their increases were minor even though their parks were similar. This park's increase was high. My client does plan to challenge it, but right now it is
what it is and they they have the right under the statute 334-13 to pass that increase through. The rent control ordinant expressly permits a tax search charge for real estate tax increases.
I don't know why this park is the only one that had such a huge increase. It shouldn't have. If there was a reassessment from the whole town, everybody should be paying based on the value of their property. What the town did was they took the sales price, but then all the parks should have been
reassessed to their their value. They weren't. I don't know what happened here, but the ordinance doesn't give the rent board a lot of room. Under an application, landlord may obtain a tax charge based upon an increase in municipal property taxes. There's no
exceptions or qualifications for when the property was sold for a tax increase following a sale. None of that is included in 334-13. And I sent a um a letter to the board about this. The board has no discretion.
The town cannot impose new conditions not found in the ordinance. The town's argument that the landlord should have planned for this is irrelevant. third 3334-13 doesn't require such planning. So under the ordinance, the only thing
you can do is look at the difference between the tax bills. What was it last year? What is it this year? There's no exception for the fact that the landlord purchased the property. Nor should the
real estate taxes have been increased that much. None of the other parks were. It's like spot zoning. We've got spot tax increase. It's a problem caused by the township. The township's listening. Um, this is their problem, but unfortunately, it's our problem, too. My
client is trying to resolve this problem with the township and they've been having conversations with the township. Right now, the increase is arbitrary and selective reassessment. So, without going into everything else, unfortunately, under the ordinance,
we're entitled to a real estate tax pass through. But my client wants to help mitigate what this is to the residents. And I'm going to let him talk about what he wants to do to mitigate this. Even though they don't have an obligation, they still would like to mitigate it. Do you want to say something?
>> Sure. Thanks, Lori. So, you know, you're gonna hear soon what our real estate tax increase is. I'm sure you all know it. I think it's like around almost $70, something like that. So, you know, that's a huge increase for everybody. We understand that. We feel for everyone. And as Lori said, these are additional
costs that we're going to have to bear. Um, and in general, we have we have several parks throughout the country that are not rent controlled. And we limit those increases to 5%. We're proud to say that so that we could, you know, keep our parks affordable. Um, we we
like to provide, you know, a great place to live at affordable prices. And that's our mantra. That's what we always claim. And every year with rent control, it's always less than that. But this is an unusual situation where it became more than that. Um, so we don't want to lose
our right to try to recover our costs. So, we we do want this to pass today, but we're going to voluntarily on everyone's rent bill reduce everyone's rent each month so that the increase is no more than 5%. Which is basically what we do for all our
communities. And um and that's really it. So, I'm hoping that makes everybody happy. I know I spoke to Joe about it. I spoke to the mayor about it. They seem to think that that should work. And I hope everybody here, you know, feels the same way. So what you're saying is our rent to go down 5%. Correct.
>> No, I'm saying that your increase is not going to be more than a net 5%. So we're going to have So when you see your bill, you're going to see a gross, you know, rent charge that we're entitled to and then we're going to have a negative credit on each month showing a reduction in your rent, a voluntary reduction on
our part that we could reduce your rent. So that way your total increase is not more than 5% from what you paid last year. >> And that that includes the CPI in that 5%. Yeah, we're going to take the total. So, their total rent is not going to be more than 5% of what they were paying currently.
>> And then what happens in the future with that increase? >> Well, let's see what happens, you know, if we can get these real estate taxes reduced. >> Yeah. You know, >> I mean, there is a possibility um can go in before the the county for a rent or excuse me, for a property tax lowering
reevaluation. And I from what I understand, this has happened before with Oak Tree in the past and it was successful under the previous owner. So, I would suggest that you you would go to the um to the court in in in Ocean County and ask them to lower the
evaluation. That's one. Two, this will be the only re-evaluation for the next 10 years. And this I like to correct a couple things. First off, it was not the township that decided that all of a sudden we're going to re-evaluate the whole town. That was the state because
it's a state law that you have to re-evaluate at least every 10 years. And also, it's not the township that does the re-evaluation work. It is an independent contractor who did the re-evaluation and decided the evaluation for Oak Tree, whether right or wrong.
Um, but I I appreciate's willingness to work with the residents because without this, your rent would be going up anywhere from 10 to 15%. And now they're they're capping it at five, which is is very generous on their part.
And I hope that we can all agree to thank them for that. If I may, so >> I need to make it clear though, Miss Rum. >> We're asking that your board to pass the full increase, but we're capping it this year and trying to give them a credit
>> and hopefully while this is going on, we're going to get a reduction. Well, what I would like to do, um, I would like to, if the board is inclined to grant the application, and you're, uh, eloquently very correct that we don't have any other choice, but I would like
to include in the resolution that the by agreement that the landlord is going to cap it at 5% until the matter is fully resolved. So you like like something you want something in writing as you're saying >> they're going to put on their resolution
that this year you're going to cap it at 5%. They're not going to have to pay more than 5% of an increase. >> Yeah. So you can make that part of the record. Yeah. >> And but just make sure it's voluntary. You know that >> we call it we call it a voluntary stipulation. >> Okay.
>> For this year figure out what's going on. And just so that the the ten residents know >> if the taxes go down then they don't get a reduction from the total amount. I mean if if we capped it at 5% then they
don't get a reduction from that 5%. >> Yes. Correct. So basically they're they're capping your rent at 5%. But they'll be showing I I assume you'll be showing on their bill what the taxes were going to be. >> Yes. >> Yes. Yes. So, we're going to have the gross amount that they're going to
approve and then we're going to say less a voluntary credit that'll reduce to make your net rent not more than 5%. >> Question is that before the increase? >> Yeah. So, the I think the increase I think the increase was effective um
>> two months ago. >> Yeah. Two months ago. What do we mean October? It was effective no um October. No, November 1st it was effective, right? question. >> It says November 1st. >> Yeah. So, November 1st. So, I was going to make it effective January 1st
because, you know, already passed, but you know, I'm sure we can go back and try to give you credits for for the last two months. >> They want to know what happens next. We don't know what's >> I don't know. I mean, if they raise our real estate taxes another 130% again, I don't know if I can keep doing this. >> Ask for the public to wait for their
opportunity to ask questions. Okay. >> And just to make it clear, there the township is not going to re-evaluate properties for at least another decade. Um, and that is because of state law and therefore you're not going to see some
huge incredible increase in in in real estate taxes in the next year unless something catastrophic happened to the whole town and that would be everybody. So, I don't see that happening. Um, this is a one-time unfortunate situation
caused by a re-evaluation and a property sale that happened in a similar time frame, which for whatever reason the um the independent contractor used that as the amount of value of the property. Um,
>> there anything else you would like to add? >> No, that's it. I I' I'd also like to mention that uh the mayor has reached out to me to let everybody know that she will be meeting with Sandy, the CEO of
um they will be discussing all these issues as well and uh we want to thank for coming to the table with a solution to this problem. Um, with that I will go to Carmen because
>> right he has to make this official. >> Presented to the board uh was a proposed real estate tax searchcharge increase for Oak Tree. The real estate taxes for the entire complex increased a total of $185,68418
from 2024 to 2025. There are a total of 258 units in the complex. Therefore, the monthly per unit increase is $59.98. That is calculated by taking the 185,68418
dividing it by the 258 units and dividing it by 12 months. This increase will be effective for November 1st, 2025 or I believe you said January. >> No, no, you're correct. >> Okay. Uh in reviewing the application,
uh we found a complete application without any issues or discrepancies. >> All right. Thank you. Uh does anybody um and of course you affirm that this is an accurate information? >> Yes, I affirm. >> Okay. Uh does anyone from the board have
any questions for the applicant? >> Neither was I. I recommended against it. >> Yeah. Um Lori and I disagree on many things and this is one of them. Uh but uh we do respect each other. Um
with that being said, uh I we'll open it to uh the public with a motion to open the public portion oak tree real estate tax pass through >> by second. >> All in favor? >> I.
>> Does anyone wish to come forward? And now knowing that you have the 5% please come forward. >> Sure. Wait, wait till you get to the microphone. >> Please wait till you get to the the microphone. >> I'm not your sister. >> Do you always swear affirm the testimony you're about to give us the truth? >> Yes. >> And your name, ma'am?
>> Jamie Zg. Sz Eg. >> S E S Z E. So, this 5% increase is going to go on my rent that was previous to the increase because we've been paying the increase since Nove um couple months
ago. I believe he said he's going to work that out with you >> lower it >> because we are we are seniors. We are seniors [Music] >> for the increase. >> Okay, that's what I'm asking. Because we are seniors. I've had two heart attacks. I have a pacemaker. I work full-time and
I'm a sole income and most of us are relying on either social security or our own income, >> right? >> N to 5%. I could do with the 5% but next year like it's going to be unaffordable for me and then what do we do then? You
know what I mean? >> You like him to answer Mr. Miller? >> I just want to say you know I'm sure you the board's aware that next year there's a new New Jersey law where it can't be raised more than three and a half%. >> Well, God only knows. Do I trust the state? No. >> Well, it it's it's in the books.
>> It's it's a law I was heavily involved with getting passed. Um, >> anyone else wish to come forward? >> Walker and the lady with the dark pretty hair in the back after Miss Walker. Miss
Walker, you first ma'am. First, I would like that to thank because we are on uh limited income unless you >> can't hear her. >> Oh, sorry. Thank you, MH, for that and we greatly appreciate it. I would just
like to put a couple things um out today because I don't know how all of the taxes go. I know the other um when it was the Johanna had her oak tree um it was 5 million I think and of course when
they purchased it it came up to 22 million. And what I did some research I found that and I don't know how this all goes because it's divided by the 258 lots correct but they have two single
family homes on the premises and they have a 3400 square foot clubhouse which is I understand it's gorgeous now. It has been remodeled I think three times since they purchased it and that the um they
they rent it out and then they rent out the property around it which is the parking lot and then they have a maintenance building. So doesn't that go on taxes? >> It is it is tax but the residents help pay for that in the division of the tax bill. >> So is that like a separate portion of
it? >> No, that is included in your tax bill. So we pay for all the >> whole you pay for the taxes for the whole property >> because they're considered common areas >> even the two houses that are on the property. >> Those two houses are counted in I
believe >> separately. >> Are they separated? >> They're separated. >> It was under in the tax assessor's office. I think it's under New Jersey. >> Okay. Walker if a lot was not was vacant
that would be paid by the landlord that portion of the say 257 lots were occupied and one wasn't they would pay for that one lot that's not occupied well I understand that but I wasn't sure because the the the office and the
clubhouse are on a big piece of property and since they can rent out the clubhouse and they can rent the the spots on the uh parking lot. I wasn't sure how that works in with everything because there's a a large chunk of
property that is not a lot, you know, not a residable lot. So, I wasn't sure how that worked. >> It's considered common. And as far as the clubhouse concerned, it's considered an amenity to the residents. So, that's
included in the common areas. And the common areas are part of the division of the property taxes when you're you're paying a portion of your of the property taxes you're paying is going for common areas. >> Okay. So even though um is also making
extra money on them, so it doesn't matter because it's all included. >> Yes. Because that's how the ordinance was written in Jackson, >> it's considered common area and and because you can use it, >> it's part of your uh tax bill. Well, I
appreciate the 5%. So, that's going to be 5% on our base amount, right? >> 5% on our base amount. And will that be 5% next year as well or depending on what goes on with the um with the township? >> Well, like I said, it's whatever your
total rent was last year before the increase. It's not going to go up more than 5% of that. >> Okay. But that would be on the base, correct? >> Yeah. On the total, whatever whatever your total rent. Yeah. >> So, that's the base. So, if your total taxes. >> Yeah. Whatever whatever your your your
rent is made up of, you know, a base and a CPI and a real estate tax, whatever that total is, we're not going to raise that the new total to more than 5% of that. >> Okay. So, not sure I got all that, but Okay. Thank you very much.
>> Yes. And thank you for waiting patiently. I know you have a lot to say. >> Do you solemnly swear affirm the testimony you're about to give us the truth? >> Yes, I do. >> And your name, ma'am? >> Vetina Gorman.
>> I'm actually Gorman. G O R M A M. I'm actually speaking for my mother, Dolores Oliva, who could not be here. She's in the hospital. Um, she is 93 years old. She is a tenant at Oak Tree. Her social
security is all she has. So far, her rent has been raised three times since they have taken over. She can't keep getting raised and continuing to afford to live there.
I understand, ma'am, but our high hands are tied with the audience. And if I'm not mistaken, there's litigation on this in superior court. Correct. >> What do you mean litigation? >> There's a lawsuit in superior court involving >> It's gone. It's all been taken care of.
It was >> If I may, what was the resolution? What was the decision? >> We pay the increase. We pay the increase. My mother had no choice whatsoever. I'm not going to have a 93 year old woman thrown into the street.
And now she's not even feeling well. She's, you know, she has arthritis. She's in a lot of pain. And I am asking, why are you allowed to raise a senior park >> such an amount? >> The board is sympathetic to this
concern. >> I don't think the board is being sympathetic whatsoever. >> Okay. >> I believe that you're being very rude when you say that. >> I don't believe I'm being rude. >> They're very sympathetic. I can I tell you how many hours I worked on this issue behind the scenes? People on this
board know that. People in this audience who know me know how far I went, how many people I contacted, how many phone calls I made, how many people I begged to help. >> Okay. And what did they do? Nothing. >> They got you down to 5%.
Oh, they got it down to 5% because I did go to freehold and I spoke to and they came out into the hallway and spoke to me and they said it would be raised three and a half% per year.
>> Now, now I'm hearing a week later it's 5%. >> That's next year under state law. In 2026, as of March 1st, there will be a 3.5% cap in New Jersey on manufactured home lot rents. >> Wow.
>> What does that mean? >> Means they can't raise it higher than three and a half% starting next year. >> So, what is the 5%? >> 5% is going to include your CPI and the real estate tax pass through. >> Without this 5% Without this 5%
agreement, you'd be paying about 15%. >> Okay. I still don't understand how much it's going to be raised. In other words, I we were just raised. My mother was just raised. >> You're raised three times. >> Yeah. Once a year you're get you're given a rent increase. >> Okay. Three and a half%. Is that
correct? >> Well, in past years it was based on CPI. So whatever CPI is right now it's 2.95%. >> Okay. So what were they just saying is going to be lowered? But I don't understand who is >> your real estate tax pass through which
went from $46 to $106. >> I guess I just have to wait to see what they bill my mother. That's all I could do. Is that correct? >> No. You know what the bill is going to be? It's going to be no more than 5% of whatever her base rent is from last
year. >> And they do not maintain the property. I'm going to tell you that right now. They are supposed to maintain the property. My mother has been there for I would say almost 30 years. And she herself
has maintained the property around her and behind her and also paid people to come and clean up. Now that really has not much to do with them because there was a different landlord who always
refused to do anything. And my mother didn't complain. She did it and I helped her. Okay. So now I'm saying there are new owners. They have equipment. They have men that
work there. Why are they not cleaning up around the mobile homes? Especially right behind her. She's got a load of trees behind her and there's a load of acorns, leaves, and sticks. And believe me, I've gone to >> If you live in nature, you have trees
behind you. What do you want them to do? >> They were supposed to cut some down. They said they were going to. >> Are the trees overhang? Are the trees overhanging your home? Yes, your home. >> Yes, there are two on one side and two on the other side. I would say about
this this much away from the mobile home in the back, Corman. >> But are they overhanging the roof? Yes, the branches are overhanging the roof. Yes, when those acorns come down, >> then you need to report that to the manager. So, you will get on the list when the tree person come.
>> I have done that. I have gone to code enforcement. This has been going on for years. I've been complaining. >> Well, Miss Gorman, the board really cannot handle that part. We don't have authority to handle that. >> Okay. >> But I pass that information on to them.
You can pass. >> You can pass that information on to the new owners. Mr. Miller, have you heard what she said? >> Yes. >> Yes, Mr. Miller. I did complain several times. I complained to every I remember Chris.
>> You slely, swear, affirm the testimony you're about to give is the truth. >> Yes. >> Christopher Puts. >> Last name, Chris. >> It's PTZ. >> Puts >> Yes. >> What would you like to say, sir? Um,
just in response to her >> forward to the microphone. >> Um, just in response to her lot that she rents from us, um, there were trees that were hanging over her mother's home. Um, we took three trees
out. Uh, we have a professional vendor that comes in and takes care of that, assesses them. Um, and took out the three that he deemed were either dead or needed to be removed. Um there is one tree that is close to her home, but he deemed it to be very much alive and
safe. Uh we trimmed the branches so there's no longer anything hanging over the home. Um and in response to her saying that her mother is out every day, she she does clean up her yard. We appreciate that and we appreciate everybody taking pride in cleaning up their lawns, but um like you said, the
behind her home is very much wooded and there's really nothing that we could do about that. So, um, but we did take care of the trees, so that's no longer an issue. I just wanted to address that. >> We we do appreciate that when the parks do that. I know, uh, um, many of the
parks in Jackson are very, uh, very good with taking care of tree overgrowth. Working on that. So, and it's not you, so don't worry about that. Thank you. Um, but thank you. I just have a question. Mr. Miller,
>> the slab underneath the mobile home, are you responsible for the initial slab? >> Speak up. >> But it was there when I bought my mobile >> is on your property. I'm not talking
about the drive. I'm totally about >> please everybody address the microphones not the audience otherwise we can't you can't be heard. Um, anybody else wish to talk? Anybody from Zoom?
Hearing? None. I ask for a motion to close public portion of the umh oak tree real estate tax pass through. >> Voice. Do I have a second? >> Picowski. All in favor? >> I
Uh given what we heard with the uh voluntary stipulation of a 5% cap on increases, uh I um ask for a motion to approve. I have a second.
>> Second. Voice. Roll call, please. >> Voice. >> Edward Jacowski. Frank Sullivan. >> Yes. WLET >> and Joseph. >> Yes, Miss Wankle, you can now come and
rejoin the board. >> Behalf of the board, we thank the public for coming out. We thank you for working with us uh to make this all possible and to uh improve the relationship
between the residents and and the management and ownership of Oak Tree. Um have any board discussion? Uh we now can open it to public comment on any issue and any issue at all.
Anyone wishing to come forward, please come towards the microphone. >> We need to make sure we remain silent for the operation of the recording. >> Do I have a motion to open public comment? >> I second.
>> All in favor? >> All right. F first of all, this is Lori Greenberg. I'm representing many mobile home parks here. I want to thank you for all your service for the past year. And um I do have a serious question. Um
so as of January 31st, unless you change your rent ordinance, I am now under the state ordinance and I'm going to be sending in my 3.5% increases to all the residents. I assume I I'm Mr. Sullivan said you're
looking into changing the ordinance. I assume that if you're going to do that, I'm going to be notified. >> Yes, of course. And and also you got to understand the state law does not go into effect until March 1st. >> I understand. But if the increase my increases are for April 1. So if I'm
putting in my increases, they're going to be put in in January. So >> for April. Yeah. >> Or for April. Well, they may end up being amended depending on what the township decides to change in the ordinance or if they decide to stay with
the state. >> Okay? Because I'm what I'm asking for is direction. So, basically, if you know you're changing it, please give me a heads up because I'm going to need to know because I do all my I get two weeks the last two weeks in January. I've got
to get those applications out if I'm under your ordinance. I'm going to get them out anyway. But you're right. I would I guess that's the answer is I would amend them. >> Uh Miss Greenberg, I could tell you I will we will the the town council will
probably be hearing an amendment to our ordinance in their last meeting in January. If that is the case, I will forward the changes or I'll have um Miss Rump forward the changes to you. And also, while I'm in the process of making the
changes, if you like, we can forward them to you ahead of time to get your opinion. >> I would really appreciate that because I represent all of the parks in Jackson >> and we and we want to work with the parks and so we will send you our
whatever the finalized version of what will go to the council, we will send to you. I think what Miss Greenberg is asking for is if she part of that. >> Right. >> Certainly. Certainly. I I will send you when we when our site gets done, I'll
send it to you for your opinion and we can maybe make adjustments to better work with the park owners. >> That would be really good. And that way we're all on the same page. And I appreciate that. have a merry Christmas and if any or happy new year and any
other holidays you choose to celebrate. >> Happy Hanukkah and and everything else which I believe Hanukkah is starting next week. So >> Sunday >> Sunday. >> Sunday. >> Yes. So >> happy holiday. >> Thank you so much and thank you to everybody who showed up. I appreciate
>> Does anybody else wish to come forward? >> Okay. So hearing none. Do I have a motion to close public uh public comment portion? All in favor? >> I >> I >> have a motion to close the meeting.
>> All in favor? >> I Thank you everybody. Merry Christmas, happy Hanukkah, and happy new year.