New Jersey NAACP files formal ethics complaint over affordable housing

by: Hopeful

Tue Mar 09, 2010 at 01:19:07 PM EST

James E. Harris, President of the New Jersey Conference of the NAACP, today filed a formal ethics complaint with the Joint Legislative Committee on Ethical Standards, asking for a formal investigation of whether Senators Raymond Lesniak and Christopher Bateman have violated the Legislative Code of Ethics in simultaneously representing over 40 municipalities on affordable housing, planning, and zoning issues and pushing legislation that would substantially change those municipalities' affordable housing obligations.

NJ NAACP Housing Committee Chairman Mike McNeil said:  "Sens. Lesniak and Bateman have violated the public trust in intermeshing their private legal work and their service to the public as legislators. We are today asking the Joint Legislative Committee on Ethical Standards to determine the extent of the violation of public trust and to require Sens. Lesniak and Bateman to recuse themselves from further debate on the bill."

I really can't say whether or not Lesniak or Bateman have crossed the line here, but I will say that the outdated conceit that being a state legislator is only part-time work is what leads directly to conflicts of interest and even outright corruption, whether it is holding multiple elected positions or doing business with the town through a law firm. We'd be a lot better off making the members of the Assembly and Senate full time, even if it ends some romantic notions.  

It's not just about gutting COAH, but who gets credit for it

by: Jason Springer

Fri Feb 12, 2010 at 10:30:00 AM EST

The fact that it is the very first bill on the new legislature's agenda is an indication of what a top priority its been for one of the Senate's most potent operator's: Ray Lesniak. He has been working on a bill to end COAH as we know it for six months. So, when Christie suddenly announces that he will be working outside of that process by immediately suspending COAH and appointing his own advisory panel to come up with a plan, I cannot imagine Lesniak is thrilled.

In fact, I hear that he feels Christie is trying to "steal his thunder" on this issue. Christie did not rule out working with Lesniak, but did say he "made it clear" to the Union County Dem that he is approaching this his own way.

"I look forward to briefing Governor Christie's COAH advisors on S-1, which I have been working on with Senator Bateman for over 6 months in consultation with the brightest and most productive market rate and affordable housing developers, municipal government leaders, planners and business executives in New Jersey.

"Based on testimony presented at two meetings of the Senate Economic Growth Committee, I will make a committee substitute available for public review next week.  I expect to have S-1 pass both the Senate and Assembly well in advance of the 90-day timeline for recommendations from the Governor's advisory panel.

I'm still left with the lingering question of how do the "solutions" being proposed to replace what they view as "the problem" of affordable housing live up to the Mt. Laurel Decision of the courts that put the process in place to begin with? How does this keep from causing the same old problem, just under a new name?

Credit where credit is due: the APP on affordable housing

by: Scott Weingart

Tue Mar 10, 2009 at 10:26:05 AM EDT

Apparently, the conservative editorial board of the Asbury Park Press—a Gannett newspaper—agrees with me:

In New Jersey, however, affordable housing is not only a social good, but a matter of law. Thanks to a series of Mount Laurel court decisions, New Jersey is the only state in the union to enshrine access to affordable housing as a constitutional right. Whether you agree with that or not, it's the reality facing lawmakers today. Those making increasingly loud noise about wanting to dismantle COAH have failed to offer a better alternative ? at least an alternative that will pass legal muster.

The APP goes on to criticize "public officials and politicians" like Republican Gubernatorial candidate Steve Lonegan, who "demagogue the issue." While Ingle may not quite match up with Lonegan when it comes to shameless demagoguery, he is certainly throwing sucker punches in the same weight class.

Indeed, Ingle's irresponsible screeching stands in stark contrast with the APP editorial, which offers a well-reasoned analysis of affordable housing issues in New Jersey. The piece identifies several real problems with current affordable housing rules that have Republican and Democratic mayors alike fighting with the state.

Sadly, we don't hear many calls for reasonable reform of COAH from Republican leaders these days.  All they have to offer are images of impalement, policy pyrotechnics, and campaign promises inconsistent with the oath of office to "support the Constitution of the United States and the Constitution of the State of New Jersey."

With Democrats like these...

by: Thurman Hart

Mon Jan 19, 2009 at 10:09:16 PM EST

The name was taken, obviously, for the copperhead snake.  Copperheads are true ambush predators.  Snakes with stronger venom, like rattlesnakes, will strike an aggressive pose and attempt to intimidate a threat.  Snakes with lesser poison (or no poison) will either try to escape or will play dead.  Copperheads earned a more notorious reputation because they simply depend on their coloration and stillness to pass undetected - until an unwary pedestrian steps too close to the snake.  Then it strikes, injecting a poison that, while not threatening to the life of a grown human, is still painful and can cause damage to both muscle and bone tissue.  It is potent enough to be a source for cancer treatments.

This is where I introduce you to the reigning Copperhead in the state legislature, Ray Lesniak.  While calling himself a Democrat, Lesniak is actually doing little more than serving as a Republican mouthpiece.  He's New Jersey's version of Joe Lieberman.  Take the jump and I'll explain.

Judge voids mortgage for exceeding COAH

by: Jason Springer

Tue Jan 06, 2009 at 01:15:00 PM EST

In a ruling that should serve as a cautionary tale for lenders, a Somerset County judge has voided a $192,000 mortgage because it exceeded COAH's ceiling for loans on affordable housing.

A rule adopted by the Council on Affordable Housing in 2004 voids mortgage loans on such properties that exceed 95 percent of the maximum resale price set by deed restrictions.

Though the rule states that any loan that violates the provision "shall be void as against public policy," the Dec. 26 ruling in NovaStar Mortgage v. Koerne r, F-5085-07, appears to be the first to use the proscription as a remedy in foreclosure proceeding.

Under the COAH rule, N.J.A.C. 5:80-26.18(e), Novastar Mortgage was not allowed to lend more than $73,150 on a condominium owned by Susan Koerner in Bridgewater, for which the maximum selling price was $77,000.

When Koerner defaulted on the loan, NovaStar began foreclosure proceedings and obtained a default judgment. But before the sheriff's sale, Bridgewater move to intervene on the ground that it had an interest in the property. NovaStar had not named Bridgewater in the action, apparently unaware the property was under affordable-housing restrictions.

Presiding General Equity Judge Harriet Derman granted the motion, finding Bridgewater had presented "a compelling policy argument" that mortgage lenders who - evenly unwittingly - advance credit beyond what COAH allows are contributing to the financial burden on towns from foreclosure litigation.

NovaStar tried to cut its losses, asking for a declaration that the mortgage was valid up to the $73,150 cap and that only the amount above that was void. But Derman said the rule, which NovaStar had not shown to be unconstitutional, contrary to legislative policy or the product of agency error, unambiguously voided the entire loan.

Though she had equitable power to modify the mortgage to make it conform, Derman said she would not do so because the mistake was not mutual: It was NovaStar's duty to conduct a diligent inquiry when it made the loan.

State won't extend affordable housing deadline

by: Jason Springer

Wed Dec 24, 2008 at 11:00:00 AM EST

"We have given serious thought and consideration to your request but have determined that an across-the-board extension of the deadline would not be consistent with COAH's statutory obligations under the Fair Housing Act," Doria said in the letter. "As we have stated, COAH is committed to continuing to work cooperatively with municipal officials in the planning process, and that cooperation certainly will continue as we move forward."

In a letter to municipal officials, Dressel notified the towns the request has been denied despite the backing of state Sen. Raymond Lesniak (D-Union) and Christopher "Kip" Bateman (R-Somerset), Assembly Speaker Joseph Roberts (D-Camden) and Assemblyman Gerald Green (D-Union).

"The commissioner's decision means that municipalities will need to file revised third-round plans by December 31 or face 'builders' remedy' lawsuits," Dressel said. The so-called "builder's remedy" allows dense, market-value developments in exchange for providing a smaller number of affordable units.

The lack of an extension doesn't settle the matter by a long shot.  There are legitimate questions that have been raised.  Hank Kalet recently discussed this issue. Just yesterday, Senator Lesniak sent out a release talking about his bill to "fix the faults in the current COAH guidelines.

"I have proposed a bill (S 2485) which would fix the faults in the current COAH guidelines that are stifling job growth and economic development in New Jersey. The bill would suspend the 2.5% development fee strangling our economic recovery as well as direct the State Housing Commission to recommend sound planning and economic principles sorely lacking in the current COAH mandates and regulations."

This bill is not to benefit the people who benefit from it...

by: Thurman Hart

Mon Dec 15, 2008 at 12:02:23 PM EST

A bipartisan bill sponsored by state Sens. Paul Sarlo of Wood-Ridge and Joseph Pennacchio of Morris Plains would exempt Xanadu and the Giants and Jets from paying a total of $90 million in fees designed to help towns provide affordable housing.

The bill, which was introduced Monday, would result in a savings of $50 million to Xanadu developers - and $40 million in combined savings for the football teams. Xanadu, a $2 billion entertainment and shopping complex, and the $1.6 billion Meadowlands football stadium would not be subject to a law passed in June that imposed a 2.5 percent fee on most non-residential construction projects.

But dont' worry - the bill is really aimed at keeping East Rutherford from having to pay for new affordable housing.  Whew.  There for a minute, I thought someone was going to screw the poor or something.

On affordable housing: Delay, do not destroy

by: Hank Kalet

Tue Dec 09, 2008 at 05:41:03 PM EST

A delay like this, given the confusion and the difficulty of accommodating changes in state affordable housing law, seems appropriate -- especially with Republicans looking to overturn some of the changes imposed by Democrats' reform of the Fair Housing Act.

I don't know if they'll display this honor

by: Jason Springer

Sun Nov 23, 2008 at 07:54:59 PM EST

The group recently presented its uncomplimentary Jim Crow Award to mayors in 34 towns that have filed individual lawsuits against the state over new affordable housing regulations that increase the number of affordable units towns must provide.  For those in need of a quick history lesson, Jim Crow refers to pre-1965 state and local laws that mandated the segregation of whites and non-whites.

Those laws are unconstitutional now, but the New Jersey NAACP says that hasn't stopped some from covertly trying to keep whites and people of color separated.

In the case of the 34 towns, the New Jersey NAACP contends they're challenging the affordable housing rules "so as to keep their towns predominantly white enclaves & hinder low & moderate income households a safe & decent place to live."

The New Jersey NAACP got the list from a report released this summer by the Fair Share Housing Center, an affordable housing advocacy group. In its report, Fair Share Housing said the 34 towns are the ones most resisting the new rules because they're the ones spending the most money on lawsuits to fight them. The group also cited 2000 census data that showed the towns in this group, on average, had 2000 populations that were 87 percent white, compared with 66 percent white statewide.

Now we know

by: Thurman Hart

Fri Oct 17, 2008 at 11:22:32 AM EDT

By allowing developers to escape the 2.5% assessment on the expected $400 million development (uh - no way it comes in that cheap - think $40 billion as a more reasonable figure), the Mayor is depriving the city's residents of at least a million dollars worth of affordable housing funds.  But then, the Mayor spent $40,000 just to get this far.  The multibillion dollar project's exemption from funding the Affordable Housing Trust Fund - which the Mayor himself lobbied for, means that ultimately tens of millions of dollars will be diverted away from providing affordable housing.

COAH eases rules with amendments

by: Jason Springer

Tue Sep 23, 2008 at 12:57:52 PM EDT

Under the rules, one-fifth of new development would be set aside as affordable housing.

The amendments approved by COAH yesterday would relax the one-in-five requirement under certain circumstances, taking into account the amount of environmentally sensitive land and vacant land within municipalities.

Still, COAH and the Highlands Council have yet to reach a formal agreement about how to reconcile their mandates, with the council dedicated to restraining development and COAH devoted to ensuring that every municipality build its share of affordable housing.

The Council on Affordable Housing proposed an exemption for homeowners rebuilding their homes due to fires, floods or natural disasters. The change is a response to outrage over regulations approved June 2 that consider a burned-down home a demolition that, if rebuilt, would trigger a fee paid to the agency.

The Highlands Act vs. Affordable Housing Mandates

by: Jason Springer

Thu Aug 07, 2008 at 06:19:26 PM EDT

NJFuture, the Regional Plan Association and SmarthGrowthNJ have written to Corzine, urging him not to veto the minutes of the July 17 meeting where the Highlands Council adopted its regional master plan, a blueprint for the region's future development and preservation of the region.

"The sooner the Highlands Council is allowed to begin implementation of the RMP, the sooner we will find the quirks and wrinkles that need to be ironed out, the sooner we can actually get to work on the preservation and regeneration of the region," the letter says.

Jeff Tittel, director of the state's Sierra Club, dismissed the group's letter as a plea from "lobbyists for massive sprawl.

"Their organizations have supported just about every law and regulation that favors paving over New Jersey," Tittel said. "Our scientists and engineers looked at the Highlands Act and came up with 68 pages of constructive criticism, based on hard work and science. These groups, however, offered nothing. ... It's outrageous that now they are weighing in on the issue."

Right now, we're confused, Sceusi said. "It just gives a bad impression the state doesn't seem to know how to reconcile these things ... The bottom line is going to be much more litigation, many more years of fighting ... and very few affordable houses, unfortunately.

The Unspin Zone: Take 1

by: Thurman Hart

Wed Aug 06, 2008 at 02:02:26 PM EDT

Senate Republican Budget Officer Leonard Lance issued the following statement regarding the new COAH law that was rushed through the Legislature at the end of the session:

"It is clear that the new COAH law will encourage urban sprawl leading to more pollution and congestion in the environmentally sensitive Highlands and Pinelands regions. This poorly conceived and drafted legislation did not reconcile two important policy considerations: the need to provide affordable housing and the need to protect our water supply.

"It is clear that the new COAH law must be scrapped. The State needs to start over with a development plan that provides for both affordable housing and ensures the safety of our water supply.

"Any attempt to amend the new law should not favor the politically connected Northern New Jersey power brokers. This is already happening with the proposal to exempt the huge Xanadu entertainment complex in the Meadowlands, while reports published in last week's Hunterdon Democrat indicate local dairy farmers are moving across the river because the State would apply an additional 2.5 percent tax on the construction of new barns.

"The new COAH law is arbitrary, unfair, anti-business and ultimately unworkable. We need to start over."

Let's unspin this and see what falls out, shall we?

Affordable Housing in New Jersey: More of our taxes wasted...

by: Cranbury Conservative

Wed Jul 23, 2008 at 04:38:37 PM EDT

"To help assist municipalities with new regulations, the Meadowlands Commission has created an affordable housing task force, which will include local officials and members of the public to assist in the process. Additionally, the commission has set aside up to $45,000 for each Meadowlands municipality to assist in creating a plan for affordable housing in their borough."

"What we're trying to do here is determine what the obligation is and where to put (affordable housing), very specifically to good planning principles," said Robert Ceberio, the Meadowlands commission's executive director. "Planning principles mean close to rail lines, close to bus lines and existing infrastructure."

How is it fair the Meadowlands commission can give away $45,000 of our tax dollars to towns located in their region to help them plan and evaluate the impact of these new rules and regulations and other suburban towns do not have the same access to these funds?  

In my opinion this is just another example of how unjust and unfair these new rules and regulations are to the suburban taxpayers of New Jersey. This is also shows how costly these new rules and regulations are and will be to the taxpayers of New Jersey. Finally it is also demonstrates more waste of our tax dollars in Trenton.

Hopefully everyone is as outraged as I am about this latest development in the fight against COAH and Affordable Housing Legislation in New Jersey.

The entire article can be found at:
http://www.nj.com/news/ledger/...

My Blog:
http://cranburyconservative.bl...

A Suburban Taxpayers view of A-500: FACT VS. FICTION?

by: Cranbury Conservative

Mon Jul 21, 2008 at 07:04:17 AM EDT

Fact: A-500 will add a huge financial burden to the middle class taxpayers of New Jersey and works hand in hand with COAH's third round rules to add additional costs to an already unfair and unbalanced affordable housing system in New Jersey.

Fiction (New Jersey Assembly Democrats say): "COAH's revised third-round regulations are entirely separate from A-500 and were not voted on by the Legislature. COAH's latest rules increased the affordable housing ratios from one affordable unit for every eight market-rate units to one affordable unit for every four market-rate units for residential construction and from one affordable unit for every 25 jobs created to one affordable unit for every 16 jobs created for nonresidential construction. These ratios were adopted by COAH in early June 2008 and are unrelated to A-500."

Fact: A-500 will add additional bureaucracy through a new State Agency called the State Housing Commission which will then administer the new affordable housing trust fund which will acquire its funding through a 2.5% tax on New Jersey Business development. According to many experts this new tax on New Jersey business will not be enough to cover new affordable housing costs which will then burden already financially stressed suburban communities to make up the difference. As a result A-500 adds unfair and unneeded taxes all while growing the size of State Government.

Fiction (New Jersey Assembly Democrats say): "A-500 will make development costs more manageable and predictable than the current COAH framework. Currently, developer fees are negotiated on a town-by-town basis, and can add as much as 10 percent to the cost of a project. Such fees threaten to impede economic development across the state. That is why A-500 implements a flat, statewide 2.5 percent fee. According to the Office of Legislative Services, this fee is expected to generate approximately $164 million annually."

Fact: Through this new legislation the New Jersey Democrats have pandered to the Home Builders of New Jersey, Local Trade Unions, and other special interest groups all at great cost to the middle class suburban tax payers of New Jersey. Any new fees and estimates which are used to calculate a towns "Fair Share" and "Cost" is unrealistic and the numbers used have no merit and leave local municipalities with no option other then costly litigation at this time to fight this unjust legislation.

Fiction (New Jersey Assembly Democrats say): "Municipalities have a multitude of options at their disposal to meet their affordable housing obligations, many of which cost a town little or no money. By offering density bonuses and increased set asides, towns can make it possible for private developers to completely subsidize the cost of constructing significant numbers of affordable housing units. Municipalities also can extend expiring affordability controls on already existing affordable housing, at little or no cost. Moreover, COAH offers a package of bonus credits to towns for a variety of housing units, including previously constructed projects. It is estimated that roughly $150 million derived from developer fees sits idle in municipal affordable housing trust funds statewide. Towns can use this money to "buy down" for-sale, market rate units - a process that can cost as little as $20,000 per unit, substantially less than the cost of constructing an entirely new home. Accessory apartments - such as those over a garage or in the ground-floor of a house - also count toward a town's COAH obligation and can cost as little as $20,000 per unit, too."

Fact: The new A-500 legislation goes against years of smart growth and planning by suburban municipalities in which farm and open space preservation have been achieved.

Fiction (New Jersey Assembly Democrats say): "A-500 recognizes that certain regions of the state may not be right for high-density development. Under A-500, municipalities located in the Highlands, Pinelands, Meadowlands, and Fort Monmouth and Atlantic City areas will be able to coordinate to provide affordable housing based upon regional concerns. This will allow the proper balance to be struck with regard to environmental considerations and accessibility to public transportation."

Fact: The A-500 legislation does way with Regional Contribution Agreements which have allowed suburban municipalities to achieve smart growth and allow for open space preservation all while at the same time sending affordable housing dollars to where they are needed. By sending affordable housing dollars to the urban areas of New Jersey where people with affordable housing would have access to mass transportation and access to jobs in areas served by mass transportation.

Fiction (New Jersey Assembly Democrats say): "A-500 will codify COAH's vacant land adjustment, which allows towns with a lack of available, developable land to have their affordable housing obligations lowered. COAH regulations currently allow towns to apply for a vacant land adjustment. Memorializing the vacant land adjustment in state law will ensure this tool will continue to assist towns in complying with their obligations. COAH also offers towns the option of applying for durational adjustments, which temporarily absolve towns of affordable housing obligations based on insufficient water and sewer until such infrastructure becomes available."

Fact: A-500 was ONLY supported by the Democratic Party of New Jersey and their political supporters, specifically Trade Unions, Builders, lobbyists and Democratic Party operatives all who will all have personal financial gain through this legislation.

Fiction (New Jersey Assembly Democrats say): "A-500 was actively supported by a diverse coalition of mayors, realtors and developers, building and construction trade unions, faith-based organizations, housing advocates, environmentalists, planners, and the business community. All of these groups realized the importance of policy that reinforces the constitutional responsibility of towns to comply with their affordable housing obligations. Equally as important, these stakeholders realized the benefit sound housing policy could have for growing the state's economy and creating good jobs."

Fact: A-500 in combination with the new COAH third round rules place impossible to obtain affordable housing goals on the suburban municipalities of New Jersey. Further the Democratic Leadership in New Jersey intends to fast track all obligations to be settled by December 31, 2008 in an effort to force the suburban municipalities of New Jersey to comply.

Fiction (New Jersey Assembly Democrats say): "A-500 recognizes that many municipalities have been assigned unrealistic affordable housing obligations under COAH's revised third round rules. That is why the codification of the vacant land adjustment is essential to giving COAH and municipalities the tools they need to manage the impact of the revised third-round rules. "

Fact: A-500 and COAH's third round rules go against all smart growth plans which the State of New Jersey has developed to this point in time.

Fiction (New Jersey Assembly Democrats say): "DCA Commissioner Doria has launched an important effort to revise the State Plan. One of the primary goals of the State Plan is to reconcile differences and conflicts in DCA and DEP regulations, particularly as they relate to the construction of housing and waste-water rules. A draft plan is expected to be unveiled in September, with six public hearings to be held throughout October and November, and final adoption by the State Planning Commission this December. "

Fact: A-500 is a mandate from the Democratic party of New Jersey which will not be changed unless challenged through the court systems at great cost to the taxpayers first from the cost to their suburban municipalities and then as a double whammy then these same suburban taxpayers are forced to foot the states legal bills.

Fiction (New Jersey Assembly Democrats say): "The administration and Assembly and Senate leadership will hold a series of meetings over the coming months with key stakeholders to receive input on round-three concerns. Together, we will address concerns without comprising the constitutional obligation that every town has to provide affordable housing."

(Fiction Source: New Jersey Assembly Democrats New Release from,

http://www.politickernj.com/js...

Corzine signs Affordable Housing Law

by: Jason Springer

Thu Jul 17, 2008 at 07:34:10 PM EDT

Through these measures, we are ending decades of unfair, unbalanced, and insufficient provision of affordable housing in New Jersey, Corzine said. The fact is, this legislation holds much promise for the thousands of New Jerseyans who want to stay in their home town - to work there and raise their families there - but simply can't afford to live there.

- Abolish "regional contribution agreements" that had allowed towns to meet their affordable housing obligations by paying poorer cities to build housing there.
- Create an "Affordable Housing Trust Fund."
- Charge developers a 2.5 percent fee on the value of commercial development to finance construction or rehabilitation of affordable housing.
- Require towns to commit developer fee funds to affordable housing within their borders.
- Set aside 20 percent of all state-assisted housing projects for affordable housing.
- Set aside 13 percent of all affordable housing for families earning less than 30 percent of the state's median income.
- Require all state agencies to include a housing affordability impact statement when creating new regulations.
- Establish a state Housing Commission to develop a strategic housing plan and report annually to Legislature.

New Jersey's affordable housing laws have failed to live up to the promise of providing home for low- and moderate-income residents while having the insidious side effect of concentrating poverty in our inner cities.

The new law will transform the state's almost barren affordable housing landscape from one of lost opportunities to one of hope and promise for thousands of families.

What these regulations will do is turn the state into one large urban area, Bridgewater Mayor Patricia Flannery said at a news conference. What these rules are saying is every piece of land in your town is going to be built to such density, and that's the key word here, density.

A picture is worth a thousand words

by: Hank Kalet

Tue Jul 15, 2008 at 10:49:16 PM EDT

- PLEASE CALL- Affordable Housing Bill Before NJ State Senate on Monday

by: koleary

Thu Jun 19, 2008 at 02:04:23 PM EDT

The vote is likely to be close so it is important that our state senators receive calls and emails supporting the legislation.  

Fixing affordable housing

by: Hank Kalet

Mon Jun 16, 2008 at 05:58:53 PM EDT

Now that the Assembly has approved a relatively major reform of New Jersey's affordable housing laws, it is important to remind people that the goal of the state's program is to ensure that municipalities cannot zone classes of people out of their communities.  

Oil breaks $135

by: Juan Melli

Thu May 22, 2008 at 03:30:13 PM EDT

The Corzine administration and Assembly Democratic leaders are working on a plan that would locate affordable housing near railroad stations so the residents would have transportation to jobs.

Community Affairs Commissioner Joseph V. Doria today said that as an example, the housing could rise around rail hubs in the Meadowlands or outside Atlantic City, with area towns contributing developer fee money they've raised to help fund the projects.

Assembly Speaker Joseph Roberts (D-Camden), a prime sponsor of a 10-part affordable housing reform package in the lower house, said his aides are working on the idea with aides to Gov. Jon Corzine.

Doria said that under the plan suburban and rural communities would not escape their obligation to provide affordable housing. Corzine wants to erect or refurbish 100,000 affordable houses and apartments by 2018.