New Jersey Housing and Mortgage Finance Agency

New Jersey Housing and Mortgage Finance Agency

Murphy Administration Announces Partnership with RWJBarnabas Health to Create Affordable Housing in Newark’s South Ward

For Immediate Release:
February 10, 2020
Amy Palmer

Development Would Create Apartments Affordable to Families, Supportive Housing

NEWARK — The Murphy Administration today announced a new collaboration between RWJBarnabas Health, Pennrose, LLC, the City of Newark, and the New Jersey Housing and Mortgage Finance Agency (NJHMFA) under the agency’s program that promotes hospital investment to create 65-70 affordable rental apartments in Newark’s South Ward.

The Hospital Partnership Subsidy Program recognizes housing as a key variable to maintain good health and the role of hospitals as anchor institutions in the community. Under the program, NJHMFA matches funding contributions from participating hospitals to provide rental apartments affordable for low- and moderate-income families, as well as apartments for special needs residents. 

“Innovative hospital partnerships like the one we are announcing today are taking hold in New Jersey because they are an effective way of providing affordable housing with supportive services for those most in need,” said Lt. Governor Sheila Oliver, who also serves as Commissioner of the Department of Community Affairs (DCA) and chair of the NJHMFA board. “This new collaboration with RWJBarnabas Health is going to create dozens of homes for our most vulnerable residents while building upon the redevelopment that is already happening in the South Ward.”

The collaboration with RWJBarnabas Health will result in the creation of 65-70 rental apartments two blocks from its Newark Beth Israel Medical Center. The apartments will be for residents earning an average of 60% of the area median income. A number of apartments will provide homes for homeless individuals and families, paired with access to medical services.

"As anchor institutions, health care systems like RWJBarnabas Health have a vital role to play in strengthening and growing healthier communities. The collaborations created under the Hospital Partnership Subsidy Program enable them to do that," said NJHMFA Executive Director Charles A. Richman. "We have received tremendous interest in the program throughout the state. As a result, we have already expanded our plans for this program and the holistic approach it embraces to ensure a healthier New Jersey." 

New homes in the South Ward

The project by RWJBarnabas Health and developer Pennrose LLC would be located in the 977 block of Bergen Street in the city’s South Ward. The new six-story building will include efficiencies, and one- to three-bedroom apartments. Pennrose is expected to apply to the state Department of Community Affairs for project-based rental vouchers to subsidize the cost for the homeless individuals and families who will be part of this development. The ground floor will include healthy food retail options, as well as other commercial and program space to enable RWJBarnabas Health and its affiliates to provide services to the community.

The site is part of the South Bergen Redevelopment Area, and is close to retail shops and restaurants, schools, a public library and medical offices. NJ Transit buses run along Bergen Street, connecting to Newark Penn Station and downtown Newark. 

The $25.7 million project would include $3.04 million in mortgage financing from NJHMFA, $1.5 million from its Special Needs Housing Trust Fund, as well as $4 million from its hospital program to be matched by RWJBarnabas Health. Construction is expected to begin in July 2020 with completion in September 2021.

“Ensuring that all individuals have access to safe, stable and affordable housing is a critical component to build healthier communities,“ said Barry H. Ostrowsky, President and Chief Executive Officer of RWJBarnabas Health. “RWJBarnabas Health and Newark Beth Israel Medical Center have worked diligently with our partners to develop systems that address social issues such as food security, community safety, workforce development and enhancing the capacity of local vendors within Newark. The Hospital Partnership Subsidy Program allows us to extend our commitment to residents within the South Ward.”

“Pennrose is thrilled to be working with RWJBarnabas Health and NJHMFA at this important nexus between health care and housing,” said Jacob Fisher, Regional Vice President for Pennrose. “We would like to recognize our partners for the vision that they bring to this endeavor and hope that together we will make a lasting impact on the health outcomes of our residents and on the neighborhood.”

The project developer is also seeking 4% Low Income Housing Tax Credits, which are administered by NJHMFA and will generate private equity.

“RWJ Barnabas has been an outstanding health provider and neighbor to the City of Newark. This partnership with the Murphy administration shows Barnabas’ commitment to improving the lives of all Newarkers," said Mayor Ras J. Baraka. "It will address a major issue for our administration – providing our residents with quality affordable housing, particularly our homeless individuals and families who are most at-risk. We applaud the development of this initiative and are pleased to be taking another step towards ensuring that our community is more empowered and healthier.”

The Hospital Partnership Subsidy Program was unveiled in 2018 with an initial $12 million to fund four hospital partnerships. However, interest has been so great that the program has since been expanded to provide $30 million toward seven to eight partnerships. The first partnership, with St. Joseph’s Health in Paterson, was announced in 2019.

RWJBarnabas Health is the largest, most comprehensive academic health care system in New Jersey, with a service area covering nine counties with five million people. The system includes eleven acute care hospitals; three acute care children’s hospitals and a leading pediatric rehabilitation hospital with a network of outpatient centers, a freestanding 100-bed behavioral health center, two trauma centers, a satellite emergency department, ambulatory care centers, geriatric centers, the state’s largest behavioral health network, comprehensive home care and hospice programs, fitness and wellness centers, retail pharmacy services, a medical group, multi-site imaging centers and two accountable care organizations. 

With nearly 50 years of experience, Pennrose combines quality development and proven management to deliver exceptional lifestyle-centered communities for its residents. With the superior knowledge and unparalleled dedication to get the job done right, Pennrose develops and operates conventional, affordable, mixed-income, and mixed-use communities throughout the Eastern and Midwestern portion of the United States.

NJHMFA has been a leader in the creation and rehabilitation of affordable housing opportunities for families, seniors and special needs residents statewide through its loan financing and bond programs; mortgage, down payment and closing costs assistance; and the award of federal Low Income Housing Tax Credits. NJHMFA does not rely on any direct funding from the New Jersey State Treasury to meet its core operating or administrative expenses. For more information on NJHMFA, visit

Murphy Administration Announces Partnership with RWJBarnabas Health to Create Affordable Housing in Newark’s South Ward
High Res Photo

Lt. Governor Sheila Oliver, NJHMFA Executive Director Charles Richman, Newark Mayor Ras J. Baraka, Barry H. Ostrowsky, President and CEO, RWJBarnabas Health, Jacob Fisher, Regional Vice President, Pennrose, LLC, and other guests following the announcement.