A major highlight of the meeting was the discussion surrounding Ordinance Number 2575, which proposed to overhaul the Westgate Village zoning. This ordinance aims to replace the existing Westgate Village mixed-use senior overlay zone with a new mixed-use zone, transitioning from predominantly senior housing to include family inclusionary housing. Under the proposed changes, the number of housing units would increase dramatically from 374 to 574, incorporating a blend of market-rate and affordable housing options. This transformation not only adjusts housing density but also reduces non-residential development by approximately 210,000 square feet, thereby allowing for the development of a hotel and limited commercial uses.

The board planner detailed the ordinance, emphasizing its departure from the current E3 District to accommodate broader housing needs. A significant portion of the meeting focused on the ordinance’s consistency with the township’s master plan, a crucial consideration under municipal land use law. The planner reiterated that while certain objectives of the master plan supported these changes, the master plan’s land use and housing elements do not fundamentally recommend such a shift, which raised concerns about the ordinance’s adoption process.

Recommendations were made to amend the ordinance to align with the township’s affordable housing goals, such as ensuring that newly created affordable housing units receive credit towards the township’s housing obligations. Despite the noted inconsistencies with the master plan, the board moved forward with professional recommendations to strengthen the ordinance’s alignment with existing housing goals.

In tandem with the Westgate Village discussions, the board turned its attention to Ordinance Number 2573, which proposed the creation of a new Shyen 4 Senior Housing Zone (SH4). This ordinance aims to develop 29 affordable housing units for seniors, integrating the new SH4 district within existing SH zones and establishing specific standards for development. Key provisions of this ordinance included the requirement for site plan applications to adhere to a concept plan and ensuring that the township committee confirms the housing plan’s court approval before proceeding.

The ordinance also specified amenities for the senior housing, such as passive outdoor spaces, and zoning requirements, including building height and setback regulations. Similar to the Westgate Village ordinance, this proposal was also found inconsistent with the township’s master plan. Recommendations were made to amend the ordinance to comply with the Uniform Housing Affordability Control Rules (UCK) rather than referencing outdated standards from the Council on Affordable Housing’s rules.

The board engaged in a focused discussion on the implications of the proposed ordinances and their alignment with the township’s long-term planning goals. This included deliberations on site access plans and the integration of new developments within existing infrastructure. Ultimately, a motion was made to find both ordinances inconsistent with the master plan, although members agreed to incorporate professional recommendations should the governing body decide to adopt them.

In addition to zoning amendments, the board addressed updates to the township’s affordable housing regulations, specifically concerning the integration of UCK guidelines into local ordinances. The speaker noted the necessity to eliminate outdated references and align local regulations with UCK to ensure consistent administration, marketing, and design of affordable units. The board recognized the importance of these updates in maintaining compliance with state housing standards and facilitating future amendments.