The meeting commenced with a presentation by Kendra Ley from the firm of Kyle McManus, who outlined the importance of the housing element and fair share plan as part of the township’s master plan. Her testimony highlighted the need to address affordable housing obligations arising from the Mount Laurel doctrine, a landmark 1975 Supreme Court decision that prohibits exclusionary zoning practices. The doctrine mandates that municipalities provide realistic opportunities for affordable housing development, thereby preventing discrimination against lower-income residents.

Ley detailed the income thresholds necessary to qualify for affordable housing, explaining that two-bedroom homes typically range from $150,000 to $250,000 for purchase, while rental costs vary from $1,500 to $2,500 per month. The eligibility for these units is determined through income qualification and a lottery system. The new guidelines for the fourth round, prompted by a recent amendment signed by Governor Murphy, require a total of 80,000 affordable units statewide by 2035, with region three responsible for 11,000 units. The methodology for calculating each municipality’s obligation considers factors such as household income, non-residential property values, and available land.

Significant changes include a mediation program involving a panel of retired judges to oversee disputes over housing elements and fair share plans, with recommendations sent to the superior court. The township’s third round obligations, spanning from 1999 to 2025, identified a need for 873 new units and 44 rehabilitations, while the fourth round recalibrates the rehabilitation need to 24 units. Plans are in place to meet a prospective need of 198 units through the development of 160 new units and the application of 49.5 bonus credits, resulting in a surplus for future obligations.

Projects such as the supportive housing initiative “Our House” and the Ridge Oak 4 project, which is fully dedicated to affordable housing, are expected to contribute to meeting these obligations. Ridge Oak 4, already zoned for such use, may require municipal support to bridge funding gaps. Additional smaller projects, including a single-family rental unit and an existing assisted living facility, were also noted.

The board discussed the Westgate project, an inclusionary development on Martinsville Road, which plans to introduce 574 units, with 115 designated as affordable. The project utilizes existing infrastructure to minimize environmental impact, with plans for a hotel on the site. Concerns about sewer access for residential units were raised, yet the board confirmed the availability of essential services for most areas.

Public comments during the meeting reflected both support and concerns regarding the affordable housing plan. Questions were raised about the duration of affordability for the Westgate units, with a requirement for the municipality to lift deed restrictions after 40 years to maintain control. Public interest also focused on the potential benefits of conforming to the Highlands regional area, though specifics remained under discussion.

The board unanimously adopted a resolution to incorporate the fourth round housing element and fair share plan into the township’s master plan. This decision aligns with constitutional requirements to facilitate affordable housing while promoting public health and welfare. The board plans to submit the proposal to the superior court within 48 hours, with township committee endorsement anticipated shortly thereafter.