At the heart of the meeting was a presentation by a planner from DMR Architects, who outlined Verona’s obligations under New Jersey’s affordable housing requirements. The township is tasked with accommodating 155 affordable housing units by 2035, a number reduced through mediation from the initially assessed 173 units. This reduction was noted as a favorable outcome for Verona, which does not need to allocate funds for rehabilitating existing deficient homes. The plan’s strategy relies heavily on a vacant land adjustment, which realistically allows for the accommodation of only 57 affordable units. Consequently, the township must plan for 82 units in total, combining the 57 from vacant land with an additional unmet need of 25 units.

The board discussed various methods to meet these obligations, including inclusionary development and partnerships with organizations to create supportive housing. The possibility of securing bonus credits, which could reduce the number of units required, was also explored. The current housing plan, still in its preliminary stages, is set to be finalized and presented by June 9. However, it already includes potential projects such as the redevelopment of 320 Bloomfield Avenue and Hillrest Farm, which together could contribute several affordable units.

Concerns were raised regarding the feasibility of some proposed sites due to ongoing negotiations with developers and the absence of finalized redevelopment plans. This issue was particularly pronounced for sites like 885 Bloomfield Avenue, where the lack of a concrete plan could jeopardize the town’s ability to secure the necessary affordable housing credits. The board acknowledged the risk of relying on sites without formal plans, emphasizing the need to demonstrate genuine interest from developers to the courts.

A significant portion of the conversation focused on the implications of the TCMU overlay zone and the TC zone’s 50% non-residential requirement, a restriction the board expressed interest in eliminating to promote affordable housing. The board also discussed the potential impact of not developing certain sites, such as those within the TCMU overlay, due to challenges like flooding and drainage issues. These concerns highlight the importance of contingency plans to address potential roadblocks in development and ensure the township can meet its obligations.

The financial aspect of maintaining affordability was another focal point. There was discussion on the possibility of including renewal clauses in developers’ agreements to extend the affordability of units beyond the typical 30-year restriction. References were made to the “955 rule,” which requires developers to notify the town before the expiration of affordable housing controls, allowing for potential town intervention. The board emphasized the importance of financial backing from the affordable housing fund to support these interventions.

Further deliberations touched on the town’s master plan and how the affordable housing initiatives align with it. Although distinct, these plans are designed to work together, with affordable housing rules taking precedence in certain respects. This alignment aims to preserve the character of single-family neighborhoods while accommodating new developments, primarily along Bloomfield Avenue.

The meeting concluded with a focus on the practicalities of the proposed developments, discussing specific projects and their potential contributions to affordable housing. Concerns about parking, neighborhood character, and the buffering of new developments from existing surroundings were noted. The board stressed the need for solid concept plans and numbers from developers to adhere to deadlines, emphasizing the importance of maintaining open communication among all parties to ensure alignment and prevent miscommunication.