The central focus of the meeting was the adoption of Asbury Park’s housing element and fair share plan, a critical document that integrates housing components into the city’s master plan. This plan is essential for compliance with state-mandated affordable housing obligations and for submission to the affordable housing dispute resolution program. Beth McManus, the city’s redevelopment and affordable housing consultant, underscored the urgency of adopting the plan within the set deadline to avoid legal repercussions, such as builder’s remedy litigation. This type of litigation could result in developments that override local zoning regulations, potentially disrupting the city’s planning efforts.

McManus provided an overview of the legal context, referencing the Mount Laurel decisions by the New Jersey Supreme Court, which require municipalities to accommodate low and moderate-income households. The board was informed that Asbury Park’s specific obligations do not include new construction due to its status as a qualified urban aid municipality. Instead, the city must address its rehabilitation obligation of 214 units, targeting substandard housing occupied by low and moderate-income residents, along with an outstanding obligation of 206 Regional Contribution Agreement (RCA) units.

The rehabilitation program, overseen by the Community Grants Housing and Planning (CGPNH), aims to improve existing units with essential repairs such as roof replacements and lead paint removal. Each rehabilitated unit will maintain affordability controls for ten years. While the city is required to offer the program, there is no penalty for falling short of 214 successful applicants. This flexibility was noted as an aspect of the city’s approach to meeting its obligations.

A major topic of discussion was the Home Plate site project, a key component of Asbury Park’s housing plan. This project, part of a settlement agreement with the Fair Share Housing Center, is slated to create at least 132 affordable units, with a minimum of 69 units designated for the Home Plate site. The development will provide housing for current residents of Lincoln Village, which is set to be demolished in a subsequent phase. The memorandum of understanding with the local housing authority ensures that existing residents retain the right to remain within the city. The project will be funded through unused RCA program funds, with additional financial support sought via low-income housing tax credits.

The board faced questions about the timeline for meeting RCA obligations, particularly the expectation to break ground within two years of adopting the plan. Despite these uncertainties, the board expressed a commitment to fulfilling its obligations while navigating the logistical challenges.

An inconsistency in the draft housing plan was identified, concerning the percentage of units reserved for very low-income households. The draft stated that at least 13% of units should be designated for this group, yet also mentioned a requirement for 25% in each bedroom distribution. This discrepancy was acknowledged, and it was suggested that the board allow for adjustments in the final plan to ensure consistency and compliance with legal standards.

Following these discussions, the board opened the floor to public comments, but no members of the public were present to speak. The board then moved to adopt the housing plan as presented, with provisions to adjust the percentage allocations for very low-income units if necessary. The motion passed with votes from multiple board members, except for one abstention. A resolution related to the housing plan was also adopted, concluding the meeting.