15:35A significant portion of the meeting was dedicated to a presentation by the township’s planner, who outlined Clark’s obligations under the Fair Housing Act, including a 71-unit rehabilitation requirement and a prospective need for 263 new units from prior rounds. The township’s current obligation for round four was set at 166 units. However, a vacant land adjustment revealed that Clark had zero realistic development opportunities due to limited available land, creating what is referred to as an “unmet need.”

25:30The township has proposed approximately 50 units as part of its efforts to fulfill legal obligations without needing to zone for the full 166 units. These units are part of a broader strategy, including several redevelopment sites tied to an overlay zone, which allows property owners to opt for redevelopment in line with the vacant land analysis.

19:46Among the discussed sites for potential development were the Grand Centurans property on Madison Hill Road, which could accommodate 70 age-restricted units, and the Clark Shopping Center on Railroad Road, with the potential for 48 residential units, including 10 affordable units, under mixed-use zoning. Other potential sites included Clark Village and various areas on Riden Road, with plans for additional residential units.

The township has also allocated up to $300,000 from its trust fund to collaborate with local agencies for developing group homes, which can contribute to meeting affordable housing needs. The planner emphasized that the number of bedrooms in group homes determines the count of affordable housing units, presenting an opportunity to fulfill housing obligations while maintaining community welfare.

38:32During the public comment period, a resident raised concerns about the township’s ability to meet its proposed 50-unit plan and questioned the infrastructure capacity to support potential increases in multi-unit housing. The board clarified that the proposal is subject to court review and includes a 60-day objection period, with mediation possible if objections arise.

57:07Additionally, the board discussed the implications of not meeting fair share plan obligations, with a cautionary reference to other municipalities that have faced legal challenges for non-compliance. The board moved to approve the housing element and fair share plan, incorporating minor comments from the session, and prepared a resolution to memorialize this action.

Beyond affordable housing, the meeting included discussions about rehabilitation versus new construction, with emphasis on the financial challenges of acquiring existing units for rehabilitation. The planner pointed out that converting existing apartments into affordable housing tends to be financially prohibitive due to the long-term restrictions involved.

07:51Despite these challenges, the planner expressed optimism that opportunities for affordable housing development remain realistic, acknowledging that the issues faced by Clark are reflective of broader trends affecting many New Jersey towns.