The meeting’s primary focus was the adoption of the township’s housing element and fair share plan, a legal requirement to ensure sufficient planning for affordable housing. John Barry, a professional planner from Higher Cruel and Associates, presented the plan, which has been through detailed preparation and review. Initially, the township faced a mandate to accommodate 285 affordable housing units, but after a challenge and mediation process, this number was reduced to 174 units. The township’s governing body formalized this obligation through a resolution.

Barry detailed the challenges in locating suitable land for development, citing changes in flood hazard regulations and the limited availability of land. A vacant land assessment revealed only one developable site at the corner of Main Street and Stevens Avenue, a former gas station now zoned for multifamily residential development. This site is projected to yield three units, presenting a significant shortfall of 171 units.

To address this gap, Barry suggested focusing on redevelopment opportunities. He proposed a target of approximately 43 units to cover 25% of the unmet need. The township’s downtown redevelopment plan and the Transit Village Central Business District zone offer potential avenues for development, with zoning provisions allowing for 90 to 100 units. Barry emphasized the necessity of amending existing ordinances to clarify permitted densities, particularly in the Transit Village district, which currently allows 35 units per acre. He recommended applying a similar density standard in downtown areas to meet housing obligations.

The board discussed the plan briefly, noting no public attendance, and proceeded to approve it as an amendment to the township’s master plan. This approval was necessary to comply with the latest Fair Housing Act amendments, with a submission deadline set for June 30.

In another significant matter, the board addressed the ongoing dispute involving Zen Real Estate LLC’s application for a site plan modification. John Veter, representing Zen Real Estate, requested an adjournment due to unresolved issues concerning the site on Harrison Avenue, previously occupied by the Aetta paper tube company in the 1960s. The proposed modifications included relocating a loading zone to mitigate impact on nearby residential areas, a change prompted by community concerns.

Veter described the contentious negotiations over an easement with the adjacent property owner on Synindle Avenue. The owner contends the easement was not intended to handle all traffic, complicating access for trucks via Synindle Avenue. This has been a point of contention, with the owner’s loading zones potentially obstructing truck access.

Veter acknowledged the community’s concerns about access from Harrison and Synindle Avenues. He highlighted the implications of a 2005 approval, which included a buffer variance request due to the property’s proximity to residential areas. The existing parking, only 11 feet from residences, remains a concern despite previous approvals.

Veter emphasized transparency and the intention to negotiate with the neighboring property owner to resolve the access dispute. He committed to sharing relevant easement agreements and documentation with board members to facilitate understanding and support ongoing discussions. The board agreed to carry the application forward, scheduling further discussion for the next meeting on August 7, 2025.