10:33The most notable topic on the agenda was the presentation by representatives of Khubnian Homes concerning their proposed development project on the site of the Architect’s Golf Course. This development plan offered a mix of market-rate and affordable housing, potentially addressing Lopatcong’s fourth-round affordable housing obligation of 81 units. The developers presented a conceptual “bubble plan” that included market-rate single-family homes, active adult homes, and townhomes. Furthermore, the plan proposed substantial open spaces with walking paths along a stream corridor and other recreational amenities. The presentation underscored the developers’ intent to maintain the natural features of the property, incorporating existing ponds for stormwater management and using golf course cart paths for walking and biking trails.

02:58Michael Gallagher, the entitlements manager for the northeast division, elaborated on the proposed community’s structure, describing it as a transition from high-density to medium and lower-density residential areas. He emphasized that all units would be for sale, with a homeowners association managing the community. The southern section of the site was designated for two- and three-story townhomes, while the northern section would feature market-rate single-family homes. The plan also included a designated area for an active adult community, complete with its own clubhouse and recreational facilities such as pickleball courts and a dog run.

25:07During the meeting, several board members sought clarification on various aspects of the proposal. They inquired about the number of residences planned for the townhouse portion, which Gallagher confirmed to be approximately 350 homes. The discussion also covered the integration of affordable housing units, identified as stacked townhomes, with board members highlighting the regulatory requirement for some units to be designated for rentals. Gallagher assured the board that the development team could partner with rental companies to meet these obligations if the township desired a rental component.

The proposed age restriction for active adult units was set at 50 years and older, leading to questions about the potential demographic impact on local schools. While a community impact study had not yet been conducted, Gallagher noted that such a study would be part of the due diligence phase. Board members expressed concerns about the potential increase in school-age children resulting from the development.

The developers concluded their presentation with an emphasis on incorporating community input into the planning process, expressing gratitude for the board’s feedback.

In addition to the development proposal, the board discussed the township’s housing element and fair share plan. An update was provided about a settlement with the New Jersey Builders Association, which set the township’s obligation at 81 units after negotiations brought the number down from an initial 87. Although a signed settlement agreement was pending, the township had begun working on the housing plan and a vacant land adjustment to reduce the realistic development potential based on available vacant land. A public hearing on the housing element and fair share plan was scheduled for May 28, 2025.

05:27The board also reviewed two ordinances, 202506 and 202507. Ordinance 202506 involved a revision and codification of local ordinances, primarily correcting minor grammatical errors without making substantive changes. Ordinance 202507 aimed to redefine how an alley is categorized concerning property lines and setbacks. The redefinition was intended to ease construction permissions for property owners along alleys, reducing the need for variances. The board assessed both ordinances for consistency with the master plan and approved them collectively.