A central focus of the meeting was the township’s approach to affordable housing obligations, as outlined by Jessica Caldwell, the township planner. The review stemmed from new regulations for the fourth round of affordable housing obligations issued in March 2024 by the Department of Community Affairs (DCA). Raritan Township was initially assigned a present need of 44 units and a prospective need of 336 units. Caldwell elaborated on the calculations underpinning these figures, which involved the non-residential valuation factor, income capacity factor, and land capacity factor. The non-residential valuation factor compared the township’s percentage of non-residential development to the region, while the income capacity factor assessed income levels using census data. The land capacity factor, which underwent local analysis, initially identified over 600 acres as vacant and developable. However, after accounting for environmental constraints, this figure was reduced to approximately 62.21 acres, facilitating a proposal to lower the prospective need to 229 units.

A resolution was adopted to accept the DCA’s present need figure and propose the adjusted prospective need, which was submitted for court review through a declaratory judgment process. Caldwell clarified that objections to the proposed obligation must be raised by February 28, after which the obligation would be finalized. The township aims to draft a housing element and fair share plan by June 30. During the planning process, a durational adjustment will be necessary due to limited sewer capacity, affecting the proposed unit numbers. Additionally, recent modifications to land use ordinances now permit accessory residential structures on single-family lots, which could impact the affordable housing obligation figures.

In parallel, a request from Woodmont Ron Flex LLC highlighted the meeting’s land use discussions. The company sought approval for a minor subdivision of a 90-acre property on Vorhees Corner Road. The proposal aimed to divide the land into two lots: a 35-acre parcel and a 55-acre parcel, the latter intended for municipal conveyance as part of pre-existing agreements. The subdivision required no improvements or variances, aligning with township ordinances concerning conservation easements for larger subdivisions.

Steve Santah, Executive Vice President for Woodmont Properties, referenced a prior redevelopment plan linked to the property and the negotiated acquisition of adjacent lands with the municipality. He noted that the redevelopment agreement necessitated subdividing the adjacent tract and donating the 55-acre section near a school to the municipality. This donation could manifest as a conservation easement or be transferred directly to the Board of Education or the town. The board ensured that the proposed subdivision would restrict access to Case Boulevard to emergency vehicles, reflecting consensus on maintaining this limitation in future deliberations.

The board engineer’s report from February 7, 2025, outlined various conditions for the subdivision. These included administrative and technical requirements, with no objections reported from the applicant. Ken Kennan, the project surveyor, verified his credentials and confirmed the preparation of the subdivision plans, reiterating the proposal’s compliance with existing regulations.

The handling of abandoned wells was another topic of concern, with health department requirements mandating proper closure and reporting. The board discussed the necessity of a Letter of Interpretation (LOI) for wetlands delineation on the subdivision site plans. Despite disagreements regarding the LOI requirement, the board agreed to permit recording the subdivision without it, provided the applicant submits for an LOI subsequently. This approach was intended to prevent delays, with conservation easement discussions deferred to future site plan stages.

The Environmental Commission’s report suggested designating the property for public recreational use, though the final decision rested with the township. The board reviewed phase one and phase two environmental assessments and agreed to share relevant copies with the township. Ultimately, the board approved the minor subdivision, subject to conditions from engineering reports and the LOI requirement.