A key highlight of the meeting was the presentation by Kendra Lely, the township’s affordable housing planner, who detailed the amendments to the housing element and fair share plan. The original plan, adopted in June 2025, faced a medium-level challenge from the Fair Share Housing Center. Mediation with the Fair Share Housing Center took place in October and November, concluding with a consent order from a Superior Court, which was conditionally approved on February 19. This approval is critical for the township to implement its plan and avoid builder’s remedy lawsuits. Lely emphasized the urgency in meeting all court conditions by March 15.

The township’s fair share plan was reviewed, identifying a deficit of 37 housing units from previous obligations covering 1999 to 2025. For the fourth round, Union Township had an obligation of 585 units, but due to limited vacant land, this was reduced to 10 units. Despite the adjusted figures, the township is required to implement zoning to address the unmet housing needs.

To meet these needs, the board discussed several development proposals. Notably, a 100% affordable housing project is planned for Stanley Terrace, adding 70 family rental units. An overlay zone is proposed near Route 78 on Union Avenue to encourage additional multifamily housing. The mediation with Fair Share Housing resulted in an increase in the realistic development potential (RDP) for the Stanley Terrace site from 10 to 21 units, contributing to an unmet need of 564 units.

A proposed senior housing project on Janette Avenue aims to add 72 affordable units, with the property owned by the county. This project is part of the township’s strategy to address the larger unmet need. An overlay zone on Stson Avenue was also discussed, allowing for mixed-use developments without altering existing zoning, extending from Oakland Avenue to Irvington Township’s border, excluding certain parcels like a cemetery.

The board also explored a proposed amendment permitting mixed-use and multifamily developments at a density of 35 units per acre, inspired by a recent project on Stson Avenue. This amendment aligns with the consent order and court conditions. The board unanimously voted to adopt the housing element fair share plan and to refer the amendments to the township committee for final adoption. Following a brief discussion, the board approved the amendments unanimously.

Attention then turned to other proposed developments and zoning changes. The Stanley Terrace project was highlighted, with a map providing context for the 100% affordable housing initiative. Although a conceptual plan from the developer is yet to be seen, the ordinance outlines broad standards for the project.

The Union Avenue Overlay Zone proposes a density of 30 units per acre, potentially yielding 87 units with an affordable housing requirement. This ordinance details permitted uses, accessory uses, and bulk requirements, offering developers a range of options.

A discussion point was the Janette Avenue proposal, aimed at developing 72 age-restricted affordable units. There was a moment of uncertainty regarding land ownership, which was clarified as municipally owned. The zoning change would limit the property to 100% affordable housing development, with potential public uses excluded.

The board emphasized that the proposed ordinances create a framework for potential development rather than mandating it. Several members expressed understanding that the ordinances allow for development options without obligating the township to immediate action.

After thoroughly reviewing the four ordinances, the board moved to determine their consistency with the housing element fair share plan. The motion passed with majority approval, with a few abstentions noted.