Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Affordable Housing topic
No spam. Unsubscribe anytime.
North Haledon hears presentation on states 4th Round COAH assignment of 220 units; council discusses redevelopment as an option
Summary
A legal expert told North Haledon council members the Department of Community Affairs assigned the borough a 220-unit 4th Round COAH obligation; presenters recommended challenging the number and considering a limited redevelopment overlay and supportive-housing credits to meet obligations.
North Haledon officials heard a presentation Dec. 11 on the boroughs 4th Round COAH (fair-share) obligation and discussed options to reduce or respond to the assigned number.
Michael Pasquale, identified at the meeting as experienced in local government law, told the council that the Department of Community Affairs had assigned North Haledon an obligation of 220 affordable housing units under the new 4th Round methodology. "The numbers are not based on realistic numbers, but more of the need," Pasquale said, adding that the assignment is based on aerial mapping and can overcount developable land because it does not account for terrain, wetlands or other non-developable areas.
Pasquale advised council members to file a challenge to the assigned number by the end of January and then develop a compliance plan. He said North Haledons consultant Michael Kauker is already working on calculating a realistic figure using the DCAs own data. Pasquale described redevelopment overlays and seeking credits (including supportive housing and previously built units) as tools to reduce the boroughs net obligation, but cautioned that some credits (for example, supportive housing) tend to generate less revenue for developers.
Mayor Randy George and council members said the borough is largely built out and lacks obvious parcels for 1,000-plus units implied by some math; the mayor said the borough has aimed to cap residential density at nine units per acre in prior approvals and is considering a targeted redevelopment zone south of Belmont Avenue as a means to show willingness to accommodate some housing without committing to eminent-domain takings. "We have been asked to join a suit with the Montvale Mayor to challenge the train station designation to have COAH units there too," the mayor said, while adding that council prefers negotiation with developers to aggressive litigation that might jeopardize local planning outcomes.
During public comment, resident Jerry Flach asked whether credits such as supportive housing could be used to offset the assigned obligation. Pasquale said supportive housing is an option to provide a variety of housing types and potential credits, though it may not be as strong a revenue source as market-rate development. Council members confirmed that some previously built units in the borough did receive credits under prior plans.
No formal resolution or vote on COAH compliance was taken at the Dec. 11 meeting; Pasquale said the immediate next step is to prepare a resolution challenging the assigned number and to continue work on a compliance strategy.
