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Belmar council adopts ordinances to require 20% affordable set-aside going forward and to create a Main Street overlay
Summary
Council adopted four ordinances including a boroughwide mandatory 20% affordable-housing set-aside for new multifamily projects, an overlay mixed-use zone for Main Street (Fifth–16th Avenues), and code updates on affordable-housing procedures; council clarified prior negotiated projects remain exempt.
The Belmar Borough Council voted on multiple ordinances at its Sept. 23 meeting, adopting new measures that change how future residential development will address affordable housing and creating a mixed-use overlay for Main Street.
What passed: The council adopted ordinance 2025-21 (authorizing a long-term tax-exemption financial agreement) and three ordinances that affect housing: 2025-10, which creates a boroughwide mandatory affordable-housing set-aside (a 20% requirement or a minimum of one unit for inclusionary projects of five or more units) going forward; 2025-11, which establishes a mixed-use overlay district along Main Street (corrected in the record to Fifth Avenue through 16th Avenue) with revised unit-size wording; and 2025-19, which adds affordable-housing program purposes and procedures including affirmative-marketing language.
Key points from debate: Redevelopment counsel Fran McManus told the council that section language was intended to cover multifamily or single-family attached developments whether permitted by zoning amendment, variance or redevelopment plan, and legal counsel and several council members agreed the ordinance should explicitly include the borough’s zoning board of adjustment to prevent ambiguity. Jean Kramer and other residents asked why previously negotiated projects appear to have lower set-aside percentages; council members responded that those projects were subject to earlier settlement agreements and would not be affected by the new ordinance, which applies to projects submitted after the ordinance’s effective date.
Votes at a glance: Each ordinance was adopted on roll call. On the consent/ordinance votes recorded in the transcript, Councilman Donovan, Councilwoman Kenny and fellow council members registered 'yes' votes on the ordinances as amended; one earlier procedural minutes approval showed Councilwoman Kenny abstaining. The council recorded unanimous 'yes' votes for the ordinances as amended at second reading.
Why it matters: The 20% set-aside standardizes the borough’s approach to inclusionary housing for future developments and clarifies that the zoning board of adjustment will be treated consistently with planning-board actions. Developers with prior negotiated settlement agreements remain governed by those agreements and are not retroactively subject to the 20% requirement.
What’s next: The ordinances are adopted as amended; staff and counsel will codify the explicit inclusion of the zoning board of adjustment language and proceed with implementation procedures spelled out in ordinance 2025-19, including affirmative marketing and administrative processes.
