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Mahwah planning board adopts amended 2025 housing element; Block 82 amendment allows 60-unit development with 20% affordable set‑aside
Summary
The Mahwah Planning Board approved an amended 2025 Housing Element and Fair Share Plan and adopted a redevelopment amendment for Block 82 that allows up to 60 residential units, with a 20% set‑aside (12 units) for affordable housing, as part of a settlement with Fair Share Housing Center.
The Township of Mahwah Planning Board on March 9 approved an amended 2025 Housing Element and Fair Share Plan and adopted a redevelopment amendment for Block 82 that enables up to 60 residential units with a 20% affordable set‑aside.
Darlene Green, the township planner with Colliers Engineering & Design, presented the Amended 2025 Housing Element and Fair Share Plan (document dated Feb. 12) and explained that the amendment responds to four challenges received during the challenge window and to a mediation agreement with Fair Share Housing. Green said the amendment addresses the Fourth Round obligation, Highlands buildout constraints and identifies appropriate locations for affordable housing while maintaining a maximum density of 14 units per acre in areas where redevelopment is proposed.
Green said the mechanism proposed for Block 82 was moved into the Fourth Round to fill unmet need. She told the board that Toll Brothers is purchasing the property that is proposed for multifamily development including townhomes and stacked townhomes. Green also reported that Fair Share Housing Center requested adding the sentence, "All Affordable Housing units shall be constructed on the site," to the redevelopment document.
The board voted 8–0 to approve the amended Housing Element and Fair Share Plan and to adopt a memorializing resolution (motion by Mr. Ervin; second by Mr. Lo Iacono). The board separately considered Ordinance No. 2088, a third amendment to the Redevelopment Plan for Block 82 (Lots 1 and 3–30), which Green said reflects an agreement with Toll Brothers proposing up to 60 inclusionary residential units with a 20% set‑aside (12 affordable units). The motion to find Ordinance No. 2088 "Not‑Inconsistent" with the Master Plan carried on a roll call of seven ayes; two members abstained (Ms. Jankowski and Mr. Lo Iacono).
Why it matters: the amendments set the township’s plan for meeting state affordable housing obligations and change what redevelopment is permissible on Block 82. The Block 82 amendment channels a private redevelopment agreement into the municipal planning framework and specifies a 20% inclusionary requirement for the proposed development.
What the board decided and next steps: the planning board adopted the amended Housing Element and the memorializing resolutions. The Block 82 redevelopment amendment was found "Not‑Inconsistent" with the Master Plan and memorialized; state approvals or implementation steps required by the settlement and redevelopment process were not specified at the meeting. Minutes indicate draft resolutions were prepared and distributed for possible memorialization during the special session.
Votes at a glance: - Amended 2025 Housing Element & Fair Share Plan: motion by Mr. Ervin, second by Mr. Lo Iacono; roll call 8 ayes; approved. - Ordinance No. 2088 (Block 82 Redevelopment Amendment permitting up to 60 units with 20% set‑aside): motion by Mr. Miller, second by Mr. Grewal; roll call 7 ayes, 2 abstentions; approved as "Not‑Inconsistent."
