Stanhope adopts high-density residential zone for Block 11802 Lot 1 with 20% affordable set-aside

The Mayor and Council of the Borough of Stanhope adopted Ordinance 2026-01 on Feb. 24 rezoning Block 11802, Lot 1 to High Density Residential and amending Article XIV of the borough code to add uses, dimensional standards and a 20% inclusionary affordable housing set-aside.

Planner William Hamilton told the council the change reflects a shift toward maximizing residential capacity (allowing three-story, all-residential buildings) and that the adopted density remains 22 units per acre despite map revisions. "The density does not change. It is still 22 units per acre," Hamilton said during the council discussion.

Why it matters: the ordinance adds townhouse and stacked multifamily apartment options, accessory uses such as EV charging and leasing offices, and specific building separations and height limits. Section C requires that apartments and townhouses be developed as inclusionary residential developments with a 20% set-aside for very low-, low- and moderate-income units under the Fair Housing Act and state affordability controls.

Council questions centered on the mapping and unit math for Area 2. Councilman Riccardi pressed how the same total unit counts could be achieved after acreage changes; Hamilton explained the original proposal included mixed commercial/residential footprints at lower density and the update shifted to all-residential three-story designs to achieve greater per-acre unit yields. Administrator McNeilly emphasized that Lot 11 (about 31.4 acres) must be excluded from all text and maps as directed by the governing body on Feb. 10. "Lot 11 is not to be included, and it is to be purged from all documents," McNeilly stated; Attorney Ursula Leo confirmed the ordinance as introduced does not include Lot 11.

The council also identified typographical and table references that needed correction in the Spending Plan and Rehabilitation Program Manual; Hamilton agreed to provide a revised plan by the end of the week so the Land Use Board can review it before their March 9 meeting. Hamilton and the attorney discussed whether text edits would require ordinance changes; Attorney Leo said she would verify and confirmed the ordinance itself did not include Lot 11.

The ordinance passed on a unanimous roll-call vote. On adoption the council instructed the clerk to post and publish the ordinance as required.

Next steps: Hamilton will submit corrected maps and text to the Land Use Board for consideration; the council will circulate final materials prior to subsequent procedural steps for fair-share compliance and any required ordinance amendments.