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Stone Harbor meets current COAH round with three affordable units; residents press for clarity on wider 26-unit allocation
Summary
Attorney Nancy L. Holm told the council Stone Harbor satisfied its affordable-housing obligation for this COAH round by counting three units, but residents and councilmembers asked how a broader 26-unit allocation would be triggered and who would bear future costs.
Attorney Nancy L. Holm and presenter Jen Heller told the Borough of Stone Harbor Council on June 17 that the borough has met its affordable-housing obligation for the current COAH round by accounting for three units.
"Stone Harbor's obligation for this round is three units," Ms. Holm said, and she congratulated the council for reaching the number. She explained that New Jersey distributed roughly 84,000 units statewide and that 26 units were allocated to Stone Harbor, but the requirement to create additional units only "kicks in over time as things change and trigger more" under the state's formulas.
Councilmember Ken Biddick said he was frustrated by the expense the obligation imposes on current homeowners and asked whether the borough is now finished with COAH. Ms. Holm replied that the obligation for this round is met but that obligations recur roughly every ten years and are affected by changes such as land sales or changes in density.
Public commenters pushed for specifics. Geoff Woolery asked for clarification about the overall 26-unit allocation and what would happen if Stone Harbor did not meet the final total. Justine Herzog asked whether selling borough property can create an obligation; Ms. Holm said triggers depend on the size of a sale and the state's density formula (six units per acre). She cited a recent example in which the borough sold 6.8 acres and that sale equated to three units under the density calculation.
Resident Jack Gallagher said the cost falls on taxpayers. "I had to pay an additional $10,000 to build my home for the COAH fee," he said.
Councilwoman Jennifer Gensemer emphasized the borough's fiduciary duty to meet statutory requirements. The council did not take any formal action on the housing plan at the work session; the presentation answered questions and clarified how future obligations are determined.
What happens next: Ms. Holm's presentation indicates the borough met the current-round count but will face recurring obligations tied to future actions and statewide allocations. No new ordinance or vote on housing policy was recorded at the June 17 work session.
