Hillsborough Proposes Lower Number Of Affordable Housing Units

HILLSBOROUGH, NJ — The Township Committee is proposing a lower number of affordable housing units in response to the required New Jersey Department of Community Affairs (DCA) fourth-round obligation.

The Committee unanimously approved the resolution on Tuesday committing its Prospective Need Obligation of 270, revised from the 565 that was determined by DCA, "to accurately reflect the developable lands in the Land Capacity Factor, subject to any vacant land, durational and/or other adjustments that the Township may seek as part of the Housing Element and Fair Share Plan (“HEFSP”)."

"We had the option to accept DCA's numbers which we also found unacceptable at 565 or review the formula and craft our own numbers but adjusting the factors that contributed to the calculation," said Mayor John Ciccarelli. "And that’s what we did with our affordable housing consultant, our Township professionals, the planning department, and affordable housing counsel. And we determined the number would actually be 270 units. And passing tonight’s binding resolution will fulfill the deadline that we are required to fulfill as part of this legislation."

The DCA's number is based on land use data from 2020 where certain properties may no longer be developable.

Ciccarellii noted that the final prospective need number may change for the Township.

"Since this analysis is purely data-driven, we are continuing to crunch the numbers and look at our land and land use," said Ciccarelli.

As a point of perspective, Ciccarelli noted that the Township has in its ordinance a 24 percent affordable housing factor relative to market share units.

"So 270 equates to just under 1,100 housing units in 10 years. Or 110 per year is another way to look at it," said Ciccarelli.

The Township needed to pass the affordable housing resolution by Jan.31 to avoid any builder remedy lawsuits.

"It's an important step we have to take to maintain our immunity," said Ciccarelli.

This adoption of the affordable housing number is the first phase. The next phase in February is a "challenge period" where any interested party can challenge the municipality's adopted number.

A final affordable housing number will then be issued on April 1. After that, Hillsborough can begin to plan for affordable housing.

A final plan will be adopted by Hillsborough on June 30.

Committeewoman Samantha Hand noted that, "Providing affordable housing is an established and constitutional element of New Jersey state law. This commitment underscores the state’s dedication to ensuring all residents have access to safe and affordable living spaces."

"As the community grows though too does the demand for housing that meets the needs of all income levels. While the need for affordable housing is clear it is equally important to balance this against the desire to maintain our community’s character. Hillsborough is known for its unique charm and sense of community and any development plans must consider these qualities," said Hand. "To achieve a balanced approach we must work collaboratively, sensibly, and efficiently with all parties involved. This includes residents, developers, as well as government officials."

Committeeman Shawn Lipani said he has spoken to many residents in the Township.

"We are all for it. What we've not been for — and which I’ve heard from most of our population — is mandated, affordable housing and mandated building which has been our subject to this town for the last 40 years," said Lipani.

"While yes we are for affordable housing, we are not for mandates. We feel mandates don’t take into consideration the character, the charm, and the area in which it is being presented so therefore we as a Committee have an obligation to take what is presented to us by Trenton and use our powers in anything that we can to get what is sensible for this community. Not only for the people who are looking for housing but for the people who live here and have to live with the burden of overcrowding our schools, our streets, and our sewer system," continued Lipani.

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