Heat. Heat. Okay. Good evening everyone. Welcome to the Township Howell Planning Board special meeting for today, March 9th, 2026. Opening statement, please. >> I hereby declare this special meeting of the How Township Planning Board to be open. adequate notice having been given
pursuant to the New Jersey Open Public Meeting Act in the following manner. First, on February 25th, 2026, a copy of said notice was emailed to the Asbury Park Press on the Star Ledger. Second, on February 25th, 2026, a copy of said notice was hand delivered to the clerk
of the township of Howell. Third, on February 25th, 2026, said notice was posted in the office of the planning board and on the bulletin board in the Howell Township Municipal Building, 4567 Route 9, Howell Township, New Jersey. In accordance with the fire prevention code
and for your safety, please be advised that this facility is designed with two emergency exits at the front and rear of the meeting room. Furthermore, smoking is not permitted in the municipal building. Please take note that this meeting is being videotaped for possible future broadcast on Howell Township
TV77. Thank you. >> Thank you. Roll call, please. >> Mr. B >> here. >> Mr. Freriedman >> here. >> Mr. Gimble is excused. Mr. Greenfield >> here. >> Mr. Carbonic >> here. >> Mr. McNicholas
>> here. >> Mr. Mercer >> here. >> Councilman Rebell >> here. >> Mr. Wetco >> here. Miss Core >> here. >> Chairman Huzer >> here. >> You have a quorum. >> All right. At this time, would everybody please rise for the pledge of allegiance
and afterwards a moment of silence for both our men and women who have fought here and abroad. >> I aliance to the flag of the United States of America to the republic for its one nationy for all.
Okay, thank you. >> Yeah, ridiculous. All right, the reason we're here this evening uh is a public hearing for the amended housing element and fair share plan of the township's master plan. Uh at this time, I am going to turn it over to Miss Laura Newman.
>> Sure. Thanks, Mr. Chairman, members of the board, um as the board will recall back in June earlier this year, um you had adopted a housing element and fair share plan consistent with the law. Um the housing element fair share plan for those that are newer provides an
inventory of the um an inventory and analysis of the town's housing stock by age condition. Uh provides an analysis of the demographic characteristics. Um and then it also provides for consideration for for land suitable for development as affordable housing as
well as sets the framework for your affordable housing administration. So as I indicated that document was approved back in June consistent with the law. Uh the town did have challenges filed. Settlement conferences were then held and ultimately resulted in a recent
mediation agreement which has been signed off. That agreement has required that the town amend its housing element and fair share plan to specifically include a site suitability narrative. There was an additional site that was added um as well as a line of credits
between what was the third round and the fourth round. Um it should be noted there was no change in obligation uh between our present need or our prospective need that remained unchanged. So accordingly, the document you see in front of you is strictly uh an amendment to the prior document from
June. It's dated February 20th, 2026. And it summarizes the compliance mechanisms for the third and fourth round obligations. And it specifically includes uh the bike shop that was the parcel which was um to be included. That's block 130, lots, 31.01, 38, 39,
and 40. It's roughly 6.3 acres um in size. And the board may recall that the zoning is already in place uh for for the site to be developed. It will ultimately yield 42 units or credits. Um and then there were adjustments as a result of including that or from the
court and shifting between third round and fourth round. Having said that, page nine specifically goes through your round four um compliance mechanisms. That's for the term 2025 to 2035. Uh we specifically take uh family credits for
the quarry turfac site, FP Howell, Roberts, the bike shop, um which also will include some bonus crediting, an existing group home which also will include bonus crediting and an extension of controls. Uh that totals 250 credits
with 54 bonus credits, which gets us to our fourth round obligation, which is 304 um units. So that is a summary of um what you see in front of you and and that is um
the changes. I I should note that the deadline and why we're here for a special meeting. The court imposed a deadline that this be done by March 15th. >> It's actually the legislature, but yeah, not the court, the state law, the amended fair housing act. Every town is
going through exactly what we're doing here, too. >> Yep. Sorry, Laura. >> No worries. So from here uh you'll see should you know the board act favorably there's also a resolution which would need to be memorialized so that this document can then uh advance to council.
>> All right. Thank you Laura. Gentlemen, any questions? I think we're all pretty familiar with it. Um >> I actually want >> Sure. Just make sure your microphone's on. >> Yes. So I heard that uh uh there is an
allotment towards uh group homes as well existing group homes. >> That is correct. >> So what what kind of uh arrangement it's going to be? Is it going to be like the existing homes are going to be moved there >> like or if you can now these are existing?
>> Yeah. So the town the the township has these the group homes in the plan are already existing and what we did as part of the process is provide to fair share through through the township. We got the
documents but we provided to fair share housing center the uh accreditation documents licensing documents of these group homes. So that was the um and so yeah in fact
in Laura's chart it says existing. So these are these are already in town >> right? >> Yes. But my question is is that more land uh a lotment towards the existing ones or they will be uprooted and moved here? >> No this these units exist. >> These units exist. Thank you.
>> They're here. Yeah they're here in town now. >> Yeah. >> Okay. Uh, I see some members of the public. Would you like to come up and say anything? >> Yes. >> Good evening. If you could just state your name, please, for the record.
>> Yes. Uh, first name is Carrie. K E R R Y. Last name's Irwin. >> Hi, Carrie. >> W. Um, a how resident. Been uh in New Jersey since 1960. Uh, grew up in the area. went to Madquan High School, lived
in Wall, lived in Hal for uh probably the last 25 years. Uh currently on Sunnyside, but previously I lived on Fort Plains Road adjacent to the property that was recently developed, 875 Fort Plains Road. Um I've seen
what's happening not only in how uh but the entire state. uh uh you're faced uh with some real problems here, but I think you're all going about it the wrong way. Uh this uh fair housing act
is a law. It's uh probably the uh child of the Mount Laurel doctrine which when it came out in 1975 was a a good thing and that came out of the civil rights era and uh prevented discrimination in
housing uh based on race uh ethnicity. It it was a good law. It was a good thing. But somewhere along the way, um, it got changed. And, uh, while the NAACP
of, uh, Burlington County initially was pushing for this, they eventually backed out and dropped, uh, any interest in it because it wasn't doing what it was supposed to do for them. Um, however, uh, there were advoc advocacy groups
that picked up the ball, kind of ran with it, and they were supported by New Jersey builders. They were given money. This money somehow made it to politicians, and that's the way it's been for a long
time. Now, as far as what the Fair Housing Act actually does for the people of New Jersey, it's totally negative. It destroys open space. It uh pollutes uh fresh water due to
runoff. We can point to the place on uh uh Fort Plains Road. It's right in between two tributaries to Matita Kunk. um runoff from antifreeze oil from the cars, uh fertilizers, it goes right into these two creeks. It's an environmental
problem. Uh it's also a traffic problem. It adds to the congestion. I don't think anybody can say we need more people along the Route 9 corridor, Route 35 corridor. There's traffic, traffic, traffic. Uh it's also a burden on schools. And
then uh we have special interest groups in this area between uh Lakewood, Tom's River, uh Walt Township, How Town Township where the Hetic community has adopted the laws. And I can't blame them. They're working within the law,
but they're taking advantage of it. They u displace uh large populations. They take over township uh officials. they elect their own officials in and then zoning changes and
>> sir respectfully this is this is for comment as it relates to the housing element and fair share plan um I I appreciate your comments I just don't know that they're specifically relevant and you understand the >> I'm just saying the the law can be manipulated and has beenated >> but to that end we also have ordinances
in place you mentioned storm water statement you're not from >> in my opinion you're not addressing uh the issues of the uh fair housing act and how damaging it really is and who does it really help which is very small percentage of people. Now it's not just
this area. Um I went down a rabbit hole looking at things and it led from one thing to the next. There's 560 towns in New Jersey. I think 400 have letters opposing uh or trying to change
this law. Um uh >> sir again this this is this is though the town's obligation. We are bound by the court and and I >> my point there's my point exactly >> but respectfully sir we have ordinances in place that these developments are not
exempt from stormwater management regulations. They're not exempt from state regulations. Nor is a project before this board. When a project is presented, it's it's noticed and the public have the opportunity to comment specifically on some of the details you're bringing up as it relates to
traffic or storm water or D type issues. >> A problem. Yes, >> sir. Respectfully, we're here developing a problem. >> Destruction of open space is a problem, >> but that has nothing to do with what we're here for tonight. >> It does. Here's my only suggestion. I'll
You can get the hook and get me out of here. Um, when I turned 18, the drinking age was 21. But because of the Vietnam War, people were saying protesters, hey, you're going to send me to war, but I can't drink. So, they lowered the drinking
age. They changed the law. After a while, they realized that wasn't a good thing. After the war, you got high school people and college young people driving around drunk. They changed the law. what you're dealing with now. You're trying to u work with the law that's a
burden and destructive and serves nobody. >> Mr. Chair, I'm going to cut in again. Absolutely. It's not relevant. We're trying to protect the town to ensure if I if I I'll just say as a matter of law. >> Sure. >> So, let's see. To address globally what
you're talking about, >> the New Jersey Supreme Court has affirmed the Mount Laurel doctrine four times. the last time in 2015. In 2024, the legislature, which the township is bound by, amended the Fair
Housing Act that required municipalities, developed fourth round obligations, which is what we're dealing with now for the years 2025 to 2035. Set up the structure by which you can meet that
obligation. Now, you may disagree with the law, but I'll also tell you 30 municipalities filed litigation in both state court and federal court challenging the law that you're complaining about. Both the state and
the the federal case went to the United States Supreme Court within the last couple weeks and the Supreme Court denied the municipality's petition to hear it on an emergent basis. So, this has been reviewed by the all the New
Jersey courts, the federal courts, and it's the law. So, what you're positing is that if we don't comply, you shouldn't comply because you don't like the law. Well, here's the problem. >> I'm saying take the legal course to change the law. >> Well, okay. So, that's that's being
done, but you got go to Trenton because I will tell you the there's a party in control. Not the politics matter here, but the legislature in 2024 over the objection of a minority of
legislators pass the law that we're uh operating under. And the remedy if the if this board and the council don't approve what has ultimately been agreed to is far worse in terms of what you're
concerned about in terms of open space in terms of pollution because then the township would be subject to a builder's remedy litigation and there the the town has no con your the municipal >> they come in they do whatever they >> do whatever zoning gets suspended and
then you're going going to get you're going to get five sixstory high apartments. You're going to get at at levels of density that nobody in this township wants. So >> I don't understand that if you've got zoning for two acre housing >> cuz the court suspends it. That's what
builder's remedy is >> according to this law. >> Yeah. >> I'm saying change the law. >> Well then go to the legislature, not here attorneys to get together and put a temporary injunction in the courts till this can be reviewed. That's >> Well, sir, I'm going to and I appreciate everything you're saying. I I've said it
many times here over the course of I don't know 8 to 10 years. We're a planning board of a municipality. We're limited as to what we can and cannot do. Um I you know, I've said it many times. We're we're not here to say whether we like things or dislike things. We have
to do some things that are in accordance with the municipal land use law >> understood. But what I'm saying is what you're conveying to us as members of a planning board of a municipality, it's far beyond us. Far beyond us.
>> Um, >> no, I think what the chairman's saying is the planning board doesn't have the planning board has certain uh powers under the municipal land use law. >> Correct. >> One of which is one of its obligations is to develop a master plan and a
housing element within the master plan. But a the planning board as a legal entity does not have legal authority or jurisdiction to challenge the law that you're not happy with. That's >> well I'm not aware of this and I
appreciate it uh your comment on it. I would just like uh the board to consider possibly doing the legal process to put a temporary injunction on these uh the Fair Housing Act and the walls it stands
still can be reviewed. It's not a good program any way you look at it and it does not do what it was originally set out to do. All it's doing is helping the builders. That's all it's doing. So anyway, if it's any consolation,
>> can I can I add a comment? >> Well, you know, the number are you worried about the number of homes that are being built? >> Yes, I if there's people that need the help and I know it's been tried, but I look buy a house. >> So, we've already approved a development a year ago. I guess it was about a year
ago, right? That was originally a warehouse. They turned around and made it a 210 home, you know, single family, whatever, you know, affordable housing. So, that took care of what 2/3 or 3/4 of the number. And this is just some of these
are existing. It's like 304 is a total number. So, some of them are already existing. >> So, we're not increasing. >> Well, I know >> there's no increase. And >> addressed 10 years ago. It was >> well I could tell you Owl Township did address it as a in its third round plan
in 2018 >> and now this is its fourth round plan. This is a con so let's be clear it's a constitutional obligation >> right >> that arises out of the Mount Laurel decision that you referenced. >> Well that's corrupt now. >> Well that that's your view but that's I
mean okay >> and Carrie just you you said you and correct me if I'm wrong. You said you were unfamiliar with with Builder's Remedy, >> right? >> I know. No, I know. >> Okay. I know. >> It is a bad thing. >> Expensive.
>> It's a bad thing. I mean, they can come in and do whatever the hell they want to do if if this, you know, doesn't get get passed. >> Whe you got the law repealed or temporary. >> Well, again, we can we're not here to repeal the law. Yep. We're here to make sure that the town is protected
specifically against course of action you would need to take, but I know there's an awful lot of towns in New Jersey, 400 of which at least and maybe all 500 are against this. >> That's that's absolutely incorrect. I represent other municipalities and that's that's just not factually
correct. >> 564. >> I would well over 300 are participating in this program. I think up to >> choice because that's where we are right now. That's exactly where we are right now. >> Does anybody know who Adam who Adam Gordon is? >> Yes, he works for Fair Share Housing,
>> right? And he's just been made part of Mikey Cheryl's uh transition team. >> Welcome to New Jersey, my friend. >> Thank you very much. >> Thank you, >> Lawrence.
Hi, Larry. >> Good evening, members of the planning board and professionals for the township. My name is Lawrence White. I reside at 15 Renway. Uh, I'd love to be able to comment on this proposal, but
um, when I went to the township website and opened it up on Safari, it said Safari can't open this page because the address is invalid. And then I went to Firefox and tried the same thing and I didn't even get an error message. It just wouldn't open. So, I can't look at
this document. >> It was available in the planning office. Did you go to the township >> a comment about it? No, ma'am. I did not take that extra step. There's a broken link here and uh therefore
the documents not available electronically. Um so that's frustrating. Um, beyond that, I appreciate um, Miss Newman trying to
keep us on subject with the last speaker, and I don't appreciate Mr. Bayer pinning the tail on the donkey of the uh, majority party in the legislature for it. That is contradictory to what she was saying to
the speaker here. I don't appreciate that. Um, I guess at some point I'll be able to read the document and I will have comments on it. So, I appreciate if you'd fix the link and uh make it available to the public. That's all I
have to say right now. >> Thanks, Larry. Uh, anyone else? I believe these are zoning board boys. All right. At this time, I'll close the public portion. Uh any closing remarks, Laura or Andy?
>> Uh no, Mr. Chairman. Again, as I stated, this this was specific in accordance with our mediation agreement with the court and uh must be adopted by the March 15th, 2026 deadline. >> Okay. So, Andy, do we vote on this or could we just memorialize the
resolution? >> I would have two votes. One is approve the if >> Yeah, that's fine. a motion to approve the amended uh housing element and then a motion to approve the >> memorialize the resolution. >> Okay. So, at this time I will entertain
a motion to approve the amended housing. >> I'll make a motion to approve the amended housing element. >> Mr. McNicholas with an approval. Do I have a second? >> A second. >> Okay. >> Who was the second? >> Uh Mr. Freriedman. I'm sorry. >> All right.
>> Mr. B. >> Yes. >> Mr. Freriedman. >> Yes. >> Mr. Greenfield. >> Yes. >> Mr. Carbonic. >> Yes. >> Mr. McNicholas. >> Yes. >> Mr. Mercer. >> Yes. >> Councilman Revel. >> Yes. >> Mr. Wetco. >> Yes.
>> Chairman Huzer. >> Yes. >> Motion carries. >> Thank you. And at this time, I will entertain a motion to memorialize resolution um on the amended housing element and fair share plan of the township's master plan. >> I'll make a motion.
>> Motion memorialized by Mr. Mercer. Do I have a second? I'll second that motion. Mr. McNicholas. >> Mr. Bato. >> Yes. >> Mr. Freriedman. >> Yes. >> Mr. Greenfield. >> Yes. >> Mr. Carbonic? >> Yes. >> Mr. McNicholas?
>> Yes. >> Mr. Mercer? >> Yes. >> Councilman Rebell? >> Yes. >> Mr. WCO? >> Yes. >> Chairman Huzer? >> Yes. >> Resolution is memorialized. >> Thank you. Uh, seeing none, uh, no more meetings for this month. So enjoy the month of March. See everybody in April.
I'll entertain them. Uh yeah, first Thursday in April. Second Thursday in April. First Thursday in April. >> You changed it, right? >> It did. Yeah. Let me uh before we go here. >> Well, that was one of the dates for
sure. >> It's the 9th, April 9th because of Good Friday and Passover and all that good stuff. So, uh everybody have a good Easter, good St. Patrick's Day, and see everybody in April. Thank you. >> Thank you.