HILLSDALE—A virtual Planning Board public hearing is set for Thursday, Oct. 14 at 7:30 p.m. on an expected amendment to designate an inclusionary housing overlay zone for a maximum of 28 housing units per acre on 17 lots in the borough’s Patterson Street redevelopment area.
The zones create the potential for more affordable units in Hillsdale and were part of the borough’s approved 2017 affordable housing settlement.
Generally, inclusionary housing overlay zones mean that one affordable unit will be created for every five market rate units.
Seventeen lots of the recently designated redevelopment area will be targeted for inclusionary zoning that will permit a maximum density of 28 units per acre under an affordable housing amendment.
Originally, the borough’s Housing Element and Fair Share Plan said 23 lots were going to be designated for inclusionary housing in the redevelopment zone, but upon preliminary investigation by the redevelopment plan’s consultant, only 17 lots were found to meet the criteria for designation as an area in need of redevelopment.
The development regulations will be amended to create a new overlay zone for six lots, which would permit inclusionary development at a maximum density of 28 units to the acre, in accordance with the 2017 Settlement Agreement.
The underlying Industrial Zone would remain in place, but the overlay would provide the option of inclusionary residential development.
The council declared a nearly 14-acre zone around Patterson Street for redevelopment in 2020, which it agreed to do as part of the borough’s 2017 affordable housing settlement.
During discussions on the Patterson Street Redevelopment Plan, both Mayor John Ruocco and Councilman Zoltán Horváth — and a number of residents — said they were concerned about the plan’s proposed density bonuses, which could be used to grant developers more housing units per acre in exchange for a community benefit such as a park, recreational upgrade or community center donation.
Ruocco vetoed the plan on that basis, but the council promptly overrode him.
No developer has yet proposed a project for the redevelopment area.
The Master Plan reexamination Report 2021 amendment, drafted by Borough Planner Darlene Green, of Colliers Engineering & Design of Hampton, designates 17 lots in the redevelopment zone for inclusionary (i.e. affordable) housing.
The amendment can be found at hillsdalenj.org.