Council's Landmark Housing Approval Will Add 405 Houinsg Units

BELMAR, NJ - The Borough of Belmar has settled a lawsuit it initiated by approving four resolutions that authorize the development of 405 new housing units. This historic approval, which took place during the most recent council meeting, represents the largest single-meeting development decision in the borough's history and is set to increase the town's population by approximately 14%.

Background of the Lawsuit

CLICK HERE TO SIGN UP FOR THE FREE TAPINTO.NET NEWSLETTER

In March 2023, Belmar initiated a declaratory judgment (DJ) lawsuit to address its affordable housing obligations. This legal move aimed to proactively manage the borough's affordable housing requirements rather than leaving it susceptible to external pressures. The borough's mayor and council, after conducting a comprehensive workshop on affordable housing, passed four resolutions to settle with four intervenors: Mark Built Properties LLC, 613 Tenth Avenue LLC, Sackman/75 Rainey LLC, and Repetti/Russo Development.

Overview of the Settlements

The approved resolutions provide a blend of market-rate rentals, affordable rentals, and market-rate condominiums. Specifically, the developments include:

- Mark Built Properties LLC: Located at River Road/Sixth Avenue and Main Street, this project will consist of 139 units, with 24 designated as affordable housing.
- Repetti/Russo Development: Situated on Route 35 between Eighth and Tenth Avenues, this project will have 198 units, 20 of which are affordable. The developer will also contribute $2 million to Belmar’s affordable housing trust fund.
- Sackman/75 Rainey LLC: This project at 708-710 Main Street will stand 54 feet tall and include 56 units, with 10 reserved for affordable housing.
- 613 Tenth Avenue LLC: A smaller development, this project will have 12 units, with two designated as affordable housing, and will contribute $60,890.80 to the affordable housing trust fund.

DOWNLOAD THE FREE TAPINTO APP FOR MORE LOCAL NEWS. AVAILABLE IN THE APPLE STORE AND THE GOOGLE PLAY STORE .

These four developments collectively represent a seismic shift in the borough’s housing landscape, marking the largest single-meeting development approval in Belmar’s history. This approval is set to alter the town's demographic and physical landscape significantly, with a projected 14% population increase from the 2020 census figure of 5,907 year-round residents.

Questionable Compliance and Transparency

Belmar's borough redevelopment counsel, McManimon, Scotland & Baumann LLC, confirmed that the borough has now exceeded its affordable housing obligation by securing 99 affordable units, surpassing the required 96. This includes the 56 units from the approved settlements, with additional affordable units spread throughout the borough.

Despite this achievement, there was public concern that the process lacked transparency since the four resolutions were not made available to the public prior to the meeting, and that the council did not adequately address long-term impacts on infrastructure, traffic, and community resources. The rapid approval and scale of the project have led some members of the public to question the thoroughness of the council's decision-making process, suggesting that there was insufficient public consultation and inadequate consideration of the long-term implications of such a massive development.

Detailed Breakdown of Projects

Mark Built Properties LLC
- Location: River Road/Sixth Avenue and Main Street
- Total Units: 139
- Affordable Units: 24
- Project Details: This development aims to introduce a significant number of new residents and commercial activities to one of Belmar’s key areas. The mixed-use nature of the project is intended to rejuvenate the local economy, though concerns about traffic congestion and strain on local services remain.

Repetti/Russo Development
- Location: Route 35 between Eighth and Tenth Avenues
- Total Units: 198
- Affordable Units: 20
- Additional Contributions: $2 million to the affordable housing trust fund
- Project Details: As the largest of the four approved projects, this development will substantially impact the local demographic. The contribution to the affordable housing trust fund is intended to offset some of the community's concerns about the development’s size and impact.

Sackman/75 Rainey LLC
- Location: 708-710 Main Street
- Total Units: 56
- Affordable Units: 10
- Project Details: This mid-sized development includes commercial spaces intended to boost local businesses. However, its proximity to residential areas has raised concerns about increased noise and traffic.

613 Tenth Avenue LLC
- Location: 613 Tenth Avenue
- Total Units: 12
- Affordable Units: 2
- Additional Contributions: $60,890.80 to the affordable housing trust fund
- Project Details: The smallest of the four, this project has faced relatively less opposition.

Community and Economic Impact

The redevelopment projects are expected to significantly boost Belmar’s population, adding 838 new year-round residents. According to Dan Banker from NW Financial Group, the individual projects are estimated to bring:

- 322 residents from the Mark Built project,
- 393 residents from the Repetti/Russo project,
- 123 residents from the Sackman project.

These projects will feature a variety of unit types, including one-, two-, and three-bedroom apartments, catering to different levels of affordability based on income.

While the influx of new residents is anticipated to bring economic benefits, such as increased support for local businesses and the redevelopment of underutilized properties, the sheer scale of the population increase has many residents worried about the strain on local infrastructure, schools, and public services.

Council and Public Reaction

During the council meeting, Belmar's redevelopment counsel emphasized the role of the planning board in overseeing these projects, ensuring they adhere to design standards and community aesthetics. The anticipated benefits, such as the redevelopment of vacant properties and increased support for local businesses, were highlighted. However, some public concerns about infrastructure and community impact were largely dismissed. The council underscored the necessity of these developments to meet state-mandated affordable housing obligations and avoid more severe legal consequences.

Despite these assurances, many residents remain unconvinced. There is a perception that the council’s decision was rushed and lacked thorough consideration of the impacts on the community. Councilwoman Caitlin Donovan noted, "If we vote no, the resulting projects will be substantially larger."

Financial Contributions and Future Planning

Developers' contributions to the borough's affordable housing trust fund, totaling over $2 million, will enable Belmar to pursue smaller projects and renovations to meet future affordable housing needs. This financial boost is seen as a crucial component in maintaining the borough's fiscal health and supporting further community development.

Despite these contributions, there is skepticism about whether they will be sufficient to cover the long-term infrastructure costs associated with the significant population increase. Some residents expressed concerns that the financial burden of infrastructure improvements, typically funded by developers, will now fall on taxpayers.

Furthermore, questions have been raised about the adequacy of the financial contributions in light of the projected population increase and the resulting demands on public services.

Detailed Public Comments and Concerns

The public's response during the meeting was mixed, with some residents expressing support for the council's proactive measures and others raising concerns about the long-term impact on the borough's infrastructure and community dynamics.

Infrastructure concerns were a recurring theme among residents, who noted that the borough's water and sewer systems are already under strain. The addition of 838 more residents is expected to exacerbate these issues, raising questions about the borough's ability to support such rapid growth.

Environmental concerns were also raised, with some residents worried about the potential impact on local green spaces and wildlife. Proper environmental assessments are being demanded to ensure that these developments do not harm the environment.

Financial implications were another significant concern, with residents questioning the long-term sustainability of the developments and their potential impact on local taxes. The council's plan to use contributions to the affordable housing trust fund to offset some of these costs was met with skepticism. Residents feel that while these contributions are helpful, they do not constitute a long-term solution to the financial challenges posed by the developments.

Transparency and Public Engagement

Calls for greater transparency and public engagement were loud and clear throughout the meeting. Residents are demanding more involvement in these decisions and a better understanding of how these developments will affect their daily lives. The council has pledged to improve communication and involve the public more in future planning processes.

Looking Ahead

The approved settlements mark a significant milestone in Belmar's efforts to comply with state affordable housing requirements while fostering community growth. As the projects move forward, the borough will continue to engage with residents, addressing concerns and ensuring that the developments enhance Belmar's overall quality of life.

However, the controversy surrounding the council's decision underscores a critical need for greater transparency and public engagement in future development projects. There is a clear demand for decisions to be made with full consideration of their long-term impacts on the community.

As Belmar navigates these significant changes, the council's commitment to balancing development with community well-being will be crucial in maintaining the trust and support of its residents. The future of Belmar hinges on the successful integration of these new developments while maintaining the town’s unique character and quality of life. As the borough embarks on this transformative journey, the lessons learned from this approval process will be vital in shaping a more inclusive, transparent, and sustainable approach to growth.

For more local news, visit TAPinto.net