Staff recommends certification of Manchester Township housing plan; rezoning would enable a 530‑unit Ridgeway project

Brad summarized the executive director's review of Manchester Township’s amended fourth-round housing element and three implementing ordinances and recommended certification to the Pinelands Commission Policy & Implementation Committee on June 26.

Staff said the amended housing plan identifies three mixed-use inclusionary projects in the township’s regional growth area: two smaller sites and a larger Ridgeway Boulevard proposal consisting of two properties that together could yield about 530 residential units, including roughly 107 affordable units. Under Ordinance 26‑23, about 83 acres along Ridgeway Boulevard would be rezoned to a new Pinelands Affordable Housing 2 (PAF2) zone, which staff said would permit mixed‑use development at an increased residential density (staff quoted a maximum density of approximately 8.65 dwelling units per acre) with a 20% affordable set‑aside.

Brad said Ordinance 26‑24 narrows where garden apartment and townhouse developments are permitted in township zones but that the creation of the PAF2 district offsets that change and preserves overall residential potential in the regional growth area. A third ordinance is administrative housekeeping to align cross‑references.

Staff concluded the housing element and the ordinances are consistent with the CMP and recommended certification. During committee discussion commissioners asked clarifying questions about the PR40 district, zoning densities, map interpretation and whether any owners in the area were directly affected.

The committee moved and seconded a recommendation to the full commission (record reflects a motion by Mark and a second by Daniel). The committee voted to recommend certification; the transcript records ‘‘All in favor’’ with abstentions but does not provide a full named tally in the record.

Staff said they will follow up on a commissioner note about a local news item mentioning an affected property owner and will provide additional details if needed. The recommendation will be forwarded to the full commission for final action.