Planning board recommends redevelopment designation for 191–205 Westfield Avenue

The Clark Township Planning Board voted July 9 to recommend that four parcels at 191–205 Westfield Avenue be designated an area in need of redevelopment and sent that recommendation to the township council for action.

A planner who prepared a preliminary investigation dated June 15, 2026 told the board the study area — four properties totaling about 0.7 acres in the Downtown Village District — meets several statutory criteria that support redevelopment designation. "I found them to be functionally obsolete and having an unproductive pattern," the presenter said, arguing the sites meet combinations of criteria a, b, d and h under the local redevelopment and housing law.

The presenter described lot‑level conditions: Lot 6 (191 Westfield Ave) has been assessed as commercial and has been largely vacant for more than a decade; Lot 7 (195 Westfield Ave) and Lot 8 (199 Westfield Ave) each contain multiunit dwellings with basements in significant disrepair and mold; Lot 9 (205 Westfield Ave) includes an accessory dwelling that lacked permitting records. The report noted the four parcels are under common ownership, which the presenter said reduces the need for land assembly.

Why it matters: the planner said Clark Township still has an outstanding obligation from a prior affordable‑housing round to provide 51 units. Under current fourth‑round state rules cited in the hearing, developments with five or more units must set aside at least 20% of units as affordable by statute; the planner and board members emphasized that percentage is a legal requirement for qualifying projects, not a discretionary reduction tied to redevelopment designation.

Public questions and comments focused on process and community impacts. John Griese asked whether redevelopment designation automatically enables long‑term tax abatements (PILOTs); the presenter and a committee member said a PILOT is not automatic — the council would decide whether to offer a pilot agreement or other incentives. Resident Mike Decker urged the board to evaluate cumulative traffic and pedestrian safety impacts along Westfield Avenue and to coordinate modeling with police and fire before approving projects, saying: "I'm really concerned about a kid or somebody getting waffled on that street there." The board said public safety concerns raised in comments will be part of future site‑specific reviews.

Formal action: after closing the public hearing, a board member moved to adopt a resolution recommending designation. The planning board took a roll‑call vote and all present members voted yes; the resolution passed and will be forwarded to the township council, which must decide whether to declare the area in need of redevelopment and, if it does, whether to designate a redeveloper and adopt a redevelopment plan.

What happens next: the planning board’s recommendation is advisory. If the township council accepts the recommendation it may adopt a resolution declaring the redevelopment area, prepare a redevelopment plan and, if desired, designate a redeveloper and consider incentives such as a PILOT. The council retains discretion at each step; designation by the board alone does not obligate the council to adopt any particular incentive or contract.

The planning board closed the meeting after announcing upcoming meeting dates; the council will receive the recommendation for its consideration.