Medford approves four housing projects with more than 200 affordable units to meet state mandate

Tackling what local officials called “one of the most significant matters” facing the Medford community, township council approved four redevelopment projects Tuesday night that will bring hundreds of affordable units to the township.

All of the projects are part of Medford’s effort to meet their state-mandated affordable housing requirements. The housing obligations stem from a 1975 New Jersey Supreme Court ruling requiring that all municipalities develop a certain amount of affordable housing.

Every 10 years, each municipality in the state is given a specific quota of affordable units to plan for over the next decade based on considerations that include population, income, and land capacity.

The U.S. Department of Housing and Urban Development generally follows the 30% rule to determine affordability — any dwelling that costs 30% or less of a household’s gross income is deemed affordable.

In New Jersey, affordable housing is restricted to households with earnings that must be at or below 80% of the area median income for the area. In Medford, the median household income is $157,969, according to the most recent data from the U.S. Census Bureau. That would mean any household earning less than roughly $126,375 per year would be eligible for the new affordable units.

The state most recently determined Medford must build a total of 240 affordable units by 2035.

The four development proposals that were approved would collectively add 226 affordable housing units as part of approximately 1,067 total new residential units within the township. All of the projects also plan for some type of on-site recreational amenity like playgrounds, pavilions, or picnic areas.

As part of the agreements, builder D.R. Horton will pay the township a $3 million redeveloper’s fee and a $1.7 million recreational and community benefit contribution that will be split between local nonprofits and the Medford Youth Athletic Association.

While the township has enough water infrastructure capacity for the new developments, D.R. Horton has also agreed to construct a water tower through the use of a $5 million special assessment bond with no cost to the township if it’s determined that water pressure is insufficient, Township Solicitor Patrick Varga said.

Large housing developments are often contentious in South Jersey, especially in places like Medford where residents value open space and are concerned more families will overburden an already cash-strapped school district.

In response to resident concerns about overbuilding, Medford Mayor Mike Czyzyk said Tuesday that the only residential communities that the township has approved in recent memory were related to the township’s affordable housing requirements.

“Medford has had a history of not building residential unless it’s required by the state,” Czyzyk told attendees during the meeting. “So as it stands today, there are no large or small-scale residential tracts being developed. There may be parcels being developed for residential use, like on Mill Street and in different areas, but there’s no communities coming to Medford outside of the ones required to be built to satisfy our affordable housing need.”

During Tuesday’s meeting, one resident questioned the township’s need to move forward with all of the projects at once, especially given that it is still so early in the 10-year window. But officials said that the timeline was out of their hands and they had a state deadline to meet.

“Every town in the state of New Jersey was required to adopt and finalize how it was going to comply with its Housing Element and Fair Share Plan for the Fourth Round by March 15,” Varga said. “The Township of Medford was one of a handful of towns that received an extension.”

Now that council has approved the redevelopment agreements, the township will be taking the plans before a judge who will determine if Medford is in compliance with their housing requirements.

Here’s what’s included in each of the redevelopment plans:

Located on a 64-acre parcel at the intersection of Church and Eayrestown Roads, the Reserve at Ironbridge will include up to 287 total units, 48 of which will be designated as affordable.

Not far away, a 61-acre lot at Church and Fostertown Roads will become the 198-unit Landing at Kirby’s Mill. Forty of these units will be affordable.

The largest of the four projects, the Trollinger-Stonebridge project will total more than 164 acres northeast of Church Road and County Route 541. The project includes up to 48 affordable units out of a total of 300 new residences. This project also includes plans for a bike trail to be constructed and paid for by the builder, pending state approval.

Planned for a 114-acre lot on Fostertown Road, Flying W includes the greatest affordable housing contribution among the four projects. With 90 affordable units, 31% of the 282 total units will be set aside for low-income residents. All market-rate units in the development will be age-restricted.