Montclair's Affordable Housing Plan: Which Sites Could Be Developed?

Montclair has been working through one of the most significant housing planning efforts in recent memory. The township's 2025–2035 Housing Element and Fair Share Plan – which outlines how Montclair will meet its state-mandated affordable housing obligations – has identified several potential sites for redevelopment and affordable housing construction. If you live in Montclair or you're thinking about buying here, understanding this plan matters.

Why is this happening?

New Jersey requires every municipality to plan for its "fair share" of affordable housing. The state's Council on Affordable Housing (COAH) sets targets, and towns must demonstrate – through a Housing Element and Fair Share Plan – how they'll meet those obligations over a defined period.

Montclair's plan covers the 2025–2035 period and identifies both existing and potential future sites that could be developed with affordable housing units. Some of these are township-owned parcels; others are privately owned properties that could be redeveloped if their current uses become obsolete or if the right opportunity arises.

Which sites are on the list?

The plan has identified a range of parcels across Montclair. Here are the key ones to know about:

Township-owned sites

Wildwood Avenue (near Brookdale Park) – A 2.63-acre township-owned property identified as a potential site for affordable housing development.
53-55 New Street – A smaller 0.23-acre township-owned site also on the list for potential development.

Privately owned sites

Applegate Farm ice cream store (Grove Street) – A 2.5-acre property identified as a potential redevelopment site if the current use becomes obsolete.
Sawtelle Learning Center (South Mountain Avenue) – A 4.8-acre property listed as a potential redevelopment opportunity.
ACME supermarket site (Valley Road) – A 2.17-acre property that could be redeveloped.
American Legion Crawford Crews Post No. 251 – Another site identified in the plan.

The Montclair Center Gateway Phase 2 area

Perhaps the most significant area identified is the Montclair Center Gateway Phase 2 Redevelopment Area, which includes the current police station and municipal court. This area represents a major potential redevelopment opportunity in the heart of downtown Montclair, and any development here would have a meaningful impact on the community.

What happened with the funeral home controversy?

One notable moment in this process was the public pushback over Martin's Home for Service, a funeral home that was initially included in the list of potential affordable housing sites. After significant community objection, the township removed it from the plan in July 2025.

That episode is worth noting because it illustrates something important about this process: the plan identifies opportunities, but community input matters. Residents have a voice in what gets built and where, and the township has shown a willingness to adjust based on public feedback.

The ADU update

In addition to the affordable housing plan, Montclair has also been updating its Accessory Dwelling Unit (ADU) ordinance. In March 2025, the Township Council introduced a legislative update to the existing ADU law – the primary change involves allowing structures up to 30 feet in certain dimensions while keeping the square footage cap at 800 square feet (plus a 5% bonus for fully accessible units).

ADUs matter because they're one tool for increasing housing options without large-scale development. If you own a home in Montclair with a garage or basement that could be converted, or a backyard suitable for a detached unit, this ordinance update could be relevant to you.

July 2026 update: What's happened since the plan was adopted?

A few significant developments have unfolded since the original plan was adopted:

Court approval. In April 2026, a judge approved Montclair's affordable housing plan, ruling that the township's Housing Element and Fair Share Plan meets its obligations. This was a critical legal milestone – without court approval, the plan's validity could have been challenged by developers seeking to build on specific sites.
Legal challenge from a resident. Despite the court's approval, a resident pushed back on the plan, arguing it doesn't adequately address community concerns. The Township Council responded by approving up to $50,000 in legal fees to defend the plan in court.
Affordable housing settlement. In January 2026, the Township Council approved a separate affordable housing settlement with Fair Share Housing Center, committing to 60 additional affordable homes in the new round. The plan, formally adopted April 13, 2026, amends the Housing and Fair Share Plan for the next decade.

These developments matter because they move Montclair's affordable housing plan from a planning document to a legally validated framework. The sites identified in the plan are now more likely to see actual development activity – which is something homeowners near those sites should be aware of.

It's also worth noting that Montclair's Master Plan Reexamination Report (released in April 2026) outlines "Five Big Ideas" for the township's future, including directing growth to transit-oriented, mixed-use nodes. Mayor Renee Baskerville has proposed changing single-family zones (R-O) to allow denser, more affordable housing by dividing large lots into four. These proposals, if adopted, could significantly reshape where and how new housing gets built in Montclair.

What this means for current homeowners

If you live near one of the identified sites, the obvious question is: "Will this affect my property value?" The honest answer is that it depends on what actually gets built and where. Affordable housing developments, when well-designed and integrated into a neighborhood, generally don't have the negative impact on property values that many people fear. In some cases, new development and investment can actually support values.

That said, construction is disruptive, increased density changes neighborhood dynamics, and the specifics matter enormously. I'd encourage any homeowner near an identified site to stay engaged with the planning process – attend public hearings, ask questions, and make your voice heard.

What this means for buyers

If you're thinking about buying in Montclair, the affordable housing plan is one more piece of the puzzle to understand. It doesn't mean every site on the list will be developed – some may never change from their current use. But it does signal that Montclair is planning for growth and that certain areas may see changes in the coming years.

For buyers, this can actually be a positive signal. A town that's actively planning for housing – rather than fighting it – tends to be in a stronger position long-term. And more housing options at different price points can make a community more accessible and vibrant.

The bottom line

Montclair's affordable housing plan is one of the most significant planning documents to come out of the township in years. It identifies real sites, real possibilities, and real changes that could shape the community over the next decade. Whether you're a homeowner watching what happens next door or a buyer trying to understand the landscape, staying informed about this process is valuable.

If you have questions about specific sites or how the plan might affect a property you're considering, I'm happy to walk you through what I know. Every situation is different, and I want you to feel informed and comfortable with your decisions.