The following Letter to the Editor was submitted by Mayor Brindle on February 9, 2022.

WHY MORE APARTMENTS IN WESTFIELD?

That’s the question I get asked with increasing frequency these days. I'd like to take this opportunity to provide some background, dispel misconceptions, and share some facts about the impact of apartments on communities. 

SOME BACKGROUND
First, it’s important to know that nearly all of the apartment buildings that have been built or recently approved in Westfield and in neighboring towns are the result of state mandated affordable housing obligations. Statewide, New Jersey is facing an affordable housing crisis because for too long many communities dismissed their long-standing obligations, which is why the courts got involved. In Westfield, after decades of limited progress, the Town reached a settlement with the Fair Share Housing Center in 2017, prior to my first term in office, to advance our obligations. 

My administration has been working to make the best of this state mandate by managing and mitigating quality of life concerns around schools, stormwater, traffic, and mobility.

As Mayor, I’m proud that Westfield has a stellar reputation with the Fair Share Housing Center, and that we are finally in the driver seat for meeting our Council on Affordable Housing (COAH) obligations. 


WHAT DOES “MEET OUR COAH OBLIGATIONS” MEAN?
Quite simply, the Town is required to provide a realistic opportunity for the creation of affordable housing within its borders. As part of Westfield’s settlement, it was necessary to create a number of zoning districts which would allow for the development of multi-family housing with prescribed limits on density and scale, along with the requirement that 15% of the rental units be set aside for affordable housing.

Current affordable housing projects, also referred to as “inclusionary housing,” include 333 Central, The Parker (339 W. Broad), 501 South Avenue (formerly Pan Am Cleaners), the recently approved Westfield Crossing on South Avenue, and a few smaller ones scattered around town.  

The Williams Nursery project, included in the legal settlement, was conditionally approved by the Planning Board this week, having been zoned for affordable housing since the 1990s. When I’m asked why the Williams property can’t be repurposed for another use, even for green space, the answer is straightforward: Any property previously zoned for affordable housing must either (1) maintain its current use, or (2) be developed into inclusionary multi-family housing once the owner chooses to sell. Those are the only options. So, unless there are buyers who would pay fair market value and be willing to maintain the property as a nursery, the property must be sold and developed for the express purpose of enabling affordable housing. 

Several underdeveloped sites along the North and South Avenue corridor from Central Avenue to the Garwood border have also been zoned as affordable housing overlay zone districts, where the same laws apply. It’s worth noting that just because the zoning is in place for these sites does not mean they will all be developed now or in the future. The Town was only required to enable the development opportunity through zoning to meet its obligations. 


ARE THESE APARTMENTS GOOD FOR OUR COMMUNITY?
If created thoughtfully, multi-family housing adds tremendous value in terms of vibrancy, economic vitality, and socioeconomic diversity. In Westfield, all of these new apartment buildings are typically fully occupied, many by former Westfield homeowners who chose to downsize—proof that this housing is needed and desired, a key component of a smart growth strategy.  


WHO QUALIFIES FOR AFFORDABLE HOUSING?
An affordable unit may only be occupied by households which earn a certain percentage of the area’s median income, which is why in Westfield “workforce housing” is a more fitting descriptor. 

Westfield used to be a much more economically diverse town with affordable living options for residents of all ages and professions. That is no longer the case after decades of starter houses being torn down in favor of larger new construction homes, along with rising home values. In many cases, our teachers, firefighters, police officers, and valued public servants can no longer afford to live in the community they serve, and many seniors can no longer afford to stay in the town where they’ve raised their families. 

When my husband Kip and I were newlyweds 27 years ago, we rented an apartment on Carleton Road while we saved enough money to make the down payment on the home we still live in today. With housing prices now out of reach for many, we need more rental options so that young couples can begin to place roots in the community where they hope to stay. 


WON’T THESE APARTMENTS CAUSE SCHOOL OVERCROWDING?
This is a very common misconception. It is just not the case here in Westfield. Of the 151 apartments built in the past several years, there are only nine school-age children living in them, less than half of what was projected. Almost all of these tenants are downsizers, young couples, or newly single. This is true even in three-bedroom apartments. At 501 South Avenue, nearly all of the 18 three-bedroom apartments are occupied by downsizers over the age of 55. 

Meanwhile, total school enrollment is down 371 students since 2015, even prior to COVID, and current projections show no anticipated growth, or further declines. These enrollment trends are consistent with recent census data. According to the 2020 census, Westfield, with 31K residents, was the second slowest growing municipality in Union County at 2.4% (+716 residents), compared to the County at 7.3%, the State at 5.7%, and nationally at 7.4%. In fact, Westfield’s population used to be much higher, peaking at almost 34K in 1970 and declining for the next 20 years until it began growing modestly in 1990, increasing by only 2,100 residents since then. 

As part of my commitment to fostering greater collaboration with the Board of Education, our Town Administrator and I regularly meet with the school district administration to ensure we are aligned and updated on future growth. There are currently no concerns about school overcrowding based upon current circumstances and development plans.


WON’T MORE APARTMENTS STRAIN TOWN SERVICES, ESPECIALLY THE POLICE AND FIRE DEPARTMENTS?
If our population increases to a point where additional Town resources are needed, which we do not anticipate, we will simultaneously be experiencing an increase in our tax base allowing us to support additional services without further burdening existing taxpayers. Since the majority of new multi-family projects are being built on underdeveloped or deteriorated sites, we anticipate a meaningful increase in rateables that will not only continue to support essential services, but will also expand and diversify the Town’s existing tax base, enabling better services and amenities for all residents. 


WHAT ABOUT TRAFFIC AND CONGESTION?
I share your concerns about the impact of new development on traffic and congestion and its potential to negatively affect our quality of life. The mayors of neighboring towns do as well, and collectively we recognize that our planning is interrelated; development in one town will impact mobility and circulation in other towns along the corridor. To that end, I’ve established the first Mayors Mobility Coalition, comprised of myself and the mayors of Cranford, Garwood, Fanwood, and Scotch Plains. We are working together to mitigate traffic and circulation challenges that proposed new development may bring, focusing on the North and South Avenue corridors. Specifically, we are working to secure County and State grants to assist in developing a mobility and circulation plan for the entire corridor, prioritizing safer streets and enhanced bike, pedestrian, and vehicular access. 


HOW WILL NEW APARTMENT BUILDINGS IMPACT OUR DOWNTOWN?
Smart growth is central to the vibrancy of our downtown. The Parker and 501 South Avenue are bringing regular foot traffic to the many new southside businesses that have recently opened, and we anticipate the same to happen with the proposed project at Prospect Street and Ferris Place. Having additional living and working options in and near our downtown will deliver the consistent and reliable foot traffic needed for our local businesses to thrive, while attracting new businesses to fill up our vacant storefronts.


WILL WE LOSE OUR SMALL TOWN CHARM?
The character of Westfield has always been defined by the people who live here. New apartment residents will not change that any more than the hundreds of new families that relocated to Westfield during COVID. Our small town charm is defined by our historic downtown, tree lined streets, inclusive community spirit, and friendly neighbors which will remain unchanged. 

I believe most residents agree that an intergenerational resident population from diverse socioeconomic backgrounds is necessary for a prosperous and thriving future for Westfield, and reflective of the inclusive community we aspire to be. As a 27-year resident, I welcome the energy and vibrancy that these residents bring to Westfield, and look forward to a future where we can all afford to stay.