Howell Township Planning Board approves two-unit subdivision expansion
The amended Aife Residential plan raises the project to 282 homes, including 57 affordable units, while reducing impervious coverage.
Two hosts walk through the week’s edition in conversation — aife residential subdivision amendment adds two, acquisition of real property, and what’s coming next. Generated by Aware, from this week’s verified summaries.
Aife Residential’s engineer said the revised plan keeps the same road access and stormwater basin locations, despite adding two homes.
Two more homes fit into a revised Howell subdivision plan. The Howell Township Planning Board approved Aife Residential LLC’s amended preliminary and final major subdivision for an affordable housing project on approximately 29 acres in the ML-15 zone. The plan increases the total from 280 to 282 units: 57 affordable homes, up from 56, and 225 market-rate homes, up from 224. It adds parking, garages and green area.
Engineer Leanne R. Hoffman told the Howell Township Planning Board that the design changes from two-story homes with basements to three-story homes that remain within the zone’s 45-foot height limit. Access from Howell Road and Oreston Road stays the same, as do the stormwater basin locations. Hoffman said impervious coverage decreases and an upper-right park area grows from 2,900 to 23,000 square feet. The larger area is planned as a dog park with benches, fencing and landscaping.
The amended plan calls for 18 units per building in one building type, above the zone’s 10-unit limit. Planner Christine Kafone told the Howell Township Planning Board the application substantially complies with the ML-15 zone. During public comment, a resident raised concerns about a playground near a pond and trespassing onto a neighboring sod farm. The Planning Board chair and applicant team said the play areas and buffers remain where the earlier approval placed them; those locations were not changed in this application.
Acquisition of Real Property: Block 228 Lots 38 (Public Hearing and Adoption)
The Howell Township Council adopted Ordinance O-26-27, authorizing acquisition of property identified as Block 228, Lots 38 near Asbury Road. No one commented during the public hearing. Mayor Leio described land that has been farmed for years, including for corn and soybeans, and said the acquisition would preserve it.
Mayor Leio located the property along Asbury Road, heading from Main Street in Farmingdale toward Route 33/34. He said the area relies on wells and septic systems and has no sewer or water capability. He called that lack of sewer access an important reason to preserve the land, while noting the potential for homes or higher-density development there.
The Howell Township Council recorded yes votes from Councilman Nadell, Councilman Rubel and Mayor Leio, then announced the ordinance adopted. Mayor Leio placed the parcel alongside Victory Road and Hols Corner among the preservation acquisitions he discussed. The vote authorizes acquisition of the Asbury Road property; no purchase price or closing date was given during the hearing.
Howell Township Council authorizes Victory Road acquisition
The Howell Township Council adopted Ordinance O-26-26, authorizing acquisition of the Victory Road property, identified as Block 41, Lot 17. A resident described approximately 100 acres moving toward preservation, while the mayor thanked Monmouth County for working with the township.
The ordinance advances preservation of approximately 100 acres that residents and the mayor discussed at the hearing.
Howell Township Council authorizes Holas Corner acquisition
The Howell Township Council adopted Ordinances O-26-24 and O-26-25, authorizing acquisition of property and an easement associated with 814 Holas Corner Road. A township professional said the township’s share of several county-partnered purchases would come from its open space fund.
The acquisitions involve township open space funds, with the county’s share varying among the parcels discussed.
Howell Township Council approves sewer utility equipment
The Howell Township Council adopted Ordinance O-26-23, appropriating $230,613 for sewer utility equipment described as a “camera truck utility body truck plow.” No one spoke during the public hearing, and Councilman Nadell, Councilman Rubel and Mayor Leio voted yes.
The appropriation sets aside $230,613 for sewer utility equipment approved without public comment at the hearing.
Howell Township Council must revisit capital bond ordinance
The Howell Township Council held a public hearing and voted on Ordinance O-26-22, a $9,898,000 capital improvements and equipment measure initially announced as adopted. The mayor later said too few members had voted, so the hearing would stand and the ordinance would need another vote at the next meeting.
The proposed capital improvements and equipment still need another Howell Township Council vote before the ordinance can be adopted.
- Howell Township Planning Board. During public comment on SD3021A, a resident objected to a playground being placed next to a pond and requested substantial fencing and buffering along the property line to prevent trespassing onto an adjacent sod farm. The Board and applicant team stated the play areas and buffers were part of the prior approval and not changed by the current amendment.
- Howell Township Planning Board. The Board received correspondence regarding Ordinance 02631, described as a septic ordinance updating Section 188-52. Members were asked to review it for consistency with the Master Plan, and a public hearing/adoption was scheduled for the October 20, 2026 Council meeting.
- Howell Township Council. Council held a public hearing and adopted Ordinance O-26-26 authorizing acquisition of the Victory Road property (Block 41, Lot 17). Residents and officials spoke in support of preserving approximately 100 acres and thanked the county and community members.
- Howell Township Council. Multiple residents addressed land preservation acquisitions, supported a land use ordinance change, proposed additional regulatory concepts (LLC performance disclosure and a parking/shuttle system), and raised concerns about residential properties used for large gatherings, traffic, safety, and enforcement under land use and religious assembly issues.
What we didn’t fit in this Sundays edition
Howell Township had 29 more items this week. Here are sixfour — the rest are on Aware.
- GOVERNANCETobacco/Smoking Code Amendment: New Article on Underage Possession and Use (Public Hearing and Adoption). Council held a public hearing and adopted Ordinance O-26-29 amending Chapter 302 (tobacco/smoking) by adding a new Article Six on possession and use by underage persons.
- GOVERNANCETraffic Enforcement Upon Real Property: 16/162 Newton’s Corner Road (Public Hearing and Adoption). Council held a public hearing and adopted Ordinance O-26-28 authorizing traffic enforcement upon real property at 16/162 Newton’s Corner Road at the request of the property owner.
- GOVERNANCESalary Range Schedule for Certain Officers and Employees (Introduction/First Reading). Council introduced Ordinance O-26-30 amending and supplementing the salary range schedule for certain township officers and employees.
- GOVERNANCEProclamation: Fire Prevention Week (October 4–10, 2026) and Lithium-Ion Battery Safe Charging. The Mayor read a proclamation declaring Fire Prevention Week (October 4–10, 2026) and urging safe charging practices for lithium-ion battery devices.
- GOVERNANCEProclamation: October 2026 National Substance Abuse Prevention and Bullying Prevention Month. The Mayor read a proclamation declaring October 2026 as National Substance Abuse Prevention and Bullying Prevention Month in Howell Township.
- GOVERNANCETabled to Next Agenda (Insufficient Members Present). Council tabled Resolution R26-294 to the next agenda due to not having enough people to vote.
- GOVERNANCEReports of Township Officials. Mr. Gross reported nothing. Mayor Leio and another official provided brief remarks, including thanks to staff and residents and noting no additional reports from others.
- GOVERNANCEExecutive Session. Council entered executive session by Resolution R26-284 and later reconvened in public session for the October 2026 council meeting.
- GOVERNANCEPublic Comment (General Matters) — Land acquisition, land use ordinance support, mercantile license/LLC disclosure idea, parking/shuttle proposal, and neighborhood land use enforcement concerns. Multiple residents addressed land preservation acquisitions, supported a land use ordinance change, proposed additional regulatory concepts (LLC performance disclosure and a parking/shuttle system), and raised concerns about residential properties used for large gatherings, traffic, safety, and enforcement under land use and religious assembly issues.
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