The Stirling Road Supportive Housing Plan, Explained

The MOU action

Resolution 2026-207, adopted August 20, 2026, 5–0, authorizes a memorandum of understanding with Nouvelle, LLC and Pillar Care Continuum, Inc. for an affordable supportive-needs project on two Township-owned parcels on Stirling Road.

The resolution identifies 107 Stirling Road, Block 114, Lot 28, which is about 8.48 acres. It also identifies 101 Stirling Road, Block 114, Lot 29, which is about 1.09 acres. Together, these parcels total about 9.57 acres.

It describes Nouvelle, LLC as a developer “experienced in the development, construction and securing of financing for 100% affordable housing projects” and Pillar Care Continuum as an operator “experienced in the ownership, operation and management of 100% affordable housing supportive needs projects.”

The framework covers “a minimum of thirty-two (32) affordable housing units,” development plans. It includes exploring funding sources and negotiating a future Development and Affordable Housing Agreement.

The minutes record no public comments on agenda items before the vote and do not record Committee discussion of the terms. No dollar amount, bedroom mix, funding source or schedule appears in either the resolution or the minutes.

Wagner Farm and fallback

The amended housing plan describes Wagner Farm, Block 83, Lot 4, in the AH-3 zone. It provides 32 special-needs beds. It counts as 10 credits toward the Third Round and 22 credits toward the Fourth Round. Table G adds 22 bonus credits, making a total of 44 credits.

The plan notes a site plan approval on November 22, 2021. It also notes a lawsuit filed by a neighboring resident. A court sent the case back to the Planning Board on September 19, 2025. The Board took action on this remand on October 27, 2025. The case is still pending. The plan also notes Bergen County United Way’s concern about “the financial viability of the Wagner Farm property based on sewer facilities that would need to be constructed to service the project.”

The mediation agreement executed on December 21, 2025, makes the fallback plan active. If building sewer utilities makes Wagner Farm unrealistic, “the Township agrees to utilize the Township owned property at Block 114, Lots 28/29 (‘Stirling Road Property’) for this project.” The agreement notes that Stirling Road “has access to public water and sewer”. It also states that Bergen County United Way visited the site and found it suitable.

The plan adds that the Stirling Road property “can accommodate additional development”. This property is a potential location for 25 additional supportive-needs units carried over from the Third Round settlement.

What the resolution commits to

The resolution authorizes the MOU, not a development. Its stated subjects are the development plans, funding sources and the terms of a future Development and Affordable Housing Agreement.

The Township owns both parcels. The resolution does not identify any purchase, lease, or transfer.

The minimum number of affordable units is 32. The resolution states “a minimum.” The plan describes 25 more supportive-needs units as possible on the property. Therefore, the final count is not set.

The resolution does not state which project the MOU serves — the 32-bed Wagner Farm project moved to Stirling Road, the 25 additional units, or both.

The record also does not state whether a rezoning, use variance or site-plan approval will be required. No ordinance rezoning Block 114, Lots 28 or 29 appears on the Township’s 2026 adopted-ordinances list.

Details still to be negotiated

The resolution leaves the following to the MOU and the future Development and Affordable Housing Agreement:

• Money. No amount, funding program, or local appropriation is named. The plan states the Township committed funding in its Fourth Round Spending Plan. The spending plan document was not among the records LocalWhy reviewed.
• Unit mix and rents. No bedroom counts, income bands, or affordability control periods are stated.
• Operation. Pillar Care is named as the operator. However, the record does not state the licensing or state program framework. It is also unclear whether units will be master-leased.
• Credits. It is not stated how the units will be counted against the 262-unit obligation.
• Schedule. No construction or approval timeline appears.

The September 24, 2026 Committee agenda lists an executive session item, “Litigation/Contract: Affordable Housing – Stirling Road Property.” The agenda shows the item was scheduled. LocalWhy has not reviewed any outcome.

No site plan application for the parcels appears in Planning Board agendas from August 26 through October 28, 2026. That absence is not proof that none was filed.