07/20/2026
A few FAQ’s about how the strategy might work:
1. Who is the Colts Neck Affordable Housing Alliance:
Colts Neck Affordable Housing Alliance (CNAHA) is a recently formed 501(c)(3) entity created solely for the purpose of pursuing new solutions to address Colts Neck Township’s affordable housing obligations. Currently there are three principals of the entity: Patrick Lesbirel, Michael Taylor, and Mary Pahira, all long time Monmouth County residents and current Colts Neck homeowners, whose sole interest is to help preserve the character of Colts Neck as we know it, while responsibly meeting the Townships mandated affordable housing obligations. None of the principals receive any compensation for their efforts, nor do they expect to derive any personal or professional financial gain. Biographies for Patrick, Michael, and Mary will be posted separately.
2. Is the scatter-site strategy an experimental concept, has it ever been done before?
This is not a unique concept. Towns have always had the right and opportunity to build 100% affordable housing to satisfy their mandated obligations. One of the most successful local examples is Millstone Township who have built multiple 100% affordable projects in conjunction with State and County agencies: https://housingall.org/blog/80-new-affordable-housing-alliance-homes/
3. How would the relationship between Colts Neck Township and the non-profit work?
a. First off, as we envision the strategy, the Township would permanently own the land. The strategy expects the Township getting the parcels - via either voluntary donation or purchase of farmland acreage, or Green Acres diversions – and then extending a 99-year renewable land lease to a non-profit entity for each parcel, solely for the construction of housing. All lots would be perpetually deed restricted for affordable housing.
b. The Township would decide whether the most efficient strategy would be to sell the units for individual ownership, subject to affordable housing eligibility and deed restrictions; or retain ownership as rental units.
c. If kept by the Township as rental units, the town would decide on a professional management company – either privately owned or perhaps a County or State Affordable Housing Alliance agency. The Colts Neck Affordable Housing Alliance (CNAHA) would NOT be the property management company.
4. Who would build the units?
a. The strategy suggests the most efficient means of construction will be the use of modular construction methods. Modular construction can provide demonstrable benefits in terms of speed, quality control, and economies of scale. Each of those benefits will be outlined in more detail in future communications. This would limit the amount of intensive on-site work needed to complete construction. However, the remaining on-site finish work could be awarded to local contractors and trade professionals, subject to competitive selection processes.
b. The Colts Neck Affordable Housing Alliance could take on the obligation of general construction oversight; however, we would hope NOT to. If the strategy is approved, we (the Township or CNAHA) can allocate parcels to other non-profits with proven experience in the construction and management of affordable housing for seniors, veterans, or other special needs groups.
5. How would the projects be funded?
a. The Township would need to fund the purchase of any farm parcels offered sale; or provide replacement land or monetary compensation for any parcels acquired via Green Acres diversions.
b. The construction costs may be financed by loans collateralized by the value of the land, and / or Federal & State loans and grants available to non-profits solely for the purpose of building affordable housing (see Millstone examples). Those debts could then be paid off from the sale of units or rental revenues.
c. Ultimately, the net costs absorbed by the Township and taxpayers would be far less than the long term infrastructure cost and increased public service expenses that can be avoided by no longer being exposed to high density residential developments to satisfy affordable housing mandates.
6. What would be the plan for each site?
Ideally, each site would be an approximate 1-acre parcel. Each site would then host a primary duplex residential structure, and a separate accessory dwelling unit (ADU). A duplex is simply a two-family home, within a single structure (in our design a 3-bedroom first floor unit, and a 2-bedroom second floor unit), while each ADU would be a 1 bedroom or studio unit. The duplex and ADU would have a shared septic and off-street parking. Given the uniform housing affordability controls (UHAC) guidelines, maximum occupancy of the combined dwellings on any one-acre site would not exceed 11 persons.
Affordable Housing Alliance 80 New Affordable Homes Marking Successful Municipal Partnership in Millstone Township
