Township Officials Credit Accurate Land Analysis, Planning Strategy, and Smart Credit Usage
the staff of the Ridgewood blog
MAHWAH, NJ — In a stunning development, the Township of Mahwah has dramatically reduced its fourth-round affordable housing requirement from 629 units to just three, following a comprehensive revision of its Housing Element and Fair Share Plan. This shift is being hailed as one of the most significant reductions among New Jersey municipalities.
The 108-page Fourth-Round 2025 Housing Element and Fair Share Plan was presented by Municipal Planner Darlene Green during back-to-back meetings with the Planning Board and Township Council on June 23, receiving unanimous approvals. The plan will now be submitted to the state and courts for certification.
🔍 From 629 Units to 3: How Did Mahwah Do It?
Mahwah was initially assigned a requirement of 629 affordable housing units, making it the second-highest in Bergen County, just behind Paramus. However, Green’s team discovered “numerous flaws in the land capacity factor” used in the state’s initial calculations—such as including front and side yards of developed properties and land straddling the New York border.
After a site-by-site review, Mahwah countered with 444 units. Through mediation, this was increased slightly to 495 units—still a notable 21% reduction, far exceeding the 5% reductions seen in most municipalities.
However, under new fourth-round regulations, Mahwah was also required to conduct a buildout analysis as part of its status as a conforming participant in the Highlands Preservation area. That analysis ultimately reduced the required new builds from 495 to just 3.
“The remaining 492 units must be addressed but do not need to be satisfied through new construction,” Green said.
🏘️ Existing Projects & Credits: Mahwah’s Affordable Housing Formula
The revised plan leans heavily on credits from existing or proposed projects, utilizing a combination of standard and bonus credits from supportive housing and mixed-use developments, including:
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457 Ridge Road: 74 family rental units = 74 credits + 74 bonus
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1 Fyke Road: 5 affordable units = 5 credits + 5 bonus
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70 Island Road: 15-unit supportive housing = 19 credits + 19 bonus
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42 Stag Hill Road: Group home = 6 credits + 6 bonus
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24 Jahn Court: Group home = 6 credits + 6 bonus
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Cedar Hill Nouvelle & Mixed Use: Multiple properties = Total 14 credits + 14 bonus
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46 Strong St.: Group supportive facility = 5 credits + 5 bonus
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Ramapo Brae: Long-term deed restrictions = 35 credits
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Block 82 (former post office): 20% affordable zoning = 11 credits + 5.5 bonus
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Block 71: Multifamily overlay zone = credits TBD
🗣️ Officials Applaud Strategic Planning
Township Council President Robert Ferguson called the outcome a “slam dunk,” praising the effort as a model of responsible planning:
“We’ve done affordable housing the right way in this town… Unlike many towns that have ignored mandates or sued the state, Mahwah has met the challenge head-on.”
Ferguson also credited Councilman David May, Mayor James Wysocki, and a team of professionals for “collaborative work” in reaching the result that protects Mahwah’s small-town character while meeting state compliance.
📄 What’s Next?
The plan will now be submitted to state agencies and the courts for final review and certification. Residents can view the full document on the Mahwah Township website under Planning, Zoning, and Property Maintenance > Master Plans, with video replays of both June 23 presentations available under Live Meetings Video.
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