Ridgewood Beats the Clock: Council Approves High-Stakes “Affordable Housing” Plan to Avoid “Builder’s Remedy”

The primary driver behind this rapid legislative action is the threat of Builder’s Remedy lawsuits

photo courtesy of Boyd Loving

the staff of the Ridgewood blog

RIDGEWOOD, NJ — In a race against a looming December 31 deadline, the Ridgewood Village Council has moved to protect the community from “uncontrollable development.” During a marathon 3.5-hour special meeting on December 17, officials introduced five sweeping ordinances and approved two major resolutions to meet the state’s Fourth Round “affordable housing” mandates.

The move comes after months of tension, legal battles, and a stark warning from Mayor Paul Vagianos: “Massive development is what’s coming if we say no.”

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The “Hammer” of Builder’s Remedy

The primary driver behind this rapid legislative action is the threat of Builder’s Remedy lawsuits. If a municipality is found non-compliant with state housing laws, developers gain the power to bypass local zoning boards and build high-density projects that the town cannot legally stop.

“The loss of immunity… is the hammer that is forcing all communities to comply,” Vagianos stated. “None of the actions taken by communities to avoid the state’s mandate have born fruit. All have lost on appeal.”

To visualize the risk, the Council displayed a map of Ridgewood highlighting every property of 3/4-acre or larger. Without these new ordinances, every one of those “yellow zones” could become a target for high-density housing proposals.

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5 New Ordinances: What’s Changing in Ridgewood?

The newly introduced laws will fundamentally reshape zoning in key areas of the Village:

1. New Overlay Districts: Identifying specific zones on North Maple Avenue and Goffle Road for affordable housing.

2. Chestnut Street Rezoning: Adjusting property designations along the Chestnut Street corridor.

3. Density Boost: Increasing the “units per acre” allowed in two of the Village’s central business districts.

4. The 20% Rule: A new requirement for a 20% affordable unit set-aside for all future rental and multi-housing projects.

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The Kensington Settlement: Traffic vs. Compliance

A major part of the night was the resolution of a civil action filed by Kensington Senior Development and the Fair Share Housing Center. The Village has officially entered a settlement to allow a 100-plus suite assisted living facility at 61, 65, and 74 N. Maple Ave.

Traffic Concerns Ignite Public Outcry

Out of 36 public speakers, nearly all focused on the traffic impact of the Kensington project. Residents fear that Marshall Street and Franklin Avenue—already narrow residential roads—cannot handle the influx of vehicles.

Project Facts & Mitigations:

• Parking: The building requires 50 spaces; developers have proposed 80 to 90.

• Valet Solution: On high-volume days (like Mother’s Day), staff will be valet-parked off-site to keep the streets clear.

• Impact Study: Traffic engineers claim the facility will add “less than one second” of additional wait time at the North Maple Avenue light.

• Access: Ingress and egress will be on Marshall and Franklin, with only pedestrian access on the North Maple Avenue (county road) side.

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What’s Next for Residents?

The approval of these ordinances is not yet final. The “Roadmap to Compliance” involves several key dates for public input:

• January 6, 2026: Planning Board review and comment session.

• January 14, 2026: Second readings, formal public hearings, and final Council votes.

• January 16, 2026: Additional public hearings specifically for the five affordable housing ordinances.

Councilwoman Siobhan Winograd urged residents to attend these upcoming meetings, noting that the Village is working to preserve as much “green acre” space as possible while meeting the state’s assignment of 427 affordable units.

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Ridgewood Affordable Housing Snapshot

Location	Proposed Change	Key Impact
N. Maple Ave	Assisted Living Overlay	100+ Suites; Settlement Reached
Goffle Road	Affordable Overlay	Targeted for Fourth Round Development
Business Districts	Increased Density	More units per acre allowed
Village Wide	20% Set-aside	Mandatory for future rental/sale projects

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