Village of Ridgewood NJ Slashes “Affordable Housing” Mandate from 427 to Just 4 Units

the staff of the Ridgewood blog

RIDGEWOOD, NJ — July 2025 — In a significant turn of events, Ridgewood has reduced its fourth-round affordable housing obligation from 427 units—the number initially assigned by the New Jersey Department of Community Affairs—to just 4 units, all of which the village says are already covered through surplus credits.

This move places Ridgewood among a growing list of Bergen County municipalities using a “Vacant Land Adjustment” (VLA) strategy to argue that they lack sufficient developable land to meet state mandates.

🏘️ What Is the Vacant Land Adjustment?

The Vacant Land Adjustment (VLA) allows municipalities to demonstrate that land constraints prevent them from realistically building the full number of units assigned by the state. Ridgewood’s 67-page housing plan, submitted before the June 30 deadline, claims 75% of its obligation—325 units—should be waived due to these land limitations.

This approach significantly reduces the borough’s Realistic Development Potential (RDP) to just 106 units, with the remaining 321 units categorized as “unmet need,” which must be addressed through long-term planning and zoning flexibility.

📍 Ridgewood’s Proposed Redevelopment Sites

To satisfy the RDP and maintain immunity from “builder’s remedy” lawsuits, Ridgewood has identified several parcels that may be redeveloped in the next decade:

• Kensington Assisted Living, N. Maple Ave. – 12 affordable units proposed

• Chestnut Street Rezoning – 25 affordable units on 4.2 acres

• 299 Goffle Road Overlay District – 4 affordable units in a proposed townhouse development

• Downtown B-1 & B-2 Zones – 102 affordable units via a zoning density boost and set-aside increases

Together, these sites offer a total of 143 affordable housing units, exceeding the adjusted requirement by 37 units.

🏠 Surplus Credits from Past Projects

Village Planner Beth McManus stated that Ridgewood’s current housing plan has already satisfied the four-unit fourth-round requirement using credits from previously completed affordable housing developments, including:

• The Enclave at 257 E. Ridgewood Ave. – 1 credit (special needs housing)

• Ridgewood Dayton at 150 S. Broad St. – 8 credits (inclusionary family rentals)

• Chestnut Village at 150–174 Chestnut St. – 7 credits (inclusionary family rentals)

With 16 total credits and only 4 required, Ridgewood has 12 surplus credits banked for future use.

📝 What Happens Next?

Interested developers or stakeholders have until August 31 to challenge the plan, after which any disputes will proceed to mediation by December 31.

Residents and other parties can view the full housing plan at ridgewoodnj.net by searching for “2025 Fourth Round Housing Plan.”

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