‘Scariest Bill I’ve Seen’: Montvale Mayor Warns NJ Bill S1836 Strips Local Control Over High-Density Zoning
the staff of the Ridgewood blog
Montvale NJ, A controversial piece of legislation is quietly moving through Trenton, and local officials are sounding the alarm. Montvale Mayor Mike Ghassali has issued an urgent warning to New Jersey residents regarding Bill S1836, calling it the “scariest bill” he has ever seen due to its potential to completely bypass local zoning laws and dramatically increase housing density.
The proposed law targets religious properties, establishing a tiered development system that strips municipalities of their oversight and hands control over to high-density developers.
What is NJ Bill S1836? The Three Development Tiers Explained
If passed, Bill S1836 would permit unprecedented housing density levels on land owned by religious institutions, completely overriding existing municipal zoning limits. The bill outlines three specific development tiers based on the percentage of affordable housing included in a project:
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Tier 1: Projects with 20% affordable housing would be permitted at 40 units per acre, with building heights allowed to rise one story above current local zoning limits.
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Tier 2: Projects with 35% affordable housing would be permitted at 60 units per acre, with building heights allowed to rise two stories above current local zoning limits.
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Tier 3: Projects with 50% affordable housing would be permitted at 80 units per acre, with building heights allowed to rise three stories above current local zoning limits.
Why Local Officials Are Sounding the Alarm
The core issue for local leaders is the complete elimination of home rule. Mayor Ghassali emphasized that municipal officials are in the best position to understand the infrastructure capacity and unique limitations of their own towns.
Unchecked, high-density development could severely strain vital local resources, including:
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Public Schools: Sudden population influxes could lead to overcrowded classrooms.
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Infrastructure & Utilities: Local water, sewer, and utility systems may lack the capacity for such intense density.
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Emergency Services: Increased demands on local police, fire, and EMS squads.
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Traffic & Roads: Severe congestion on roadways not designed for high-volume residential traffic.
“This bill removes all our authority,” Mayor Ghassali warned, noting that standard local zoning laws would essentially become invalid for these properties.
Residents who want to review the exact legislative text can track its progress directly through the New Jersey Legislature Bill Search.
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