Frequently Asked Questions
What is the proposal about?
Kensington is proposing to build a massive living facility in Ridgewood. An ordinance creating the S-1 Senior Overlay Zone District would permit a large, luxury assisted living facility on Block 3611, Lots 1, 19 and 22, bounded by North Maple Avenue, Marshall Street, and Franklin Avenue. While the original Ordinance was defeated, a new ordinance has replaced it - in similar scale. Additional ordinances have also been introduced.
Why oppose the proposal?
We oppose it due to many concerns. A few highlighted are around increased traffic, noise, safety, quality of life, and impact on local property values. Please go to Our Concerns for the complete list of reasons.
Who supports the proposal?
Affordable housing obligations are real. The question is whether this specific site and intensity are the right fit, and what safety/flooding mitigations are needed.
Is this required for affordable housing?
The core reason in favor is to show progress on Ridgewood's Fare Share Housing Plan. It doesn’t fulfill the RDP, but it counts toward the unmet need. Please see The Proposal page for details about the context of affordable housing.
In addition, Kensington Senior Living has a vetted interest for economic gains and business expansion.
How can I get involved?
We are getting started and moving fast. There are so many ways to help and show support. You can attend meetings, sign petitions, share with your neighbors and share your concerns with local officials. Visit our involvement page to learn more.
Where can I find detailed documents?
Documents can be found at the bottom of this page.
How can I make an effective comment at the next Town Hall or council meeting?
Be clear, confident and authentic. State whether you are or are not a Ridgewood resident and daily observations (e.g., school crosswalk congestion), and speak from the heart on the topic that most concerns you.
I've seen the yard signs and I want one! How do I get one?
Email us at Ridgewoodunited@googlegroups.com and we can give you a sign!
I live across town - How does this impact me?
This proposal affects the entire village, not just the immediate neighborhood. It opens the door for a “development creep,” setting a precedent for future zoning exceptions in other areas. Its location near schools will affect traffic patterns and pedestrian safety, while increased demand will stretch village-wide resources like EMT and fire services. See Our Concerns for the full list of impacts.
How else can I help?
At the moment, we are in need of donations. Donations cover outreach (lawn signs, flyers) and independent expert review as needed. If you’re able, please contribute via Venmo to John @John-Frei-115 or contact us to pay another way.
No. Zoning approvals and construction approvals are separate processes.
Is Kensington approved?
Why are there so many ordinances? And why now?
Courts require towns to show a complete, enforceable plan — not promises.
Can residents still influence outcomes?
Yes — especially during Planning Board review and ordinance revisions. See the list of upcoming events to attend and voice your opinion.
Affordable Housing Explained
An Overview
Ridgewood is legally required under New Jersey’s affordable housing laws to provide a certain number of low- and moderate-income housing units. These requirements come from multiple “rounds” of obligations set by the state and enforced through the courts.
What is our obligation?
Ridgewood’s total affordable housing obligation (rounds 1–4) is about 1,320 units:
1st & 2nd rounds: 229 units
3rd round: 664 units
4th round: 427 units
Because Ridgewood doesn’t have enough vacant developable land, the state applied a Vacant Land Adjustment, which lowers the realistic development potential (RDP) to 4 units — but this does not erase the rest of the obligation. The remainder is called “unmet need” and still must be addressed through redevelopment, zoning changes, and negotiated projects.
How Does Kensington Tie In?
The Kensington assisted living proposal is part of Ridgewood’s Fair Share Housing Plan. It doesn’t fulfill the RDP, but it counts toward the unmet need. If built, at least 10% of the facility’s beds must be affordable (low/moderate income). The proposed project had ~120 beds, so only 12 beds would be reserved for affordable housing. While the exact number of beds have not been clearly stated, keep in mind only 10% of the facility beds will be for affordable housing.
Risks of not including Affordable Housing Projects
If Ridgewood fails to keep a compliant plan or doesn’t meet affordable housing benchmarks, it risks losing immunity from builder’s remedy lawsuits and potentially leads to court action forcing zoning changes.
Alternative options
Ridgewood potentially has a few options. It can challenge court action, join neighboring towns - fighting the state mandate, or review other potential locations that would be more suitable for its size.
Learn more about the Local Leaders for Responsible Planning, an affordable housing coalition—taking a strong stand against over-development.
Read the story featuring 35 New Jersey municipalities standing against the state’s overreaching affordable housing mandates.
In the news: Residents Raise Concerns Over Proposed Assisted Living Facility in Ridgewood
TAPinto Ridgewood covered the August 13 town hall, providing a clear overview of the proposed ordinance and explaining the affordable housing requirements in an accessible way.
Access the documents
Read all the documents and learn more.
Draft Ordinance 4052 (S-1 Senior Overlay) Page 1, Page 2, Page 3, Page 4
Letter to Superior Court of New Jersey from Concerned Residents
Contact
Quick links
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A volunteer-run information site by Ridgewood residents; not affiliated with the Village or Kensington. Content is informational only and not legal advice. Trademarks belong to their owners.