Past Events
Town Hall · January 14, 2025 · 7:30 PM
On January 6, 2026, the Ridgewood Planning Board held a public meeting to focused primarily on five rezoning ordinances, affordable housing obligations, and related land‑use implications. The meeting extended late into the night (2AM) due to many ordinances and agenda items, a high volume of resident questions, procedural clarifications, and unresolved concerns.
Key themes included: legal constraints imposed by state affordable housing law, the distinction between zoning changes and project approvals, resident concerns about neighborhood character, traffic, height, buffering, and transparency, and the limits of Village Council authority.
No final development approvals were granted during this meeting. Several ordinances remain subject to Planning Board review and future Council action..
Video Recording: https://www.youtube.com/watch?v=IuoPOdmhbj8
Meeting Minutes TBD
Key points from the meeting
The Planning Board reviewed five ordinances (+ the locations):
Ordinance 4075 – Mandatory Affordable Housing Set-Aside Increase (village-wide).
What it does: Raises the mandatory set-aside framework to 20% (the discussion compared it to the prior structure of 15% rental / 20% for-sale) and applies broadly to future residential development scenarios.
This applies to new development proposals (not existing developments).
Master Plan conflict concern raised: This is a policy lever that can reshape development pressure village-wide without a Master Plan–level buildout and infrastructure plan showing where that growth should go (and how it’s absorbed).
Ordinance 4072 – TO-1 Townhouse Overlay (299 Goffle Road)
What it does: Creates a new townhouse-oriented zoning pathway for a single identified property: 299 Goffle Road (~1.62 acres), enabling a form of development residents viewed as substantially more intense than the surrounding neighborhood pattern.
TO-1 (“Townhouse Overlay 1”) is an overlay (the underlying R-2 zoning remains; overlay adds an additional development option).
Main standards described during the meeting included: max density 15 units/acre, max height 3 stories / 40 feet, setbacks (front along Goffle discussed as 40 feet; side 15; rear 10), and a 20% affordable set-aside for projects using the overlay.
Resident questions centered on why density/units increased vs earlier concepts, buffering, traffic, school impacts, and whether tax arrangements could shift burdens to taxpayers.
Ordinance 4073 – CR-1 Commercial Residential District (Chestnut Street corridor)
What it does: Reworks zoning along Chestnut Street (the discussion referenced the corridor including Robinson Street and nearby blocks), allowing mixed-use and multifamily outcomes residents viewed as a major shift in intensity.
Applies to an area described as ~4.18 acres, generally from Robinson Street (south boundary) north to the Cambria apartments (north boundary), and only lots with frontage along Chestnut Street.
Allows commercial, mixed-use (commercial first floor + residential above), and multifamily as a permitted use, with a 20% affordable set-aside.
Key standards discussed: max density 30 units/acre, max height up to 45 feet, additional design standards for buildings over 40 feet, plus a rear-stepback rule intended to protect nearby single-family homes (upper stories constrained so buildings within ~35 feet of the rear line don’t exceed ~30 feet), and balcony placement limits to reduce privacy impacts.
Practical problems raised: Testimony repeatedly flagged parking shortfalls, traffic congestion, flooding/drainage risk, and privacy impacts (including balcony/overlook concerns), arguing the ordinance changes the envelope before these constraints are solved. One member also called out a potential misinterpretation of the zoning allowance, for this particular location.
Ordinance 4071 – S-1 Senior Overlay (Kensington / Assisted Living)
What it does: Creates the S-1 Senior Overlay tied to the Kensington assisted-living proposal.
Discussion repeatedly referenced the site’s North Maple Avenue / Franklin Avenue area (including traffic circulation impacts and driveway access restrictions tied to North Maple).
Master Plan conflict concern raised: This drew the strongest Master Plan objections: multiple residents argued it’s spot zoning and not “substantially consistent” with the Master Plan (and that if inconsistent, the Village must say so and explain why on the record).
Traffic and safety raised: Traffic and pedestrian safety around North Maple / Franklin / Marshall was also raised—with residents citing the Master Plan itself as recognizing unsafe conditions and arguing the ordinance moves forward without a real safety fix plan (crossings, congestion, emergency access, drop-off/pickup).
Ordinance 4074 – B-1 / B-2 District Standards (downtown + targeted South Broad area)
What it does: Adjusts downtown standards to allow more residential intensity, including density increases and a higher-intensity area on the west side of South Broad Street outside the historic/historic-preservation areas (discussion referenced figures like 18→20 units/acre and up to ~24 units/acre in the targeted area).
Master Plan conflict concern raised: Residents argued it expands density and height potential downtown without the Master Plan prerequisites being met—especially parking strategy, circulation plan, and protections for downtown scale/character.
Adds a targeted exception area (described as ~2.17 acres) for lots with frontage on the west side of South Broad Street that are not in the historic district / not historic preservation sites, allowing up to 24 units/acre.
Residents asked repeatedly what this means in practice (e.g., adding second/third stories, whether added stories must include housing/affordable housing, and how redevelopment could affect specific downtown parcels).
The Council emphasized that these ordinances are zoning tools and do not approve any specific development project at this meeting.
A major portion of the night was driven by residents voicing concerns about height, density, traffic, parking, buffering/stepbacks, privacy (balconies), flooding/drainage, and neighborhood character.
Legal/procedural context shaped timing: litigation/injunction uncertainty was referenced, and the Council indicated multiple items were carried for later action (with February 11, 2026 repeatedly referenced as a target for returning items).
Planning Board Public Meeting · January 6, 2026 · 7:30 PM
On January 6, 2026, the Ridgewood Planning Board held a public meeting to review several proposed zoning ordinances, including changes related to assisted living and affordable housing, for consistency with the Village’s Master Plan and Housing Element. The Planning Board is an advisory body and does not approve or deny development projects; its role was to provide feedback and recommendations to the Village Council. Continued public comments expressed frustration.
Video Recording TBD
Meeting Minutes TBD
Key points from the meeting
The Planning Board reviewed five ordinances (+ the locations):
Ordinance 4071 – S-1 Senior Overlay (Kensington / Assisted Living)
Applies to the block bounded by North Maple Avenue, Franklin Avenue, and Marshall Street, where an assisted living facility has been proposed by Kensington. This ordinance is tied to a court-directed settlement agreement.
Ordinance 4072 – Chestnut Street / TO-1 District
Applies to properties along Chestnut Street and 299 Goffle Road, creating a new zoning district that allows mixed-use and multi-family residential development in that corridor. The area overlaps Ridgewood-owned land and may result in the town selling it. No specific development application is currently under review.
Applies more broadly and is not tied to a single, specific development site. The ordinance makes zoning changes that would apply to qualifying properties village-wide or within designated zoning districts. The highlighted zoning area is downtown Ridgewood.
Similar to Ordinance 4073, this ordinance is not site-specific and would apply generally based on zoning classifications rather than a single proposed development location. The highlighted zoning area is downtown Ridgewood.
Ordinance 4075 – Mandatory Affordable Housing Set-Aside Increase.
Applies village-wide to future residential developments where zoning changes or use variances permit housing, increasing the required affordable housing set-aside percentage.
The Board’s role was explained as a Master Plan consistency review, not a vote on any development project.
The Village’s planning consultant presented an overview of each ordinance and discussed how they relate to the Master Plan and Housing Element.
Clarification was provided that one ordinance (the assisted living overlay) is tied to a court-directed settlement agreement.
Board members asked questions focused on zoning structure, density, and Master Plan alignment.
Public comments were received from residents expressing concerns about cumulative impacts, scale, flooding, traffic, privacy, and neighborhood character.
No development applications or site plans were considered.
Town Hall · December 17, 2025 · 7:00 PM
On December 17, 2025, the Ridgewood Village Council hosted a special public meeting focused on affordable housing obligations and the proposed Kensington assisted living facility at North Maple / Franklin / Marshall, within the context of Ridgewood’s Fourth Round Housing Element and Fair Share Plan. The meeting was convened primarily to explain the legal status and urgency surrounding ongoing litigation and court-mandated settlement discussions related to affordable housing.
Meeting Minutes TBD
Key points from the meeting
This meeting marked a clear turning point in how the issue has been framed and understood by both village officials and residents:
This was the first time the council clearly said that the decision isn’t just about one building anymore. What’s at stake now is whether Ridgewood keeps control over its zoning rules across the entire town.
Residents heard, often for the first time, that the court is already involved and actively shaping the outcome, and that there may be very little room left for the village to simply say no without serious consequences.
The meeting made it clear that if Ridgewood loses zoning immunity, developers could challenge existing limits everywhere, not just at the Kensington site. That possibility helped explain why officials kept returning to the same warning throughout the night.
Many residents expressed frustration that this urgency wasn’t communicated earlier, leaving the community feeling rushed into understanding complex legal and planning issues with little time to respond.
The repeated statement that public opposition does not count legally was difficult for many residents to hear, especially those who have organized, attended meetings, and raised safety and quality-of-life concerns for months.
The meeting shifted expectations: while residents may still push for stronger conditions, safety improvements, and accountability, it became clear that the larger legal framework—not local preference—may ultimately determine whether the project moves forward.
Kensington Public Meeting · December 15, 2025 · 7:30 PM
On December 15, 2025, Kensington hosted a public meeting where the revised proposal for the assisted living facility at North Maple/ Franklin/Marshall was presented and discussed. The development team reviewed changes to the building’s design, height, setbacks, parking, traffic circulation, and stormwater management, and explained how the project would comply with zoning standards. The project engineer stated that the facility would generate relatively low traffic, improve stormwater control compared to existing conditions, and could support future intersection safety upgrades. During public comment, residents raised concerns about flooding, traffic congestion during peak hours, emergency access on narrow streets, building scale, lack of ground-level green space, and impacts on neighborhood character. Kensington representatives responded by noting ongoing studies and conceptual mitigation measures, but no binding commitments were finalized at the meeting.
Key points from the meeting
Kensington presented a revised design for the proposed assisted living facility at North Maple Avenue, Franklin Avenue, and Marshall Street, including changes to building height, roof form, and setbacks. This was the first time the public has seen conceptualized visuals of the building.
The project would continue to pursue approval under the S-1 Senior Overlay Zone, which allows assisted living use on the site.
Traffic consultants stated the facility would generate approximately “1–2 cars per minute” (or 150–200 vehicle trips per day), with peak activity during staff shift changes, visiting hours, deliveries, and school dismissal periods.
Vehicle access is proposed from Franklin Avenue and Marshall Street, with no driveway on North Maple Avenue.
The Maple–Franklin intersection was described as operating on an older fixed-cycle traffic signal, and potential safety improvements were discussed but not committed to. Given the existing limitations, it would be expensive and challenging to update.
Engineers outlined proposed stormwater detention systems intended to better control runoff compared to existing site conditions.
Residents raised concerns regarding flooding history, emergency access, traffic safety, pedestrian risk, building scale, limited ground-level green space, and neighborhood character.
Several mitigation measures discussed by the developer, including traffic controls and operational adjustments, were described as conceptual and subject to further study, rather than finalized commitments.
Mediation - Private Village Council Work Session · December 3, 2025
This was a closed session the public could not attend. Kensington Senior Development is actively pursuing legal action to push forward their proposed assisted-living development. The village council met with Kensington in a mediation at the Bergen County courts.
We have requested the information to be shared with the public. Check back for an update once we have more information.
Town Hall · August 13, 2025 · 7:30 PM
On August 13, 2025, the Ridgewood Village Council voted to defeat Ordinance #4052, which would have created the S-1 Senior Overlay to allow a Kensington assisted-living facility at North Maple/Marshall/Franklin. The ordinance was rejected after resident pushback and concerns about scale, traffic safety near schools, and neighborhood fit. The project remains active: Kensington will present a scaled-down plan [presumably in] September.
Town Hall · August 6, 2025 · 7:30 PM
On August 13, 2025, the Ridgewood Village Council discussed several local issues on village governance, upcoming council actions, and community concerns. A central topic of the session was Ordinance #4052 and how the proposal is tied to Ridgewood’s affordable housing obligations.
Town Hall · July 15, 2025 · 7:30 PM
At its July 15, 2025 meeting, the Ridgewood Planning Board reviewed Ordinance #4052, which would create a new S-1 Senior Overlay Zone at North Maple, Franklin, and Marshall to allow a 125-bed assisted living facility, with at least 10% of beds reserved for affordable housing. The Board’s task was only to assess consistency with the Village’s Master Plan and Housing Plan, not to approve the project. While the Planner said the ordinance supports housing goals, Board members and many residents raised strong concerns about the building’s height, traffic, parking, flooding, safety, and neighborhood character. The Board concluded the ordinance was “not inconsistent” with the Master Plan but agreed to forward resident concerns to the Village Council for consideration in its final decision later this year.
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