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Planner warns three state bills could reshape local land‑use rules; board plans master‑plan review
Summary
At the Old Tappan meeting, the borough planner reviewed three Senate bills — conversions of houses of worship to multiunit housing, a broad ADU expansion, and a 'stranded assets' redevelopment bill — and urged officials to consider a League of Municipalities sample resolution and a June/July review of the master plan.
Ed, the borough planning consultant, told the council that three separate bills under consideration in the Senate could affect Old Tappan's zoning and land‑use controls. "What I have for you tonight are actually 3 separate bills that are being considered by the senate," he said, summarizing changes that would permit conversions of religious facilities and certain nonprofits into multifamily housing at significantly higher densities and with relaxed height and parking standards.
The first bill described would allow existing houses of worship or qualifying nonprofits to be converted to multifamily residential developments at densities the consultant summarized as "40 to 90" units per acre depending on affordability set‑asides, and would permit increases of one to three stories above local height limits in some cases. Ed also said the proposal includes parking relaxations when a site lies near frequent transit service. "So you're allowed to go 1 to 2 to 3 stories above your maximum height requirements," he said.
A second bill discussed would broaden accessory dwelling unit (ADU) allowance, permitting ADUs in single‑family and two‑family zones; Ed said the draft mentions municipal plans promoting ADUs "that would be offered at affordable rents" but does not create a clear mandatory income‑restricted requirement. The third measure — described in the meeting as a "Stranded Assets" bill — would facilitate redevelopment of large underused office parks (≈50,000 sq ft) or retail centers (≈15,000 sq ft) into mixed‑use developments under a 45‑day completeness clock and several financial and vacancy thresholds that the consultant said would be difficult for municipalities to evaluate quickly.
Board members pressed on local implications. One member pointed out that the town lacks the transit frequency that would qualify properties for the reduced parking formula described in the draft; another questioned how home‑based worship spaces would be treated under the conversion rules. Ed recommended the board consider updating zoning language in the master plan and said the League of Municipalities offers a sample resolution and contact information to help towns communicate concerns to legislators.
The board agreed to review the draft master plan documents when they are released and scheduled a public review session for July 8 (with required notices to be posted by June 26) to discuss potential zoning language changes that could reduce future conflicts with state legislation.
Why it matters: If the bills pass in their current forms, local zoning that now treats houses of worship or certain nonprofits as conditional uses could be superseded in ways that increase local density, change familiar neighborhood character, and shift parking and infrastructure needs. The board's next step is a focused review of the master plan and consideration of a sample municipal resolution to communicate local concerns to state lawmakers.
