The Jackson Township Council has unanimously adopted a resolution strongly opposing newly introduced state legislation that would permit religious and nonprofit-owned properties to be developed at a density of up to 40 housing units per acre, bypassing local municipal zoning oversight.
Under that plan, any church, mosque, or synagogue can build high-density housing of up to 40 units per acre on its property as long as it has a 20% set-aside for affordable housing.
The Jackson Council is asking residents to contact state senators via email or telephone and ask them to vote no:
- Email your legislators today and tell them to vote no on Senate bill 4736.
- You can find the email address and contact information for each state legisilator here: New Jersey State Senate Roster.
The proposed state bill, sponsored by Democrat Senators Troy Singleton and Benjie E. Wimberly, would mandate such high-density inclusionary housing projects as “permitted uses” under local zoning laws—removing the requirement for use variances so long as minimum affordable housing criteria and design standards are met.
“Jackson Township is being burdened already by the state to accomodate affordable housing and reluctantly, we are being forced to comply,” said Council President Mordechai Burnstein. “This new bill will not only further handcuff our ability to keep overdevelopment in check, it will force us to build more affordable housing than we are currently being forced to build. Everyone needs to reach out to the state legislators and tell them to vote no on this very dangerous and reckless bill.”
“Let’s be clear. This is a disaster. This Senate bill 4736 is an absolute disaster,” said Council Vice President Giuseppe Palmeri. “This would allow for high-density apartments in Jackson. 40 units per acre. So, I’m happy that my colleagues here, the council president, support opposing this, completely opposing this, and this resolution will go to every legislator that we oppose this, and it will be voted on by everybody in the state legislature. We need to be very loud about this. We cannot have this pass. We will look like Manhattan.”
Under the proposed legislation, qualifying projects could receive substantial incentives—including long-term tax exemptions—and automatically gain approval if they meet the state-mandated criteria. The bill also permits developers to exceed existing municipal height limits by an additional story.
The Council’s resolution notes that:
- A blanket density of 40 units per acre is incompatible with Jackson Township’s suburban and environmentally sensitive areas.
- Bypassing municipal use variances removes an essential layer of community review and public input.
- Allowing height increases and expanded tax-exemption eligibility could burden local infrastructure, services, and schools without adequate municipal recourse.
“In New Jersey, we already follow COAH and state affordable housing requirements. But during this lame-duck session, a new bill is being pushed that would allow any registered nonprofit developer to build 40 housing units per acre with a 20% affordable set-aside — essentially paving the way for high-density apartment buildings in Jackson.” Council President Burnstein said. “After speaking with legislators from both parties over the past two weeks, many believe this bill may pass. While few people are enthusiastic about mandated affordable housing, we can all agree that if Trenton forces us to build it, it should be smart, responsible, and locally controlled. Forty units per acre is not smart development. That’s why this resolution is so important.”
The adopted resolution will be forwarded to Governor Phil Murphy, Senate President Nicholas Scutari, Assembly Speaker Craig Coughlin, and Jackson’s state legislative delegation. Township leaders hope state officials will reconsider the bill and allow local zoning and planning boards to make these decisions based on the needs of their own communities.