Toms River downtown land owner David Ciccozzi wants more high-density housing in Downtown Toms River.
Toms River, NJ – As Toms River faces mounting pressure over its affordable housing obligations by the state, Township Council President David Ciccozzi is making clear where he believes that development should go: the downtown.
Meanwhile, Toms River Mayor Dan Rodrick wants to limit and control the state’s stronghold by renewing deed restrictions on existing affordable housing units and keeping the state’s requirement low, Ciccozzi voted against a plan to significantly reduce the number of units, negotiated by the township with Fair Share Housing.
The township is seeking a court extension after the council rejected a zoning change tied to its housing plan, raising the risk of “builder’s remedy” lawsuits that could allow developers to build high-density projects across the municipality.
It may be too late. Last week, Ciccozzi and his council allies Tom Nivison (owner of Silverton Farms), Clinton Bradley, and Robert Bianchini voted against that lower negotiated settlement. This week, Capodaglia, the builder of Mo Hill-era ten-story apartment towers, filed a builder’s remedy lawsuit against the township, seeking to proceed without oversight or restrictions from the township’s zoning and planning boards.
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Ciccozzi, a downtown property owner, has consistently argued that affordable housing should be concentrated in redevelopment areas rather than spread into open space or suburban sections of town. His position aligns with his past support for a proposed twin-tower project backed by former Mayor Mo Hill, which would have brought hundreds of units—including affordable housing—into the downtown core, a plan 70% of Toms River residents had opposed in past polls.
Downtown development at center of policy divide
Key Points
- David Ciccozzi says affordable housing should be built in downtown redevelopment areas
- He previously supported high-density twin towers project under former Mayor Mo Hill
- Council rejected zoning changes that would place housing on open space and suburban land
With builder’s remedy on their side, the downtown apartment project can be built even bigger. Other downtown developers will follow suit and the township will remain powerless against it.
It’s what Ciccozzi, whose campaign was funded by the lawyer representing the developer wanted all along. New Jersey ELEC reports show downtown lawyer Robert C. Shea donated a significant amount of campaign cash to Ciccozzi’s 2025 election campaign.
Ciccozzi claims the mayor did not bring his council allies in to the Fair Share Housing discussion, but Rodrick showed his phone log over the past three months showing dozens of calls to his opponents on the council. Those calls went unanswered and no calls were returned.
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According to the Asbury Park Press, Rodrick’s proposal was a solid one.
“Deed restrictions, which require that existing apartments and homes remain affordable, would be extended for up to 30 years for 110 units in downtown’s Highland Plaza rental apartments for seniors, 13 homes in the Woods at Massachusetts, 48 rental apartments in the Villages at Bey Lea apartments and five condominiums in North Pointe Hollow,” the Asbury Park Press reported. “The initial plan called for an additional 110 units at Hope’s Crossing will be changed from market-rate rentals to affordable rentals with a 30-year deed restriction under the township’s settlement.”
Broader conflict over housing strategy
The disagreement highlights a larger divide within township leadership over how to meet state-mandated affordable housing requirements. While the mayor has promoted a plan that includes deed-restricted units and redevelopment of select properties, council members including Ciccozzi have called the situation “a manufactured crisis” and pushed for alternative approaches.
Without court approval for an extension, Toms River could face legal exposure from more developers seeking to build high-density projects with affordable housing components in exchange for zoning relief.
We reached out to Ciccozzi for comment on Thursday, and he declined despite prior criticism that his voice isn’t heard.
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