RATE Montclair

“Appropriate Infrastructure” – A Loophole Big Enough to Drive a Concrete Truck Through

The Sustainability and Resilience Amendment (“SRA”) creates a legal pathway for blanket upzoning in ANY single-family neighborhood, even those nowhere near transit, commercial corridors, or walkable centers.

How does the SRA accomplish this?

The SRA’s 1st recommendation states: “Continue to promote higher density, compact, mixed-use development in areas with APPROPRIATE INFRASTRUCTURE to reduce automobile dependency and reduce carbon footprint.”

The problem? Neither the SRA nor any public discussion about it has defined what “appropriate infrastructure” actually means.

Why does this matter?

Because when a term this central is undefined, the Planning Board gains broad discretion to decide what counts as “appropriate.” And that discretion can be exercised even when none of the factors tied to REAL “smart growth” (like proximity to transit, commercial areas, or walkable centers) are present.

In practice, “appropriate” could be interpreted as simply a paved street, existing utilities, or any baseline condition present in virtually every neighborhood.

This creates a legal opening for unelected, Planning Board members to apply personal housing ideologies on a CASE-BY-CASE basis without standards, predictability, or guardrails.

I can already hear the reflexive cries of “we need more supply” and “basic supply/demand.” Our next post will walk through the ACTUAL dynamics of Montclair’s housing market and why those theoretical arguments simply don’t hold up in reality.

They called us “alarmist”. But indiscriminate upzoning is here.

Under the banner of “sustainability”, the Planning Board is attempting to push through broad zoning changes that meaningfully reshape single-family neighborhoods without guardrails, standards, or measurable sustainability outcomes. The vehicle: the Sustainability and Resilience Amendment (“SRA”) being voted on 12/15.

As drafted, the SRA would allow any single-family home in Montclair to be converted to multi-family units, even when nowhere near transit, commercial corridors, or walkable centers - despite invoking “smart growth” principles and state-level planning guidance that explicitly prioritize these factors.

How does the SRA accomplish this? By using vague, undefined policy language that gives Planning Board members wide discretionary power to apply their own interpretations – effectively personal ideologies - of “sustainability”, creating a pathway for inconsistent, ad-hoc upzoning that undermines affordability, predictability, and neighborhood planning.

This isn’t planning. It’s improvisation at the expense of Montclair’s character.

Our next post will unpack the specific loopholes and why they matter.

We’re out in the streets today raising awareness about the town’s housing survey - and the real stakes behind it.

Some want to use this survey to permanently change a key pillar of what makes Montclair special; our beautiful single-family neighborhoods.

You deserve a say in the future of your neighborhood. No apologies.

🗣️ Speak up before it’s too late.
👉🏽 Go to www.ratemontclair.org before 4/30 for the town’s official survey.

Residents for Accountability, Transparency, and Empowerment (RATE) A civic tech and advocacy initiative empowering Montclair residents with tools, research, and data to influence local decisions and hold officials accountable.

📣 Introducing RATE – Residents for Accountability, Transparency, and Empowerment

We’re a community-powered initiative based in Montclair, NJ, committed to shining a light on the decisions shaping our town — and ensuring residents are not just informed, but empowered to act.

From zoning changes to pedestrian safety to affordable housing, we’re tracking the issues that affect our neighborhoods and families most — and building tools to help you engage without needing to become a full-time activist.

🧠 Data-driven research
📢 Low-burden ways to speak up
🛠️ AI-powered tools that put residents first

We’re not here to play politics. We’re here to demand results, transparency, and public accountability — regardless of who’s in charge.

🔔 Follow this page for alerts, research drops, and action steps — no noise, just what matters.

👉 Want to get involved or stay in the loop? Visit www.ratemontclair.org and subscribe for exclusive updates and insights on the local issues that matter.

Welcome to RATE. Let’s reshape how civic power works in Montclair.

Residents for Accountability, Transparency, and Empowerment (RATE) A civic tech and advocacy initiative empowering Montclair residents with tools, research, and data to influence local decisions and hold officials accountable.