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Building a REAL Climate-Resilient Garden State: What We Heard at NJPRC 2026
To kick off a panel session on New Jersey’s adopted NJPACT Resilient Environments and Landscapes reforms, during the 2026 New Jersey Planning and Redevelopment Conference, NJ State Floodplain Administrator Vincent Mazzei, asked a simple question: How many of you have been impacted by flooding, or know someone who has? In a room of roughly 50 attendees, nearly every hand went up.
The session, “Building a REAL Climate-Resilient Garden State: Implementing the New NJPACT REAL Rules,” at the 2026 NJ Planning and Redevelopment Conference, hosted by New Jersey Future and APA New Jersey, was moderated by Heather Fenyk, Executive Director of the Lower Raritan Watershed Partnership, and brought together perspectives from state government, municipal leadership, and housing advocacy to discuss NJ’s current housing and resilience policy context, and what lies ahead. Speakers included previously mentioned Vince Mazzei, State Floodplain Administrator, at New Jersey Department of Environmental Protection, Matthew von der Hayden, who serves as both Business Administrator and Director of Water and Sewer Utility for Stafford Township, Staci Berger, President and CEO of the Housing and Community Development Network of New Jersey, and Jennifer Coffey, Executive Director of the Association of New Jersey Environmental Commissions (ANJEC).
Before diving into what the REAL rules are ( and are not) Mazzei shared his own experience living through Hurricane Ida in 2023. Despite carefully choosing a home outside of mapped flood risk areas in Raritan Township, his neighborhood was cut off for three days when the only access road flooded. “What if there had been a fire? A medical emergency?” he asked. That question about systems, not just flood levels, has become central to the state’s updated rules.
The NJPACT REAL rules are the product of a multi-year rulemaking effort led by the New Jersey Department of Environmental Protection to modernize the state’s land use regulations in response to climate change. Formally adopted in January 2026 at the end of the Murphy Administration, the rules update multiple regulatory programs to address sea-level rise, increased flooding, and long-term risks to public health, safety, and the state’s economy. The rules apply broadly to proposed construction, including new development, redevelopment, and substantial improvements to residential, commercial, and critical buildings and infrastructure.
Since adoption, however, the rules have remained in a transitional phase. Following significant feedback from municipalities, business groups, and other stakeholders regarding cost, feasibility, and potential impacts on development and redevelopment, the state has proposed extending the “legacy” period through July 2027. This extension allows certain projects to proceed under prior standards. During which the Department will undertake additional review, stakeholder engagement, and a formal public comment process to consider potential amendments and refinements to the rules.
A key takeaway, and one that may surprise those less familiar with the rules, is how fundamentally they reshape the regulatory framework surrounding flood risk. Historically, FEMA-developed flood maps used to administer the National Flood Insurance Program have delineated risk in relatively static, binary terms, where properties are either inside or outside a designated flood zone based on past flooding. While useful, this approach can give a false sense of certainty of what is, in reality, a highly dynamic system.
The NJPACT REAL rules move beyond that model by incorporating future conditions such as sea-level rise and increased precipitation to better reflect how risk is evolving. Their goal is to address the unavoidable impacts of climate change, including extreme weather and chronic flooding, while strengthening coastal resilience. Tools like NJDEP’s Flood Mapper further support this shift by providing more nuanced, data-driven insights to inform planning and decision-making.
This evolution is reflected in higher elevation requirements above local base flood elevation, as well as the creation of a new “inundation risk zone,” that identifies areas likely to be permanently underwater by 2100. In practice, this means that land once considered suitable for development may no longer be viable over the long term.
As Mazzei’s story illustrated, the expanded focus on systems, not just structures, is equally significant. A home can remain dry while still being unsafe if roads are flooded. The rules’ emphasis on “dry access”, ensuring roads and evacuation routes remain passable during flood events, reflects a growing recognition that resilience depends on interconnected infrastructure. This has direct implications for redevelopment, where raising buildings alone may not be sufficient if the surrounding infrastructure cannot support safe access.
From the municipal perspective, Matthew von der Hayden offered a clear example of the benefits of being proactive about resilience on the ground through the Township’s Resilient Stafford initiative. In Stafford Township, investments in stormwater management, marsh and waterway restoration, and home elevation have been paired with strategic use of federal and state funding, reducing flood risk while strengthening municipal finances and lowering insurance costs for residents.
His message was straightforward: municipalities do not need to wait for state regulatory timelines to act. By proactively acknowledging risk and planning for resilience, communities can unlock funding, reduce long-term costs, and deliver both environmental and economic benefits.
Through implementation of resilience projects and participation in the National Flood Insurance Program’s Community Rating System, Stafford achieved a Class 5 rating, resulting in a 25 percent reduction in flood insurance premiums for properties in high-risk areas and generating over $1 million in annual savings. The Township has also leveraged FEMA’s Flood Mitigation Assistance program to elevate vulnerable homes, with additional projects underway.
Meanwhile, Stafford is advancing its Fourth Round affordable housing obligations through a mix of strategies, including deed-restricted units, conversions, and redevelopment sites, totaling at least 17 affordable housing credits. Together, these efforts demonstrate how municipalities can integrate housing production with resilience planning.
The discussion then transitioned to Staci Berger to elaborate on the broader growing tension between climate resilience and housing needs. Berger underscored the scale of New Jersey’s housing challenges, noting that one in three residents struggles to afford housing, the state faces a shortfall of roughly 200,000 homes, and foreclosure and eviction rates remain among the highest in the nation.
She acknowledged that stricter flood standards can increase development costs and constrain where housing can be built, raising difficult questions about how to meet both resilience and affordability goals. At the same time, she emphasized that flood risk disproportionately impacts low-income households and, given what we now know, we cannot, in good conscience, place residents in harm’s way.
She pointed to Elizabeth, where four residents drowned when Hurricane Ida flooding inundated the Oakwood Plaza Apartments, displacing hundreds of low-income tenants, underscoring what is at stake when housing vulnerability and climate risk intersect. Berger also noted that rising construction costs, driven in part by national tariffs, are compounding these challenges.
While some factors are beyond the state’s control, she emphasized that tools such as the Affordable Housing Trust Fund remain critical. Originally established to support the development and preservation of affordable homes and help municipalities meet their housing obligations, the fund can also play an important role in aligning housing and resilience goals. Fully funding and protecting it, she noted, is essential for New Jersey to thread the needle effectively.
Adding to the urgency, Jennifer Coffey emphasized that delaying implementation of the REAL rules not only increases risk but also limits the state’s ability to respond effectively. With aging infrastructure and more frequent and severe storms, she noted that the cost of inaction continues to grow. New Jersey is now experiencing a billion-dollar weather-related disaster roughly every 32 weeks, underscoring the scale of both the economic and environmental stakes.
Coffey also highlighted the financial case for resilience, noting that for every dollar invested in resilience, there is an estimated $13 return in avoided costs, a figure that continues to rise as climate impacts intensify. Referencing a Moody’s analysis, she pointed to growing evidence that climate risk is increasingly tied to municipal credit ratings, insurance markets, and long-term fiscal stability, reinforcing that proactive investment can reduce exposure and stabilize costs over time.
To further ground the discussion, she walked through several “myth versus fact” examples, addressing common concerns about the REAL rules. While some critics argue the regulations are too costly or restrictive, Coffey emphasized that the long-term costs of flood damage, infrastructure failure, and emergency response far outweigh the upfront costs of compliance. Delays, she cautioned, risk prolonging reliance on outdated data and standards, leaving communities more vulnerable to future storms.
Taken together, the panel made clear that New Jersey is entering a new phase of climate adaptation, one that will require closer alignment between land use planning, infrastructure investment, and housing policy. While the future of the REAL rules remains in flux, the conversation highlighted that there is already a strong foundation to build on, from local innovation to evolving data tools and policy frameworks.
The path forward may be uncertain, but the need is not. Effectively addressing climate risk will require breaking down longstanding silos between housing, infrastructure, and climate policy, and advancing approaches that recognize these systems as interconnected. The opportunity now is to build on existing momentum and identify practical ways to align resilience and housing goals to strengthen communities in the long term.
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