Talking Points

• A3772 (Greenwald/Malone/Cruz-Perez) and S2577 (Sarlo/Vitale) were introduced and referred to the Assembly Housing and Local Government Committee and the Senate Economic Growth Committee, respectively. S2577 was released with amendments on February 26, 2009, while A3772 was released with amendments on March 9, 2009.  Both bills are awaiting floor votes.



• Pending approval by a municipal planning/zoning board, the proposal authorizes the removal of the age restriction on certain housing projects in an effort to generate affordable and workforce housing while sparking economic growth.



• By requiring developers to set aside up to 20% of converted units as affordable housing, the proposal provides an opportunity for municipalities and developers to foster affordable sustainable development.  Any affordable units created would automatically count towards fulfilling a municipality’s affordable housing obligation and would not trigger a growth share obligation.



• To protect the integrity of existing 55+ communities, the proposal provides that a developer seeking to convert an age-restricted project must not be holding any deposits for the sale of units within the community, or must not have conveyed any units within the development.



• To be eligible for conversion, preliminary or final approval for the construction of the development must have been granted prior to the bill’s effective date.



• There are numerous safeguards to ensure that project conversions are planned, sensible, and compatible with the environment.  Converted developments must conform to certain: site improvement standards; building codes; requirements for, and limitations on, size and square footage.    



• In the event that an approving board denies an application for a converted development or approves an application subject to unsatisfactory conditions, the applicant may appeal that determination to the court in a summary manner.



• Projects that receive approval for conversion are not expected to generate a significant influx of school-aged children.  2000 census figures showed that 66% of households did not have children; by 2025, that number will increase to 75%, with 50% being single-person households.



• This proposal is supported by numerous business and housing advocates, including NJBIA, the New Jersey Chamber of Commerce, and various members of the Smart Growth Economic Development Coalition. The coalition is a broad-based organization consisting of public and private sector organizations, as well as a variety of groups representing commercial, industrial, shopping center, and residential development interests.