New Jersey Future Blog
Navigating New Jersey’s REAL Rules
July 16th, 2025 by Chris Sotiro
Author’s Note: This session was held on June 13, 2025. This blog has been written considering the current NJ REAL updates (July 14, 2025).
“Sixty-two thousand homes along New Jersey’s coast will experience chronic flooding by 2050,” said Diane Schrauth, Water Policy Director at New Jersey Future, during the 2025 NJ Planning & Redevelopment Conference (NJPRC). That will be the material reality for tens of thousands of New Jerseyans who will face skyrocketing flood insurance rates, loss of property value, and, eventually, displacement. However, through forward-thinking updates to the state’s land-use policy and floodplain maps, residents and businesses can be protected against climate threats like sea level rise and flooding.
A panel of expert planners explored the NJ Protecting Against Climate Threats (PACT) Resilient Environments and Landscapes (REAL) proposal from different perspectives at the 2025 NJPRC, hosted by New Jersey Future and the New Jersey Chapter of the American Planning Association. The session “Navigating New Jersey’s REAL Rules: A Guide to Development in the Garden State” featured Jennifer Moriarty, Assistant Commissioner of Watershed and Land Management at the New Jersey Department of Environmental Protection (NJDEP), Dan Kennedy, CEO of the New Jersey Chapter of NAIOP (also known as the Commercial Real Estate Development Association), and Lindsey Massih, former Climate Adaptation Policy Program Manager at New Jersey Future.
As Jennifer Moriarty explained, the latest climate research by Rutgers University found that New Jersey can expect to see roughly five feet of sea level rise by the end of the century under a moderate-emissions scenario. At the time of the session, REAL required newly developed and redeveloped homes within coastal flood zones to be elevated five feet above FEMA’s 100-year flood elevation, which has sparked opposition by some, arguing that five feet is too high. As of July 21, the rules have been amended through a Notice of Substantial Change to only require four feet of elevation. Still, the underlying science relies on the assumption that the United States will continue to enact clean energy initiatives that reduce global greenhouse gas output. More so, this figure assumes that the world will meet the Paris Climate Accords’ stated goal of limiting global warming to 1.5 degrees Celsius. Recent rollbacks of hundreds of federal environmental regulations, policies, and the weakening of key laws, like the Clean Air Act and Clean Water Act, call into question the ability to meet a “moderate-emissions scenario”. The same Rutgers report asserts that New Jersey will face 6.3 feet of sea level rise by 2100 under a high-emissions scenario.
Keeping New Jerseyans safe from climate threats, such as storm surge, sea level rise, and flooding, requires significant changes in how New Jersey develops and the location of that development. To that end, this comprehensive rule proposal would amend the Flood Hazard Area Control Act Rules (N.J.A.C. 7:13), Coastal Zone Management Rules (N.J.A.C. 7:7), Stormwater Management Rules (N.J.A.C. 7:8), and Freshwater Wetlands Protection Act Rules (N.J.A.C. 7:7A).
This sweeping rule package, over 1,000 pages, has sparked much uncertainty over its real-world applications. Dan Kennedy of the New Jersey Chapter of NAIOP expressed opposition to the rules in their current form and wanted to see them improved. He highlighted concerns about the NJDEP’s staffing capacity and its ability to process the expected increased flow of permit applications in a timely manner under these stricter regulations. Another potential unintended consequence would be interference with municipalities’ ability to meet their affordable housing obligations.
Lindsey Massih expressed general support for REAL’s direction, emphasizing the need to protect coastal communities from extreme precipitation, which is only due to worsen over the coming decades. She recalled the response to Hurricane Sandy, where the state issued a statewide exception to height restrictions on local zoning, allowing property owners to elevate their homes while rebuilding. Many coastal residents opted to elevate their homes 7 or 8 feet high to open up space for a first-floor garage while maximizing flood resilience. The rules would also maximize stormwater management standards, requiring on-site retention for stormwater runoff and closing loopholes that prevent water quality control from being mandated in redevelopment projects.
Ultimately, while the NJ PACT REAL rules face criticism and logistical hurdles, their urgency cannot be overstated. The highly vulnerable position of hundreds of communities along New Jersey’s coastal areas demands broad changes to the state’s land use and flood management techniques if those communities are to stand resilient against climate threats. While ill-prepared communities throughout the country continue to be ravaged by floodwaters, REAL offers a pathway for New Jersey to mitigate the disastrous effects of extreme weather. With an August 4th deadline rapidly approaching, the ball is now in Governor Phil Murphy’s court to advance the state’s climate resilience goals by acting on this comprehensive rule package.
When Water Holds Back Housing: What to Expect from New Jersey’s New State Fiscal Year 2026 Intended Use Plans
July 15th, 2025 by Jessika Sherman
The Water, Housing, and Economy Web
As New Jersey faces a growing housing crisis, it’s becoming increasingly clear that water infrastructure is more than just a utility concern; it’s a fundamental barrier to equitable development and housing growth. In an effort to provide more affordable housing options, developers are eager to build, but are held back by outdated or inadequate water and sewer systems. According to local officials, some treatment plants have reached capacity. Without functional and capable water infrastructure, development stalls, affordability suffers, and local economic growth is stunted.
During a water infrastructure and housing panel at the 2025 NJ Planning and Redevelopment Conference, hosted by New Jersey Future and the New Jersey Chapter of the American Planning Association, housing advocates and developers highlighted how aging systems and climate-driven stressors, such as flooding, are undermining both new development and the resilience of existing affordable housing. In towns like Lambertville, Hurricane Ida demonstrated just how quickly flooding can decimate essential workforce housing. Much of the local workforce resides in affordable housing units. When these become flooded, it negatively impacts the local economy. Nearly 25% of affordable homes may be at flood risk by 2050 statewide. Zoning for affordable housing in flood-prone areas, paired with underinvestment in stormwater and sewer upgrades, is a recipe for inequity and economic stagnation.
Smart, strategic public investment becomes essential, and the State Revolving Funds (SRFs) are one of New Jersey’s most powerful tools.
What is the State Revolving Fund?
Administered jointly by the NJ Department of Environmental Protection (NJDEP) and the NJ Infrastructure Bank (I-Bank), the Clean Water and Drinking Water SRFs provide municipalities and utilities with below-market-rate low-interest loans and principal forgiveness to finance critical water and wastewater infrastructure. It’s a vital tool for communities, particularly those with limited financial capacity. Municipalities and systems that meet the affordability criteria are entitled to the most favorable funding packages, such as 100% coverage for project costs through principal forgiveness. The SRFs offer access to financing packages that can support system repairs, lead service line replacements, stormwater upgrades, and more.
The Intended Use Plans (IUPs) outline the policies, funding packages, ranking criteria, and eligibility thresholds for the Clean Water and Drinking Water SRFs. IUPs are updated and published annually.
What’s New in the SFY26 Intended Use Plans?
The IUPs for State Fiscal Year 2026 (SFY26), expected to be finalized soon, contain key updates, especially on how affordability is determined. While financing package structures remain similar to SFY25, NJDEP has updated the data to assess a municipality’s affordability status. The state’s median household income (MHI) rose from $85,245 to $97,126, meaning fewer towns would qualify as “disadvantaged” under the old threshold. To ensure that critical support still reaches the communities that need it most, NJDEP adjusted the eligibility threshold to include the lowest 25% of municipalities by affordability score, which is approximately 141 towns. Previously, a municipality with an affordability score under 80.99 qualified as disadvantaged; now the score has increased to 86.19.
NJDEP established a grandfathering policy to provide consistency for communities already moving through the application process who previously met affordability criteria. Under this policy, if a municipality loses its affordability status but submits a project application or receives technical assistance before this update, it will retain its eligibility under the previous affordability tier. These projects must close within three years to maintain their grandfathered status.
The underlying data sources have also been updated and will continue to be updated every three years. MHI data has been updated from 2019, pre-COVID data, to more recent post-COVID data. Unemployment rate data has also been shifted from county-level to municipal-level data, providing a more accurate and localized measure of economic hardship.
Additionally, the IUPs maintain favorable reforms from SFY25, including:
- Increased NJDEP interest-free loan shares (often 75%) blended with a 25% AAA-rated I-Bank loan
- Eliminated funding package caps
- Planning and design grants of up to $2 million per year for eligible communities participating in technical assistance programs
Why This Matters for Housing Growth
Access to funding isn’t just about water, it’s about people. Without functional water infrastructure, developers can’t build housing, residents face health and flooding risks, and towns miss out on economic opportunity. Even where technology can incrementally expand plant capacity, upgrades are expensive and politically sensitive, especially when ratepayers are already stretched thin.
New Jersey must align its infrastructure investments with its housing and climate goals to build a resilient, equitable future. That means using tools like the SRFs to fix what’s broken and plan for sustainable growth, especially in disadvantaged communities. The SFY26 IUPs signal continued progress toward that vision.
To learn more about the SRFs and the latest IUPs, visit NJDEP’s Water Infrastructure Investment Plan website.
Farewell Spotlight: Chris Sturm Retires After 23 Years of Championing a Better New Jersey
July 15th, 2025 by Valerie Merritt
Chris Sturm, policy director, land use (left) with Valerie Merritt, communications manager (right)
As we bid a fond farewell to Chris Sturm, policy director and longtime advocate at New Jersey Future, we celebrate a legacy of leadership rooted in passion, persistence, and purpose. Chris has been a driving force behind some of New Jersey Future’s most successful initiatives—from promoting equitable water infrastructure to championing great places to live.
On her final day, Chris sat down with me to reflect on what she’s most proud of, what she’s learned, and what she hopes for the future. Below are excerpts from our conversation.
🌟 A Legacy of Meaningful Work
Q: As you reflect on your nearly 25 years at New Jersey Future, what accomplishments stand out most for you?
I’m especially proud of three things. The first, participating in the founding of Jersey Water Works (JWW). It became a vibrant space where people truly connected around water infrastructure—something most people don’t think about until it fails. We created high-energy collaborations that bring much-needed attention and problem-solving to safe drinking water and healthy waterways.
Second, collaborating with amazing leaders to help craft and pass one of the nation’s strongest laws to replace lead service lines in every New Jersey home. Others are now working hard on implementation so every child can grow up free from lead poisoning.
More recently, I’ve helped build New Jersey Future’s capacity to tackle housing and neighborhood issues. Expensive legacy structures like home rule make this challenging, but today, we are positioned to lead through the Great Homes and Neighborhoods for All collaborative—and help people not just live somewhere, but love where they live.
Throughout this work, wonderful people have said “yes ” to providing funding, joining the NJF team, and working in partnership.
🏘️ Redefining Livability
Q: Over the years, New Jersey Future has helped define what makes a great place to live. How has your thinking on livability evolved?
When I was young, I moved to remote areas: the foothills of the San Francisco Bay Area and the edge of NJ’s Sourland Mountain, lured by natural beauty. But I quickly learned that what seemed like an idyllic rural lifestyle actually involved a lot more time behind the steering wheel. I ultimately moved from those places to walkable, well-connected neighborhoods. Of course, I still drive, but not nearly as much. When my three kids were young, it was easy to arrange short-distance carpools, and later push them out the door to walk and bike. Better for all of us! Now, I join my husband on his stroll home from work.
🤝 Lessons from the Work and the People
Q: What are some powerful lessons you’ve learned from this work and from those you’ve served?
New Jersey Future is a fantastic place to work because the staff have room to try new things. We have learned how to bring people from different perspectives together, identify shared goals, dig into areas of disagreement, listen carefully, and come up with practical policy solutions. When combined with thoughtful research and compelling communications, sometimes, “Voila”, change happens.
We may not hold formal power in New Jersey, but we have ideas and influence—and that’s powerful.
🔁 When Perspective Shifts
Q: Can you share a moment when your perspective shifted in a meaningful way when new information was received, or a collaboration reshaped your thinking?
Absolutely. Working alongside NJF staff to learn how to advance JEDI (justice, equity, diversity, and inclusion) was eye-opening. It’s easy to think you’re committed to diversity, equity, and inclusion until you sit in a room and really listen to people of color and people from very different backgrounds–and then listen to yourself. Those conversations were humbling. They taught me how to be comfortable with discomfort and deepened my understanding of white privilege. I also realized how lucky I was to get out of my “bubble” and spend time with people of different ages, backgrounds, and experiences. I don’t want that to change in retirement!
⚖️ Justice + Livability: A Shared Path
Q: You’ve been a champion for equitable growth and inclusive planning. How do you see the relationship between livability and justice play out in New Jersey’s future?
There’s an arc of justice in our work, and I believe an arc of livability, too. In the late 1980s, I wrote my master’s thesis on the conflict between open space preservation and compact “smart” development, hoping to find a clever way to reconcile them. (Ha.) Almost 40 years later, parts of that conversation have evolved, but, as we see in the controversies over affordable housing, we still have a long way to go in New Jersey. I’m very grateful to the people leading the charge on these tough issues.
💌 A Note to Her Younger Self
Q: If you could send a message to yourself on your first day at New Jersey Future, what would it say?
I love this question.
After time in the corporate world and some soul-searching, I finally found my “why”—and I’m so grateful I also found my way to New Jersey Future.
I would tell the younger me: Be patient with yourself. Professional growth takes time, and you will learn by doing and making mistakes. I worked hard on projects that had zero impact: legislation to create “Smart Housing Incentive Zones,” which advanced only to be killed overnight by powerful opponents; two failed attempts to update the NJ State Plan; and the successful passage of legal reforms regarding Transfer of Development Rights and noncontiguous clustering, which no one has used. Ouch. Experiences like these taught me a few things: build power, move faster, and focus on what matters.
✨ Final Words of Wisdom
Q: Any last thoughts or encouragement for your younger self, or for those younger colleagues you’re leaving behind, and what are your hopes for the next generation of New Jersey Future leaders?
My last thoughts would be that it’s OK if you really dislike your job one day a week—you probably will. Just make sure to keep connecting with the excitement of what’s possible, the inspiration from others’ breakthroughs, and the satisfaction of working together to make the frustrating but wonderful state of New Jersey a little bit better.
As Chris begins her next chapter, we extend our deepest gratitude for her years of wisdom, warmth, and unwavering dedication. New Jersey is more just, livable, and forward-looking because of her work—and we are better for having walked alongside her.
Thank you, Chris. We wish you all the best in your retirement.
Putting the “ART” in SmART Growth
July 1st, 2025 by Sneha Patel
What does art have to do with economic development? “Every single thing,” Tai Cooper reminds us, opening up the session, “Putting the ‘ART’ in SmART Growth: Strategies for Arts and Creative Placemaking.” When we’re looking at smart growth pillars, it’s not easily apparent how art can be connected, but it’s vital for creating vibrant communities and, in turn, economic prosperity. From theater to art mixers to murals, we benefit from art programs all the time. Bringing us closer to our community, livening up neighborhoods, and promoting economic development in the cities that we work and play in.
Panelists for this dynamic session at the 2025 NJ Planning and Redevelopment Conference hosted by New Jersey Future and the New Jersey Chapter of the American Planning Association included: Barbara Bickart, Senior Advisor Arts/Culture at New Jersey Economic Development Authority (NJEDA); Andrew Binger, Program Officer of Community Partnerships at NJ State Council for the Arts; Michael Atkins, Executive Director of Atlantic City Arts Foundation; and Siree Morris, Real Estate Developer at MCI Collective.
Barbara Bickart deeply understands the value and impact of the arts and non-profits. The arts catalyze social impact, economic stimulus, and livability. “Everything that is good, that touches the core of who we are as human beings, is in the arts.” When people come to communities and spend their money, there is an “economic ripple effect,” as Bickart explains. People spend beyond the $30 ticket for the event they’re coming to see, it’s parking, food, drinks, childcare, etc. As altruistic art programs can be, we should recognize that there is a clear return on investment. Siree Morriss chimed in, “Numbers drive marketability, and marketability drives profitability.”
NJEDA’s A.R.T. (Activation, Revitalization, and Transformation) Phases I and II grant program provided funding for multiple projects, including Newark Alliance, Inlet Public Private Assn. Inc., Stockton University, and Atlantic City Arts Foundation. The grant program supports artists and brings them in at the beginning of the process, meeting art-based organizations in terms of funding, where they are. Bickart emphasized the critical nature of partnerships, especially in the arts and culture, and incentivized them in the application for the A.R.T. program. The next round for the Cultural Arts & Facilities Expansion (CAFE) program opens this summer.
Andrew Binger says it comes down to language, “How do we translate the funny feeling you get when you see art, the magic that moves you, that transforms young people—how do we translate that to economic development?” The NJ State Council for the Arts, as the largest funder of the arts in the state of New Jersey, provides art organizations with $31.9 million yearly of public dollars, resulting in driving economic growth in the communities they serve. Binger highlights the economic impact of the arts:
- Arts activity stimulates $532.3 million in economic activity each year
- The arts community supports close to 10,000 jobs
- Investment in the arts means $41 million in State tax revenue
- NJ arts events attract close to 5.6 million attendees, including out-of-state attendees
“Artists, we’re scrappy, we think outside of the box,” Binger reiterates. If you include arts and culture at the beginning of development, the ROI is significant.
“Once you begin to annotate where arts exist in the world around you, you begin to find it everywhere.” Michael Atkins noted. Atkins took the audience beyond the drawing board, showing a real example of how a community organization like Atlantic City Arts Foundation benefits from this funding. AC Arts Foundation has commissioned over 100 murals in Atlantic City and hosted several public events, some including Arteriors and Art Mixers. Creativity has a way of connecting people. “91% of participants report meeting new people and making friends through art experiences,” Atkins shared. Arts play a key role in public engagement, and one part of a multi-sector effort to change the perception of a city and increase population.
“Nobody wants to live somewhere boring” Siree Morris humorously opened. City planning without incorporating arts and culture is incomplete. He explains, “From a developers standpoint, we’re looking at how much money we can make in the smallest footprint. We could have all the beautiful buildings we want, but if people don’t have things to do, places to go and things to see, they’re going to leave the market and it will adversely effect our redevelopment and marketability.” Morris stressed the value of making art economically viable, providing examples of projects where they’ve successfully implemented this into development, such as Artside Development and Museum Parc—two mixed-use projects that combine residential, retail, and art.
The writing is on the wall: art doesn’t just beautify our spaces—it’s inclusive, easy to implement, and economically beneficial. Siree Morris ends “Art is a place where everyone is welcome, everyone fits.”
New Jersey’s Changing Face: Planning for Intergenerational Households in a Diverse State
July 1st, 2025 by Helen Kioukis
New Jersey’s demographic shifts and our current housing supply and affordability crisis require planners and local officials to rethink what many consider “traditional” housing models and explore, embrace, and encourage a variety of living arrangements. Intergenerational housing models—living arrangements that bring together people of different generations, regardless of if they hold familial relationship—offer ways to meet our housing and community needs and plan for the future.
In the session “New Jersey’s Changing Face: Planning for Intergenerational Households in a Diverse State,” at the 2025 NJ Planning and Redevelopment Conference hosted by New Jersey Future and the New Jersey Chapter of the American Planning Association, moderator Helen Kioukis, Policy Manager at New Jersey Future, provided an overview of New Jersey’s changing demographics, the housing market, and intergenerational housing types. Panelists Luis Ortiz, Realtor with Keller Williams and the Luis Ortiz Group; Ruchi Dhar, Principal and Founder of RD Architectural Studio; Dean Dafis, Maplewood Committee Person and former Mayor, and a Director within DCA’s Division of Housing and Community Resources, and Nedia Morsy, Executive Director of Make the Road New Jersey provided diverse perspectives and insights on housing trends, design and program innovations, community dynamics, and the policy reforms needed to support intergenerational households.
New Jersey Overview
Over the last 30 years, New Jersey’s non-Hispanic white population has declined from 74% of the state’s makeup in 1990 to 51.8%, with the most significant growth happening among the Hispanic and Asian populations. Charts from the Pew Research Center show that the U.S. population living in multigenerational households has also quadrupled since 1971, driven by Hispanic and Asian population growth. Immigration patterns, cultural factors, and economic reasons make Hispanic and Asian Americans more likely to live with multiple generations.
While New Jersey’s racial and ethnic diversity increases yearly, so does the 65+ population, as we live longer and healthier lives. The number of older adults in NJ increased from about 1.1 million in 2000 to more than 1.5 million in 2020—a 38% increase. If New Jersey’s projections continue to track with national projections, then almost 1 in 4 residents will be 65+ by 2050.
Affordability is another reason we should consider various housing models when planning for the future. New Jersey has the sixth-highest median home sale price in the country at about $508,000, and rents are 24% higher than the national average. 29% of households that own their home and nearly half of all households that rent are considered cost-burdened, meaning they spend at least 30% of their gross income on housing costs. And costs will continue to increase if New Jersey does not begin producing more housing. Current estimates show that there’s a shortage of about 205,000 rental homes that are affordable and available for extremely low-income renters in our state.
Intergenerational Housing Models
“Intergenerational housing” is a broad category that covers a variety of housing and community types, and a multigenerational household is just one type of intergenerational model. Multiple generations can live under one roof in a single-family home, or duplexes, triplexes, and other multi-family buildings. Two recent developments in Paterson have affordable housing set-asides specifically for grandparents raising their grandchildren. Accessory dwelling units, smaller homes built on the same property as an existing house, are another option to accommodate intergenerational households. Finally, home-sharing programs and intentional intergenerational communities—such as university retirement communities that provide housing for older adults within college campuses—are additional models municipalities can consider. While providing more types of housing for people at all income levels, intergenerational housing models also offer potential solutions to issues ranging from childcare, eldercare, financial insecurity, and social isolation.
Insights from the Field
Nationally, Hispanic households are more likely to live in multigenerational settings than their non-Hispanic counterparts: 32%, compared to about 18% of non-Hispanic households. Realtor Luis Ortiz sees this trend among the Hispanic families he works with across South Jersey, with parents, their children, and in some cases, in-laws, coming together to purchase a home. The combination of social benefits, affordability, and lack of inventory makes multigenerational living a creative and popular way for families to achieve homeownership, and the multigenerational home becomes the “starter home” in these cases.
While the inventory of duplexes and other types of “missing middle” housing is low across New Jersey, there are ways for single-family homes to accommodate the growing needs of intergenerational households, as we learned from architect Ruchi Dhar. Ruchi shared various design strategies that allow for more independence under one roof in a model she referred to as the “flex home.” These strategies include creating separate entrances, private suites within homes, multipurpose rooms, kitchenettes, and other universal design concepts that support aging in place. Financial considerations and help with caregiving are two main reasons people seek to incorporate these design strategies into their building and home modification plans.
However, creating a “flex home” with these design strategies or constructing an accessory dwelling unit requires municipalities to reform their zoning code or evaluate projects case-by-case—a prolonged, costly, uncertain, and often frustrating process. Maplewood Committee member Dean Dafis shared the policy and program innovations his municipality has enacted to overcome these process barriers, become an age-friendly community, and support intergenerational housing models. He stated that we need more elected officials to “lean into these policies” that create more types of homes for people of all ages and stages of life and “drive intentional integration.” Maplewood adopted an ADU ordinance exclusive to seniors, launched a home sharing program in a public-private partnership with Homeshare, Inc., and is exploring other redevelopment opportunities, including micro-housing.
Finally, Nedia Morsy of Make the Road New Jersey—a grassroots, member-led organization of immigrant and working-class people—underscored the importance of tenant protections to address the discrimination and exploitation her members disproportionately face in the housing market. As rents continue to increase in New Jersey, the vulnerability of cost-burdened renters also increases. And while immigrant families are more likely to live in multigenerational households, that should ultimately be a choice, rather than a last resort for residents who have forfeited tenant protections due to their income level or immigration status.
Policy and Program Recommendations
As Luis Ortiz stated, intergenerational households bring different perspectives to a community and foster a supportive, inviting environment. In his work, he sees families outside, utilizing the public spaces and parks, and growing together. Dean Dafis agreed that returning to previous housing cultures strengthens community bonds. To foster intergenerational living, allow for more types of homes, and ensure that everyone has a safe, affordable place to live, the panelists offered the following recommendations for municipal and state officials and planners:
- Pass zoning reforms to allow for more density, the construction of “missing middle” housing and accessory dwelling units, and the types of “flex home” design elements to build spaces for intergenerational households.
- Center the voices of New Jersey’s immigrant families and older residents in developing public policies and programs.
- Fund new programs and expand existing ones that support both renter and owner households in achieving housing stability and homeownership, including the Housing Choice Voucher Home Ownership Program, downpayment assistance programs, and educational programs for individuals and families.
- Incentivize and assist with utility and appliance upgrades and energy efficiency to provide safe, healthier environments for multiple generations sharing a space.
- Bring different stakeholders together and have policy conversations in the community because the reforms needed to achieve system change are too complicated for any individual or group to address on their own.
- Prevent displacement and strengthen tenant protections through rent control laws, land trusts, tenant organizing, and ultimately, the collective ownership of buildings.
As New Jersey’s demographics change, we need to challenge our assumption of what a “traditional household” looks like and rethink the types of developments and programs that will meet the housing needs of our state’s diverse residents. We need to create more housing choices at all income levels for various household compositions, including intergenerational housing models.
Planning with Purpose: Beth Osborne Calls for Local Leadership and Smart Coalitions
July 1st, 2025 by Valerie Merritt
At the 2025 New Jersey Planning and Redevelopment Conference, hosted in partnership by New Jersey Future and the New Jersey Chapter of the American Planning Association, Beth Osborne—Interim President and CEO of Smart Growth America—delivered a keynote that challenged and inspired. In front of a packed audience of planners, community advocates, and developers, Osborne made one thing clear: transformative change starts locally. She shared that between infrastructure, affordable housing, and transportation, all of it must be grounded in what people need on the ground, not what’s dictated from Washington, and that we must take advantage of the opportunity to bring broad coalitions together to improve our communities.
Osborne emphasized that the most successful policy changes come not from silos, but from broad, inclusive coalitions. This call to partnership resonated deeply with the spirit of the conference, which brought together more than 500 leaders across sectors to reimagine a more equitable, sustainable New Jersey.
Housing affordability remains one of New Jersey’s most pressing challenges, and Osborne brought attention to two very basic fundamentals—but often overlooked—questions:
- Where is there demand for housing?
- What type of housing does the community actually need?
She urged planners to align housing production with local needs rather than default to outdated formulas or generalized assumptions. “We must regulate for what we want and deliver results,” Osborne said.
She called for updating housing policies and zoning guidelines to better reflect community priorities—and for delivering real results, not just plans on paper.
One of the most powerful moments in Osborne’s remarks came when she stressed the need for accountability at every level of government, in and outside of Washington.
Beth Osborne reminded us that while federal support can be valuable, local action, informed by local voices, ultimately shapes the future of our neighborhoods, towns, and cities.
As New Jersey Future continues to champion smart growth, equitable housing, and climate-resilient infrastructure, Osborne’s message rings loud and clear: the time is now to lead boldly, build coalitions, and design communities where everyone can thrive.
Building Mobility, Building Prosperity
June 30th, 2025 by Zeke Weston
Transportation is more than infrastructure—it’s a foundation for economic vitality and community well-being. In cities and towns across the globe, the quality and accessibility of transportation systems shape not only how people get from point A to point B, but also how they access opportunities for employment, education, and recreation. Strategic investments in transportation not only reduce commute times and ease congestion; they also serve as powerful engines for economic growth and community development.
A panel titled “Building Mobility, Building Prosperity: How Transportation Investments Fuel Community and Economic Development” addressed just the intersectionality of transportation investments at the 2025 NJ Planning and Redevelopment Conference, hosted by New Jersey Future and the New Jersey Chapter of the American Planning Association.
Panelists brought a broad range of experiences to the discussion, and an even greater depth of on-the-ground experience. They included: moderator Veronica Murphy, Director of Community Development for the New Jersey Department of Transportation (NJDOT); Dan Benson, County Executive for Mercer County; Susan Favate, Principal for BFJ Planning; Patrick Terborg, Managing Member for TD+Partners; and Tiffany Robinson, Trails Network Manager for the New Jersey Bike and Walk Coalition (NJBWC).
In his presentation, Dan Benson provided an insightful overview of the transportation opportunities and initiatives currently transforming Mercer County. He emphasized how strategic investments in transportation infrastructure will improve the region’s connectivity and stimulate local economic growth, revitalizing communities across the area.
One of the projects he highlighted was the revitalization of the Johnson Trolley Trail (JTT), a former trolley line now being repurposed to serve the mobility needs of modern-day Mercer County. By transforming old rail corridors into pedestrian and cycling trails, the project aims to reconnect the region’s communities, offering increased mobility and economic development opportunities. A key challenge within the area is the division caused by I-295, which cuts through the communities of Lawrence and Ewing. This physical barrier has hindered the ease of movement between these neighborhoods. To address this, the county plans to build a bicycle and pedestrian bridge over I-295 along the JTT to help unify these communities. With a $25 million investment by the NJDOT for the bridge’s design and a commitment from the county to maintain the bridge, this project marks a significant step toward making Mercer County more accessible and connected for all road users.
Susan Favate shared her perspective on how municipalities approach transportation investments and the vital role transportation plays in shaping our communities. While Favate is not a transportation planner by profession, her background in land use planning gives her unique insights into how transportation intersects with broader community development efforts. Favate emphasized that transportation impacts everyone, every day. This universal influence is why she integrates transportation planning into all her land-use projects. She highlighted how even streetscape improvements, such as sidewalk upgrades or better street lighting, qualify as transportation investments, as they enhance how people move through spaces, whether by foot, bike, or car. Another key point in Favate’s presentation addressed the needs of people with mobility challenges. Inclusive transportation planning ensures that all individuals, regardless of ability, can access public spaces and move through communities safely and comfortably.
One of the projects Favate highlighted was the Red Bank Transit-Oriented Development (TOD) project, focusing on the redevelopment plan surrounding the town’s train station. Earlier in June, the planning board passed the redevelopment plan, which is set to transform the area into a more vibrant and accessible community hub. As part of the negotiations, the project was scaled back from six stories to a maximum of five, which will help balance density with the neighborhood’s character. Another significant change is the transformation of surface parking lots, which will be converted into a public open space, providing much-needed green space for the community. A major advantage of the development is the developer’s flexibility throughout the process, allowing for adjustments based on feedback and negotiations. However, the location presents challenges for pedestrian safety, as the train station is at grade level, meaning the train tracks are at street level, increasing the risk of accidents. To address these safety concerns, streetscape improvements will be a priority, ensuring pedestrians can safely navigate the area as the redevelopment takes shape.
Red Bank Train Station Redevelopment Plan
Patrick Terborg’s presentation provided a valuable look into the developer’s viewpoint on how transportation investments shape urban and suburban development. He focused on Net-Zero TOD, the concept that TOD projects do not create new emissions because they offset the same amount of emissions as they emit, and the critical role public-private partnerships play in driving projects that enhance mobility, sustainability, and community revitalization. In doing so, Terborg highlighted the Transit Park initiative in Plainfield, New Jersey, located near the city’s train station. This project aims to revitalize the area surrounding the train station, making it more accessible and appealing to both residents and commuters. As part of the plan, the front of the train station will be transformed into a pedestrian walkway, making it easier for people to access the station and the surrounding areas. Additionally, 60 electric vehicle (EV) charging stations will be installed, helping to promote sustainable transportation options and support the growing adoption of EVs. Ultimately, the Transit Park project aims to activate the downtown area around the train station, turning it into a dynamic hub of activity.
Terborg emphasized that one of the most essential trade-offs in this type of development is the balance between less parking and more walkability. The goal is to reduce dependence on cars by making the area more pedestrian-friendly, encouraging people to rely more on public transportation. The shift to public transportation benefits the environment and brings people together, creating a more lively and accessible community. For developers, reducing parking spaces can lead to more affordable and efficient land use. Still, careful planning is required to ensure that transit options are robust enough to meet the needs of residents.
Tiffany Robinson’s presentation highlighted the transformative potential of trail networks in improving transportation access and providing new opportunities for mobility. Robinson emphasized that trails are not just recreational assets—they are critical pieces of transportation infrastructure that can help connect communities, reduce reliance on vehicles, and enhance quality of life for residents. One of the significant initiatives Robinson discussed was the North Jersey Trails Network (NJTN), which envisions a comprehensive regional trail system throughout North Jersey. With a population of 4.1 million, the region offers vast potential for increasing transportation access through well-designed trails. By providing safer, more accessible routes for walking, cycling, and other forms of non-motorized transportation, the NJTN aims to offer practical alternatives to driving.
To bring this vision to life, NJTN has partnered with the Rails-to-Trails Conservancy (RTC), a national organization dedicated to transforming unused rail corridors into multi-use trails. However, Robinson emphasized that successful trail development requires more than external partnerships. Planning trails with the community, not just for them, is crucial. This means working closely with residents to understand their needs and desires, ensuring that trails are built where people actually want to go, rather than where planners assume they should be. In addition to community engagement, Robinson stressed the importance of involving other key stakeholders, such as developers, consultants, and local businesses, in the planning process. This collaboration helps ensure that trail networks are well integrated into the broader fabric of the community and aligned with local goals. One of the key aspects of this initiative is the creation of criteria to identify opportunity corridors—specific areas where trail infrastructure could have the most significant impact on access and quality of life. By prioritizing investments in these corridors, NJTN can maximize the benefits of trail networks for communities that would benefit the most from improved transportation options.
Building the Future: Actions to Achieve Great Homes and Neighborhoods in New Jersey and Beyond
June 30th, 2025 by New Jersey Future staff
By Luke Steene, land use intern, and Molly Riley, project manager, climate adaptation
New Jersey is amidst a deepening housing crisis—particularly an affordability crisis. In all corners of the state, longtime residents are being priced out of their homes as housing costs soar. In fact, according to the National Low Income Housing Coalition, New Jersey has a shortage of over 200,000 housing units for low-income residents. Newark now ranks as the most difficult city in the United States to find a rental property. More than one-third of New Jersey residents are cost-burdened, meaning that they spend more than 30% of their income on housing. These statistics make one thing clear: New Jersey’s housing crisis cannot be ignored.
The panel, “Building the Future: Actions to Achieve Great Homes and Neighborhoods,” was held as a part of the 2025 NJ Planning and Redevelopment Conference hosted by New Jersey Future and the New Jersey Chapter of the American Planning Association. The panelists represented diverse professions and perspectives and explored sustainable and equitable solutions to New Jersey’s housing issue. They included: moderator Dan Reed, Policy Director, Greater Greater Washington; Jenny Shuetz, Vice President of Infrastructure for Housing, Arnold Ventures; and four leaders in New Jersey’s Great Homes and Neighborhoods for All initiative: Chris Sturm, Policy Director of Land Use, New Jersey Future; Graham Petto, Principal, Topology, LLC; Shavani Hurry, Founder of the Shemporer Group, Adjunct Political Science Professor at Pace University; and Taiisa Kelly, Chief Executive, Monarch Housing Associates.
Jenny Sheutz’s opening remarks highlighted ways that policy reforms can make it easier to build housing. Her recommendations included legalizing diverse structure types in detached single-family residential locations, relaxing dimensional requirements, and allowing as-of-right development so that lengthy discretionary review processes do not unnecessarily delay projects meeting pre-existing standards. Overall, Scheutz made the case that municipal zoning should allow for more housing choice and that state governments play an essential role.
Taiisa Kelly further emphasised this need for a more streamlined and time-efficient approval process for prospective affordable development. Her nonprofit, Monarch Housing Associates, helps community-based developers navigate the complex web of approval processes for constructing affordable housing by assembling financing, building strong teams, and working through municipal and state processes. Operating under the mindset that “time is money, in the development space,” Kelly acknowledged that obtaining funding and approval for development is often confusing and time-consuming. While these challenges are substantial, Monarch’s aid has led to the creation or preservation of 3,000 affordable units statewide. Nevertheless, Kelly asserted that affordable housing development policy must be more efficient, better organized, and well-funded to meet current and future demand.
Shavani Hurry’s experience in Newark highlighted gaps where housing policy falls short. In Newark—where over half of all renters are rent-burdened—the City Council passed a Right to Counsel ordinance in 2018. This ordinance was intended to guarantee free legal representation for tenants facing eviction in the city. However, as Hurry emphasized, many tenants are still illegally evicted without fully understanding their rights. The primary challenges include a shortage of available attorneys and the absence of a statewide policy to financially back Newark’s local ordinance. To address this, Hurry helped launch the Ironbound Community Corporation’s Housing Justice Hotline, which has helped prevent over 300 evictions since its inception in 2024. Yet, the very existence of this hotline underscores a broader need for the state to work more closely with municipalities and align local and state-level housing justice policies. Hurry championed the principle that “when elected officials, landlords, residents, community officials—when we all work together—communities thrive and everyone wins.”
Sheutz provided recommendations to achieve state and municipal synthesis and cooperation. Firstly, states can establish guardrails to reduce overly restrictive zoning rules, which may be used to identify areas fit for more housing, like underutilized commercial districts.
Despite existing challenges, there are also opportunities for state and municipal collaboration. Sheutz expressed “the relationship between the state and municipal governments can be more productive when they are collectively moving towards the same goals.” One way the state may facilitate this is by providing generous funding for development in areas municipalities have already flagged for development. Dan Reed recounted that this cross-collaboration led to mixed-use, affordable projects in Maryland, such as Bethesda’s Pike and Rose. The state should further provide technical assistance and educational resources to municipal planning boards, helping them navigate state laws and funding sources, and implement smart growth strategies consistent with the State Plan.
Collaboration and dialogue between state and municipal governments further lead to greater synthesis between housing development and capital planning. Graham Petto explained a statewide disconnect between housing and transit infrastructure: “We have an underutilization of high-capacity transit areas or building in areas with limited or infrequent transit.” To align housing and transit efforts, Petto maintained that municipalities should zone for heightened densities where transit and commercial investments exist or are planned.
Chris Sturm wrapped up the presentation by summarizing priorities to boost New Jersey’s housing stock and achieve statewide housing affordability, because “everyone in New Jersey deserves an affordable place to live—in a safe, vibrant community.” New Jersey Future’s Great Homes and Neighborhoods for All (GHNA) initiative highlights four zoning priorities for 2025 that currently have bills circulating through the Legislature: allowing for the conversion of underutilized commercial properties to mixed-use or residential developments, allowing accessory dwelling units, reducing parking requirements near transit, and incentivizing dense, transit-oriented development.
These reforms respond to current trends in New Jersey’s housing market. Sturm remarked that single-family detached homes remain 50% of our total housing stock despite households decreasing in size, reinforcing the need for more duplexes and multifamily units. Additionally, New Jersey boasts the highest percentage of 18-34 year olds living with their parents, a striking indicator of New Jersey’s housing unaffordability. This demographic is leaving to find more affordable housing in other states, further underscoring New Jersey’s need to build more affordable housing to retain this crucial age group. Overall, Sturm stressed that the GHNA priorities help ensure that every New Jerseyan has an affordable place to live in a walkable area near public amenities, commercial activity, well-funded schools, and green spaces.
The Great Homes and Neighborhoods for All (GHNA) legislative priorities would be a critical step forward in promoting smart growth, expanding housing affordability, and fostering equitable economic development across New Jersey. Even so, as the panelists underscored, legislation alone is not enough. Meaningful collaboration between state and municipal governments is essential to turning these priorities into lasting change. State programs like the Affordable Housing Trust Fund must provide substantial, sustained funding for local projects that align with statewide housing goals. At the same time, the state must actively educate municipal leaders about available funding sources, legal frameworks, and planning tools consistent with the State Development and Redevelopment Plan. It should also better support municipal efforts that advance housing justice. While GHNA legislation lays a strong foundation, its success hinges on coordinated local implementation and ongoing public advocacy to ensure every New Jerseyan can access a safe, affordable home in a well-connected, thriving community. By combining top-down policy reform with bottom-up action, New Jersey can move closer to achieving great homes and neighborhoods for all.
“A Historically High Level of Compliance:” New Jersey Towns Are Making Progress in Meeting Their Affordable Housing Targets
June 30th, 2025 by Tim Evans
New Jersey’s high housing costs make life difficult for everyone, especially individuals and households at the lower end of the income spectrum. New Jersey’s Mount Laurel doctrine addresses the need for housing for lower-income households. The process by which towns satisfy their affordable housing obligations was recently updated with the passage of new legislation (now colloquially referred to as A4/S50), which established a formal methodology for determining municipal obligations and laid out a timeline of compliance for municipalities to follow.
Panelists in the session “Update on 4th Round Compliance” at the 2025 NJ Planning and Redevelopment Conference, hosted by New Jersey Future and APA New Jersey, provided an update on how that process is going, based on the municipal obligation numbers that were calculated by the Department of Community Affairs (DCA). Panelists included David Kinsey of Kinsey & Hand; Josh Bauers, Director of Exclusionary Zoning Litigation for the Fair Share Housing Center (FSHC); Rick Hoff, Partner at Bisgaier Hoff; and Beth McManus, Partner at Kyle + McManus Associates. Creigh Rahenkamp, Principal of Creigh Rahenkamp & Associates, served as moderator.
Kinsey provided background on the effectiveness of the Mount Laurel process in creating housing options for lower-income households. He noted that about 10% of the 1 million residential certificates of occupancy (COs) issued in New Jersey since 1980 have been for income-restricted units, and about 70% of these (or 70,000 of the 100,000 total) are directly attributable to the Mount Laurel process, with the other 30% happening in “qualified urban aid municipalities”1 (QUAMs) that are exempt from new-production requirements due to lower-income housing already being disproportionately concentrated there. Because many municipalities choose to satisfy their affordable housing obligations through multi-family projects, Kinsey said, “multi-family housing has become the norm.” Indeed, since 2017, multi-family units have accounted for the majority of housing production overall, much of which is attributable to zoning changes and to the resulting increased production of market-rate multi-family housing as part of inclusionary developments prompted by Mount Laurel compliance, as noted in Fair Share Housing Center’s 2023 report, Dismantling Exclusionary Zoning: New Jersey’s Blueprint for Overcoming Segregation.
Bauers and Hoff provided an overview of how many municipalities are meeting the deadlines laid out in the law and where adjustments have been made to their obligation numbers. A4/S50 established the statewide need for lower-income housing at 84,000 units, which the DCA formula apportioned among the non-QUAM municipalities. Most (448) of these municipalities complied with the requirement to file their calculations of fair share obligations by January 31, 2025. Hoff described this as “a historically high level of compliance” compared to earlier rounds of Mount Laurel oversight.
Among the 448 responding municipalities, 283 accepted the calculation prepared by DCA; their numbers were set by default on February 1, 2025. Among the remaining 165 that did not accept their initial DCA numbers, 159 mediations were completed within 30 days, prompting Hoff to remark that “The adage that ‘deadlines spur action’ proved accurate here” —most municipalities got the job done. The other six are still appealing. Almost all mediations have ended in settlements, some of which involved FSHC accepting the lower numbers suggested by the municipality. (The New Jersey Builders Association (NJBA) decided not to object to any municipalities that settled with FSHC, even where FSHC and NJBA initially disagreed on what the target number should be.)
Hoff and Bauers both noted that any negotiated reductions in individual municipalities’ obligations were not reallocated to other municipalities and were essentially “lost units,” resulting in a net decrease in the original statewide need calculation of 84,000. Future rounds of compliance will need to address this gap in the process.
Only a handful of municipalities have not reached a settlement and do not have final numbers. Bauers noted that all of the 29 towns that are challenging A4/S50 in the “Montvale” lawsuit are still participating in the Affordable Housing Dispute Resolution Program and have had conditional numbers either established by default or by the Program. The chart below summarizes how many municipalities are how far along in the process.2
The next step in the process is for municipalities to prepare and file “fair share” plans for the numbers established for them, indicating where and how they plan to allow for the creation of the required income-restricted units. This process is nearing its deadline of June 30, with more than 100 municipalities having filed as of the 19th; Bauers says he ultimately expects that most of the 448 towns that responded to their initial numbers will also file their plans by the deadline, with a small handful of towns granted extensions.
The next milestone is August 31, the deadline for interested parties to challenge municipalities’ submitted plans. In July and August, potential challengers like FSHC and NJBA will evaluate individual plans and look for shortcomings. From September through the end of the year, the program will reactivate its mediation function to resolve these challenges. Bauers indicated that FSHC’s priorities, in terms of things it will be looking for in municipalities’ plans, include more family units (units with multiple bedrooms) and more projects slated to occur in redevelopment areas. FSHC will also ensure that towns are doing their required assessments of any unfulfilled 3rd-Round obligations, especially those that asked for vacant land adjustments.
Redevelopment is the new Normal
Looking ahead in the process, what should municipalities be mindful of? All the panelists touched on one aspect of the new law: its focus on redevelopment. Redevelopment has become the dominant mode of growth in New Jersey over the last decade and a half, to the degree that two-thirds of all residential COs issued since 2015 have been issued in municipalities that were at least 90% “built-out,” meaning that at least 90% of all developable land (land not either permanently preserved or undevelopable due to environmental regulations) has already been developed.
In light of this trend, some earlier drafts of the bill had dispensed entirely with vacant land as one of the components in determining municipal obligations, relying on the assumption that residential development would happen via redevelopment in towns with little to no vacant land remaining. The legislature ultimately decided to retain vacant land in the calculation, since it was part of a formula that emerged from litigation during the 3rd Round and was incorporated into the new bill. Still, the law nonetheless includes specific language about redevelopment:
“Any municipality that receives an adjustment of its prospective need obligations for the fourth round or subsequent rounds based on a lack of vacant land shall as part of the process of adopting and implementing its housing element and fair share plan identify sufficient parcels likely to redevelop during the current round of obligations to address at least 25 percent of the prospective need obligation that has been adjusted, and adopt realistic zoning that allows for such adjusted obligation, or demonstrate why the municipality is unable to do so.”
McManus said she has been urging her client municipalities to take this directive seriously. She expects Fair Share Housing Center, the NJ Builders Association, and other interested parties to challenge “fair share” plans that do not adequately demonstrate that redevelopment opportunities are being considered.
She has also been advising municipalities to take advantage of whichever of the law’s bonus credits apply to them. The credit for rental units from earlier rounds has gone away, but there are several new ones – see the “Bonus Credit Incentives and Limitations” section of the guide Developing Effective Housing Plans In The Fourth Round, prepared jointly by FSHC and the Housing and Community Development Network of NJ (HCDNNJ).
1 There are 62 “qualified urban aid municipalities” that are not assigned a “Prospective Need” (new construction) number. Their involvement in the affordable housing process is only through rehabilitation of existing units.
2 These numbers represent a rough tally of the status of compliance as of the day of the conference but may have changed slightly as the process progresses.
The Road Ahead: Why Housing Trends Will Shape New Jersey’s Future
June 26th, 2025 by Valerie Merritt
On Day 1 of the New Jersey Planning and Redevelopment Conference hosted by New Jersey Future and APA New Jersey, the keynote session “The Road Ahead: Economic, Housing, and Real Estate Trends” painted a clear picture of the challenges and opportunities shaping New Jersey’s housing future—and why the stakes are higher than ever.
One takeaway rang especially loud: we are simply not building enough housing. The shortage is pushing prices higher, and the consequences are real. Critical to New Jersey’s workforce and long-term economic vitality, young adults are increasingly being priced out and leaving the state, searching for more affordable housing. This trend threatens our state’s talent pipeline and could undermine businesses’ ability to attract and retain young workers.
Jeffrey Otteau, chief economist, Otteau Group, speaking at the 2025 NJ Planning & Redevelopment Conference during the keynote session “The Road Ahead: Economic, Housing, and Real Estate Trends in the Garden State,” before being joined by response panelists Melanie Walter, executive director, New Jersey Housing and Mortgage Finance Agency, and Emma Corrado, chief of staff, New Jersey Economic Development Authority
At the same time, immigrants continue to be a driving force behind New Jersey’s population growth. Not only are they sustaining our communities, but data shows that immigrants to New Jersey tend to have higher-than-average incomes, making them a critical part of our economic engine. Planning for a future that supports and welcomes this population is not just socially wise—it’s economically essential.
A third insight discussed in the session was how we’re meeting affordable housing requirements. While New Jersey is working to comply with the Mount Laurel doctrine, it over relies on large apartment buildings. This approach neglects the full spectrum of housing types—such as duplexes, triplexes, townhomes, and accessory dwelling units—that are just as important in creating inclusive, diverse communities.
These issues aren’t new, but they are urgent. If New Jersey is to remain a place where people of all ages and backgrounds can live and thrive, we must prioritize housing choice, affordability, and thoughtful land use planning.
For deeper context on these issues, check out these features written by Tim Evans, Research & Policy Director at New Jersey Future:
- A Snapshot of Housing Supply, Affordability, and Land Use in New Jersey
- Are Millennials Leaving New Jersey Because Housing Costs Too Much? (2019)
- New Jersey Losing Population for the First Time in Four Decades
The road ahead will require bold planning, inclusive policy, and a shared commitment to making New Jersey a place that works for everyone.
