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A selection of inc[usionary housing ordi-
<br />nances featured in this artic'.e is available to
<br />Zoning Practice subscribers by concocting the
<br />Planning .Advisory Service (PAS) at piaceamn.
<br />quiry(~ptannin§.or§.
<br />
<br />Fha author ,thanks Luuren goldberg, jessico
<br />Webster, and Me!issd Buenger tot hours of
<br />research, /nterwewJng, qnd writing (hot con.
<br />tributed co this article; Susonnah L~-vine and
<br />£llen E!ias ~br their ~ditJng dss/stance; and
<br />special thanks r.o £ernie Fe[reault and
<br />Patrick Meier ur rhe ln/~ovative Housing
<br />Institute and David Rusk ~or their assistance
<br />tn providing mc]ny o~ the photographs ~or
<br />this oracle.
<br />
<br /> NEWS BRIEFS
<br />NEW JERSEY PAS.SCS TRANSFER OF
<br />DEVELOPMENT RIGHTS LEGISLATION
<br />8Y Rebecca R~zla~ ,~c~
<br />In March, New Jersey passed a transfer of
<br />development rig'hts (TDR) !aw [SB ~287/AB
<br />'~48o) enabling municipaW[ies [o adopt and
<br />implement TDR programs. IJnder the law,
<br />landowners in car§et, ed conservation areas
<br />may sail [heir de,/eiopmen~ rights and place a
<br />restrictive covenant on their !and to preserve
<br />tn perpetuity. Oevelopers may purchase (he
<br />~'OR credits to build at higher densities in tar-
<br />ge[ed deve!opment areas.
<br />
<br /> The act follows a t98g bill [ha[ estab-
<br />lished a pilot ]'DR program in 8urlin§mh
<br />County. According ~.o the new TDR act, "The
<br />8uriington County pilot program has been a
<br />success and should now De expanded :o (he
<br />remainder of the s~.ate of New jersey."
<br />
<br /> The iaw allows jurisdiczions ~o shift
<br />development from environmentally sensitive,
<br />nlstoru:, an(] agricultural areas ~o receiving
<br />~ones more appropriate for development.
<br />According to {he Law, designation of :he receiv-
<br />ing :ones will ,)c.-_ur after irffrastruc[ure ~vaibil-
<br />Er; zomng ~ssues, ~uch as density and [at
<br />size; anti marl<et ,:onditions are considered.
<br /> Act:drain§ ,:o ~.J. Miranda, spoKespersan
<br />(or d~e New Jers,?v Oepartmen( o( Commum[y
<br />Affairs, ~he ne,N TDR Law wdl bane(it develop-
<br />ers. [armer~. municipalities, and smar~ ~rowEh
<br />_~ovoc.~[e5. "TOR aresents ]n opportumtv ~o
<br />preserve )oen 5pace by :Jsin~ priva[e-sec:or
<br />
<br />dollars to acquire development rights ~nd
<br />cluster new development in a much smaller
<br />land area· ]'he resuit is that municipalities
<br />have more control over ,-zvhere growth occurs,
<br />landowners are compensated fairly for their
<br />land, developers have a clear picture of where
<br />they can build, and [ess of our limited public
<br />funds at the total and state to,reis have to be
<br />spent on [and acquisition."
<br />
<br /> Before a municipality adopts a TDR ordi-
<br />nance, it must prepare a development ~.ransfer
<br />plan, which includes the location and cost
<br />infrastructure [mprovements,.infrastructure cost-
<br />sharin$ methods, growth projections, planning
<br />objectives, and design standa~d~ for ~he receiv-
<br />ing zone. ~e municipaiiW also must prepare a'
<br />utili~ sea, ice plan and a real estate market
<br />analysis. To assis~ municioalK[es with preparing
<br />these documents, the law established a plan-
<br />ning assistance grant program for ~he develop-
<br />ment o[utili~ sen/ice elements, development
<br />transfer elements, real estate ma[ket analyses,
<br />and capital improvement programs.
<br />
<br /> Susan Burrows, assistan( executive
<br />director for external affairs with New jersey
<br />Future, a sma~ 3rowth advocacy organization
<br />~hat helped develop the new law, says one
<br />the maior hurdles ~o its passage was concern
<br />(rom farmers ~ha~ ~he value of TOR credits
<br />would be priced fairly and that ~here would be
<br />a market for the credits. To that end, economic
<br />analyses of TDR ordinances are to be com-
<br />oIeted by outside consuttants under ~he new
<br />
<br /> The bill requires review and approval or
<br />recommendation of a jurisdiction's TDR ordi-
<br />nance bv ~he coun(v a~ricu[tural deve(opment
<br />board, the coun~ planning boaro, and the
<br />New ~ersey Office. of SmaK Growth. Fu~her-
<br />more, jurisdictions passin~ a TDR ordinance
<br />must also receive endorsement from the
<br />Office of Smart Growth for compliance with
<br />the state plan.
<br />
<br /> Burrows says ~here is already high inter-
<br />esz in creatinB TOR ordinances ~hroughout [he
<br />stale, although no municipaW[y has passed a
<br />TDR ordinance ,/e~. According [o Miranda, "The
<br />Office of Smart Growth receives calls even/day
<br />from munidpa[ offic:ais, pianners, and'deveF
<br />opers [fl[eres[eo [n hearing more 3bout how
<br />~9R works." Furthermore, more (hah ;30 peo-
<br />pie ~[tenOed a recant (raining session
<br />5~onsoreo ay the New jersey Department
<br />
<br />Community Affairs (which houses the Office of
<br />Smart Growth) and ~he New lersey League of
<br />Municipalities.
<br />
<br /> Burrows says the new [aw is a step in ~he
<br />right direct on. "!t is one more (ool that can be
<br />used to manage ~rowth and development,"
<br />she says. The TDR taw in New jersey has
<br />important imoiications for smart growth and
<br />development in (he s[ate. "Grow(h manage-
<br />moor. is a serious issue here," Burrows says.
<br />"We see the point where (he s[ate wilt reach
<br />build-out."
<br /> The New jersey transfer of development
<br />rights taw and program information featured
<br />in this article is available ~.o Zoning Practice
<br />subscribers by contacting {he Planning
<br />Advisory Service (PAS) at
<br />piaceaninquiry@pian ning.or§.
<br />Rebecca Re~!aff, .AicP, is a researcher with the
<br />American Planning Association dod o PhD.
<br />
<br />student in urban oldnnino and policy at the
<br />Um'versib/ o~ illinois-Chicago.
<br />
<br />VOL. 2:t, NO. 9
<br />
<br />Zoning Practice (formerly Zoning News) is a monthly
<br />publication of the .American P!annin§ Association.
<br />Subscriptions are available for S65 (U.5.) and S9o (for-
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