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A 945

Establishes "Enhanced Transit Village Program" to be administered by Office of Planning Advocacy in Department of State and DOT.

2026-2027 Regular Session Introduced by Shama Haider and 1 co-sponsor

The bill creates an Enhanced Transit Village Program to develop walkable, transit-focused, mixed-use communities near transit hubs with housing, affordability targets, and coordina

Introduced, Referred to Assembly Commerce and Economic Development Committee
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Bill Summary · A 945

Bill A 945 (Session 222) — New Jersey Enhanced Transit Village Program

Purpose and intent

  • Establishes an “Enhanced Transit Village Program” to upgrade core transit hubs through smart growth–based land use.
  • Program is housed in the Office of Planning Advocacy within the Department of State, with coordination and support from the Department of Transportation (DOT) and the Transit Village Task Force.
  • Aims to incentivize mixed-use development near transit to improve walkability, bikeability, and transit connectivity while reducing auto-centric infrastructure.

Key provisions and changes

Definitions

  • Clarifies terms for the act, including:
    • Enhanced Transit Village: a designated, walkable, mixed-use area within 0.5 miles of transit or around a compact downtown, designated by the Office of Planning Advocacy.
    • Transit Village: municipalities already designated for transit village grants and technical assistance by DOT.
    • Distressed municipality: defined by a Municipal Revitalization Index score of 50+.

Program structure and governance (Section 2)

  • Establishes the Enhanced Transit Village Program in the Office of Planning Advocacy, coordinated with the Transit Village Task Force and DOT.
  • Office responsibilities:
    • Review and select enhanced transit villages from among transit village municipalities.
    • Assist municipalities with planning and zoning changes to qualify for the program.
    • Provide planning assistance and approve each municipality’s enhanced transit village plan.
  • DOT responsibilities:
    • Guide transportation infrastructure, support multimodal planning, administer transportation grants, and prioritize funds compatible with the enhanced transit village plans.
    • Ensure road networks align with Complete and Green Streets policies and coordinate necessary state road repairs.
    • Provide planning support to improve local street connectivity and coordinate funding.

Program objectives and design (Section 3)

  • Focus on place-making: enhance the attractiveness and livability of the village, improve transit connections, increase housing options, and foster mixed-use development.
  • Residential density (as-of-right option) within the enhanced transit village:
    • Within 0.25 miles of central transit point: at least 50 dwelling units per acre.
    • Beyond 0.25 miles to village boundary: at least 25 dwelling units per acre.
  • Office discretion to adjust densities case-by-case based on local conditions and infrastructure capacity.

Application and smart growth requirements

  • Municipalities must apply with:
    • A governing body resolution expressing willingness to participate.
    • Visioning process documentation with stakeholder engagement.
    • Master plan and zoning updates aligned with the program.
    • Maps showing central transit point, village boundaries (within 1 mile of transit facility/route).
    • Current zoning maps and zoning/land development ordinances.
    • Adoption of a transit-oriented development plan or zoning ordinance meeting smart growth requirements (including affordable housing and TOD design elements).
    • Identification of development sites, transportation improvements, place-making efforts, and annual performance metrics for program progress.

Smart growth criteria (subsection d)

  • Affordable housing: at least 30% of residential units in the village must be affordable, with 10% low-income, 10% moderate-income, and 10% middle-income units, subject to possible adjustment for distressed municipalities to minimize displacement.
  • Ground-floor activity: development of active ground-floor spaces along strong commercial streets.
  • Public accessibility and connectivity: all streets and pedestrian pathways must be publicly accessible and well integrated with surrounding networks.
  • Energy efficiency: all residential units must meet ENERGY STAR or higher energy efficiency standards under state code.
  • Occupancy restrictions: no more than 25% of residential units may be restricted by occupant age.

Administrative and funding provisions

  • The Office may employ or consult with other state, county, or municipal entities, including the Transit Village Task Force.
  • Enhanced transit village projects have priority for affordable housing funds, including federal funds, to meet the 30% affordable housing requirement.
  • Transportation planning and infrastructure costs are funded from the Transportation Trust Fund Account, with an initial $50 million earmark for the first three years, adjustable annually.
  • The Office of Planning Advocacy, in consultation with DOT, will promulgate rules and regulations under the Administrative Procedure Act.

Effective date

  • Effective on the first day of the sixth month following enactment, with potential anticipatory actions by the Commissioner and Director as needed for implementation.

Stakeholders affected

  • Municipalities designated as or pursuing enhanced transit villages (benefiting from planning assistance, zoning guidance, and potential density incentives).
  • Transit Village municipalities seeking program participation and related funding.
  • State agencies: Office of Planning Advocacy (State Department), Department of State, Department of Transportation, and Transit Village Task Force.
  • Residents in enhanced transit villages (through increased housing options, affordability requirements, and improved transit connectivity).
  • Taxpayers and funders, via Transportation Trust Fund support for initial program costs.

Timeline and funding highlights

  • Initial funding: $50 million from the Transportation Trust Fund Account for the first three years, with annual adjustments as needed.
  • Administrative and regulatory actions to be set through future rules under the Administrative Procedure Act.
  • Enactment triggers the phased process: designation, application, planning, infrastructure work, and anticipated long-term implementation beyond three-year pilot funding.

Compiled from official sources — confirm details with the bill’s official record.

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