Opinion ID: 2365726
Heading Depth: 1
Heading Rank: 25

Heading: Order Municipality to Provide Density Bonuses and Other Incentives for Building Lower Income Housing

Text: As noted in Mt. Laurel and again by the majority today, it is unlikely that substantial amounts of low and moderate income housing will be built, absent some form of governmental contribution, concession or incentive, because of the high cost of construction and current economic conditions. Mt. Laurel, supra, 67 N.J. at 170 n. 8 and 188 n. 21; id. at 207-208 (Pashman, J., concurring); ante at 510-512. See also Kleven, supra, 21 U.C.L.A.L. Rev. at 1452-1453; Mallach, supra, 6 Rutgers-Camden L.J. at 660-663, 686-687. Because the object of this litigation is not only to prevent continued infringement of plaintiffs' rights but also to redress past wrongs, the municipality must employ whatever tactics are necessary (and reasonably attainable) to achieve these ends. If it appears that some form of governmental contribution, concession or incentive is required to stimulate production of low and moderate income housing, these avenues must be explored. One such incentive is the density bonus. See, e.g., N.J.S.A. 40:55-57(b)(2) and (3). Under one variation, the developer is permitted to build a specified number of conventional units above the maximum density otherwise allowed in the zone, in return for including a certain number of low or moderately priced units in its housing project, or the developer might be allowed to build an additional single bedroom or efficiency apartment, above the maximum allowable density, in return for the construction of a specified number of multibedroom units. The former device serves to promote the production of low and moderate income housing, while the latter directly addresses the critical housing needs of lower income families. In general, the purpose of a density bonus is to encourage the construction of moderately priced housing by providing for optional increases in density in order to reduce land costs for such ... housing. Montgomery County, Md., Code ch. 25A-1 (1973) quoted in Kleven, supra, 21 U.C.L.A. at 1444 n. 35. There has already been some indication that these devices can successfully stimulate production of needed housing, despite the presence of adverse economic conditions. Id. at 1476-1490. Therefore, where such conditions prevail, these and other comparable incentives should be incorporated into the trial court's remedial order.