This bill establishes expedited, consolidated permitting for mixed-income residential development within one-half mile of NJ Transit rail stations and major bus hubs, conditioned on clear local design standards, infrastructure capacity review, and meaningful affordability requirements, including set-asides for low- and moderate-income households. To help current residents remain in place as investment grows, the bill expands eligibility for state rental assistance, right-to-counsel in eviction proceedings in designated transit growth areas, and small landlord rehabilitation grants tied to deed-restricted affordability, while prioritizing surplus public land for mixed-income housing and requiring municipalities receiving these benefits to adopt anti-displacement plans, tenant outreach, and annual reporting on rents, approvals, and resident retention.