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CranfordYellow Risk

ClosedBuilding & Construction

North Avenue Redevelopment

BID #: N/A

ISSUED: 3/1/2023

OPENED: 12/11/2025

DUE: 6/15/2023

VALUE: $2,500

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Yellow Risk

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Executive Summary

The Township of Cranford is soliciting proposals from qualified developers for the acquisition and redevelopment of approximately 2 acres of Township-owned properties, referred to as the North + Springfield Redevelopment Area, located in Downtown Cranford. The overarching goals include revitalizing the downtown area and complying with the Township’s court-mandated affordable housing obligations. Respondents should familiarize themselves with the Redevelopment Plan and Connolly & Hickey Vision Plan Design Criteria for the area. Notably, Smart Growth principles are emphasized, with the prospective project calling for a mix of land uses in a community design that prioritizes sustainable practices and access to transportation. Key criteria in the selection process involve innovative development concepts, financial strength, technical expertise, and economic benefits to the Township.

Web Content

Gateway Public Engagement SessionsNorth Avenue Gateway Area Review Memo and RFEI ResponsesNorth And Springfield Redevelopment Area RFP

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North Avenue Redevelopment | Cranford, NJ
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Document Text

--- Document: Affordable Housing Redevelopment Virtual Town Hall / September 1, 2020 ---
Affordable Housing & 
Redevelopment Update
Tuesday, September 1, 2020
Virtual Town Hall 
Township of Cranford, NJ


Settlement With FSHC
• March 2017: Hartz Mountain Applies to Rezone 750 Walnut 
Ave.
Build 905 Apartments
• December 2018: Township Seeks Court Approval of Fair 
Share Plan
• November 2019: Settlement with Fair Share Housing Center
Concentrate redevelopment in downtown
Preserve character of single-family neighborhoods
Variety of housing for all Cranford residents


Settlement With FSHC
Existing Plan – Dec. 2018
• Myrtle Street Mixed Use Project
• North Ave. Redevelopment Area 
• Myrtle St. Special Needs Housing
• E.F. Britten & Co. Site/24 S. Ave.
Proposed Settlement – Nov. 2019
• Myrtle Street Mixed Use Project 
• North Ave. Redevelopment Area 
• Myrtle St. Special Needs Housing
• E.F. Britten & Co. Site/24 S. Ave.
• South Ave. & 201 Chestnut Street
• 750 Walnut Ave. (220-300 units)


Implementing the Fair Share Plan


Hartz Planning Board Application
• April 2020: Hartz applies to renovate 750 Walnut Ave.
Application approved for warehouse/distribution 
center
• Hartz continues to object to Cranford’s Fair Share Plan
• Hartz continues to pursue 900+ apartments on 750 
Walnut Avenue


Implementing the Fair Share Plan
North Ave. Redevelopment Area:
Gateway to Downtown Cranford
Preserve Community Space
Retain Parking
New Retail/Commercial Space
40 Residential Units


Implementing the Fair Share Plan
750 Walnut Ave.:
Townhouse Development
220-300 Residential Units
50-60 Affordable Units


Implementing the Fair Share Plan
Chestnut Street:
Downtown Transition Zone
37 age-targeted units
8-bedroom group home
Potential off-site improvements 
for sewer and storm-water runoff


Implementing the Fair Share Plan
South Avenue:
~6,000 ft.2 add’l commercial/retail
55 residential units
Parking included with overflow 
parking at 2 Chestnut Street
Potential 5-year PILOT 
(0/20/40/60/80)


Settlement With FSHC
• Smart Planning and Smart Growth for a Smart Future
• Concentrate redevelopment in downtown
900 apts. at 750 Walnut VS. 130 apts. downtown
Increase foot traffic to support downtown businesses
Variety of housing for all Cranford residents
• Preserve character of single-family neighborhoods
• Certainty on Affordable Housing obligation


Affordable Housing & 
Redevelopment Update
Question & Answer




--- Document: Affordable Housing FAQs 2019 ---
Page 1 of 3 
 
 
TOWNSHIP OF CRANFORD 
OFFICE OF ADMINISTRATION 
8 SPRINGFIELD AVENUE - CRANFORD, NJ 07016 
(908) 709-7205 ▪ ADMINISTRATION@CRANFORDNJ.ORG 
__________________________________________ 
Township of Cranford Affordable Housing FAQ 
What is Affordable Housing? 
The term affordable housing is used to describe housing, rental or owner-occupied, that is affordable no 
matter what one's income is. Affordable housing is divided into three (3) income classifications: moderate, 
low and very low, and is based upon income limits. Income eligibility for affordable housing ranges from 
$56,430 for a single person to $80,614 for a family of four in Region 2 as per the Affordable Housing 
Professionals of New Jersey 2019 Affordable Housing Regional Income Limits by Household Size. Those 
that live in affordable housing can be teachers/professors, police officers, restaurant workers, etc., including 
people who live on fixed incomes (like seniors and people with disabilities), low wage working families, 
and middle-income families. They are our neighbors, and active members of our community. 
What Are Very Low-, Low- And Moderate- Incomes in Union County? 
The State of New Jersey has not released new income limits since 2014.  In addition, there have been no 
increases in rents, re-sale prices, or the regional asset limit since 2014. Affordable Housing Professionals 
of New Jersey (AHPNJ) has calculated the 2019 income limits (posted here). They are: 
Region 2 - Essex, Morris, Union, and Warren 
 
1 
Person 
1.5 
Person 
2 
Person 
3 
Person 
4  
Person 
4.5 
Person 
5  
Person 
6  
Person 
7  
Person 
8  
Person 
Median   
$70,537 
$75,576 
$80,614 
$90,691 
$100,767 
$104,798 
$108,829 
$116,890 
$124,952 
$133,013 
Moderate 
$56,430 
$60,460 
$64,491 
$72,553 
$80,614 
$83,838 
$87,063 
$93,512 
$99,961 
$106,410 
Low 
$35,269 
$37,788 
$40,307 
$45,345 
$50,384 
$52,399 
$54,414 
$58,445 
$62,476 
$66,506 
Very Low 
$21,161 
$22,673 
$24,184 
$27,207 
$30,230 
$31,439 
$32,649 
$35,067 
$37,485 
$39,904 
Moderate income is between 80 and 50 percent of the median income. Low income is 50 percent or less of median 
income. Very low income is 30 percent or less of median income. 
Who is the Fair Share Housing Center, and why are they interested in Cranford? 
According to their website, Fair Share Housing Center (FSHC), is a 501(c)(3) non-profit organization 
founded in 1975, who: 
…is the only public interest organization entirely devoted to defending the housing rights of New Jersey’s 
poor through enforcement of the Mount Laurel Doctrine, the landmark decision that prohibits economic 
discrimination through exclusionary zoning and requires all towns to provide their “fair share” of their 
region’s need for affordable housing. 
The mission of FSHC is to end discriminatory or exclusionary housing patterns which have deprived the 
poor, particularly those presently living in inner cities, of the opportunity to reside in an environment 
which offers safe, decent, and sanitary housing near employment and educational opportunities. 
The courts have mandated that virtually every town in New Jersey provide for affordable housing, and 
FSHC is a public interest organization who challenges the affordable housing requirements of 


Page 2 of 3 
 
municipalities in New Jersey, because they want to step in and set the ground rules to ensure that those of 
modest incomes are not frozen out of their opportunity to live in a great community like ours.  
Why should Cranford agree to a settlement with Fair Share Housing?  
Settling with FSHC allows Cranford to remove the cumbersome and often misinterpreted affordable 
housing decision from the courts. The Affordable Housing litigation process that a Township undergoes 
is expensive and burdensome. The added requirements and uncertainty of hindering the Township’s future 
with overdevelopment and the uncertain prospect of forcing a municipality to except a court ordered 
affordable housing plan that would increase our population two- or three-fold is too scary a prospect to 
gamble on.  
FSHC and other non-profit housing advocates have challenged the compliance plans presented by 
municipalities and have, for the most part, been successful in forcing the municipalities to adopt higher 
densities than they thought prudent.  
Negotiating to reach a settlement with FSHC helps insulate the Township from development plans with 
high densities far beyond those previously approved in the Township, and far beyond the scope of 
Cranford’s neighborhood character. As long as the Township continues to comply with its Housing Plan, 
the Township enjoys immunity from any Builder’s Remedy lawsuits. 
As public stewards of taxpayer funds, the question is whether it is prudent to settle or litigate the case with 
FSHC. Many communities around the state have spent enormous sums litigating, only to lose their battle 
in the courts, and have their zoning completely upended. It is upon this knowledge, with the advice of 
Township affordable housing legal counsel and planning experts, that highlights that a settlement 
eliminates the potential of a significantly higher number of units that could be ordered through litigation 
on most developments moving forward.  
By settling, Cranford avoids continuing the high costs of litigation for the services of lawyers and planners 
to fight the battle non-stop and having the possibility of Builder’s Remedy lawsuits dangling as a threat 
to the  Township’s character; while at the same time controlling where development takes place rather 
than having the non-profits, the developers, and the court dictate that for us. 
What is Builder’s Remedy? 
A builder's remedy is a court-imposed path for an individual, developer or profit-making entity in which 
the court requires a municipality to utilize zoning techniques such as mandatory set-asides or density 
bonuses which provide for the economic viability of a residential development which is not for low and 
moderate income households. Basically, “builder’s remedy” enables builders to file suit to attempt to 
secure the right to construct housing at higher densities than the municipality would otherwise allow in 
exchange for a commitment to reserve at least 20 percent of the units for low- and moderate-income 
households. So, a developer can sue a municipality for the right to build housing that may otherwise not 
be “financially feasible” given the underlying zoning. When a builder's remedy is granted against a 
municipality, the town and its planning and zoning boards lose all control over the zoning of the subject 
property (density, setbacks, etc.), which is left to the special master, who only reports to the court. In short, 
a developer can ignore and circumvent underlying zoning to provide additional housing units. 
What happens if we don’t negotiate in good faith and/or settle? 
No municipality is required to go to court or settle, but by doing so, a municipality could receive immunity 
from so-called builder’s remedy lawsuits. Without a court-approved housing plan, a community leaves 
itself open to being sued by a developer who wants to build multi-unit housing in the town. If a judge 
agrees that a town practices exclusionary zoning, the judge can give the builder permission to construct a 
development that includes four market-rate units for every affordable one. State-mandated housing policy 
tends to take a one-size-fits-all approach that doesn’t work for local communities, tearing at the 
neighborhood fiber of Cranford without allowing the Township to have a say in our future footprint. 


Page 3 of 3 
 
Builders could ignore our zoning laws and build large developments in town. Picture new residential 
development with uninhibited density, sprawling around town. This is our biggest concern. We must reach 
a settlement with FSHC to protect Cranford from over development. In legal terms, we would lose our 
immunity to builder’s remedy lawsuits. 
Why now? Why are the courts in control of determining Cranford’s Affordable Housing 
Obligation? 
Due to the inaction of our State-level officials, the matter of determining each municipality's obligation 
has been placed in the court system. COAH (Council on Affordable Housing), an agency in the New 
Jersey Department of Community Affairs, has failed to establish legally valid rules and numeric 
obligations for affordable housing since the second round of regulations expired in 1999. There have been 
years of court battles between the competing interests, affordable housing advocates, the real estate 
developers' lobby, municipalities and COAH itself over how the rules should be formulated and the 
methodology by which the local obligations should be established. In March of 2015, the Supreme Court, 
after numerous orders that COAH establish legally acceptable rules, took back jurisdiction over all 
affordable housing issues and returned to the county trial courts the responsibilities of determining 
methodology, affordable housing obligations and compliance with the constitutional obligations of 
providing affordable housing. This order stripped COAH of any of its administrative powers and forced 
participating towns into a situation where they have to attempt to determine their own obligations from 
scratch. This process is ongoing and will likely continue through trial and appeals courts for years to come. 
It should have been taken care of incrementally throughout the years.   
Since the Township is in litigation, we have not been able to publicly disclose details, but have been 
working towards the best case for Cranford for the past few years. It is time to negotiate a settlement that 
is reasonable and manageable and ensures against court ordered density surges that would in effect be a 
forced population increase for Cranford.   
What can Cranford residents do to help? 
Residents are encouraged to attend the Township Committee meeting beginning at 6 p.m. on November 
12, 2019 in the Municipal Building, to hear from the Township’s professionals and ask any questions they 
may have regarding this issue.  
The Courts have determined that the constitutional obligation to provide for the development of affordable 
housing is a continuing obligation, and the “Fourth Round” will commence July 2025. Residents are 
encouraged to contact state officials and ask them to pass bills that protect Cranford’s future. 
Where can I find additional information about the settlement? 
The Township has encouraged and appreciates our residents’ point of view on this matter, as a result the 
Township Committee has conducted numerous regular public and Special meetings where Affordable 
Housing topic discussions at Workshop, and has made every attempt to notify the community of these 
meetings via social media, the Township website and traditional news media outlets.  
The Township has posted a substantial quantity of material on this matter on the Affordable Housing 
section of the Township’s website (posted here), and the proposed settlement agreement can be found as 
part of the November 12, 2019 Workshop Agenda (posted here).   
Additionally, the Township Committee has scheduled a public discussion at the Township Committee 
meeting beginning at 6 p.m. on November 12, 2019 in the Municipal Building, where the Township’s 
team of professionals will be available to answer any questions from the public. Please attend and 
encourage your neighbors to join you.  
 




--- Document: Hartz Cert of Counsel - Ex A & B ---

		



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--- Document: Draft RFP – North Avenue Redevelopment – March 2023 ---
 
 
 
REQUEST FOR PROPOSALS (RFP) 
 
NORTH + SPRINGFIELD REDEVELOPMENT AREA 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
DUE DATE: June 15, 2023, 10:00am 
 
 
Issued by: 
 
Township of Cranford 
 
 
Union County, New Jersey 
 


i 
 
 
TABLE OF CONTENTS 
GLOSSARY……………………………………………………………………..…….i-iv 
SECTION 1: INTRODUCTION AND GENERAL INFORMATION 
1.1 
Overview .............................................................................................................. 1 
1.2 
RFP Documents ................................................................................................... 2 
1.3 
Examination of Documents, Familiarity with the Services Required to be 
Performed ............................................................................................................. 2 
1.4 
Pre-Submission Conference ................................................................................. 2 
1.5 
Evaluation Process ............................................................................................... 3 
1.6 
Schedule ............................................................................................................... 3 
1.7 
Conditions ............................................................................................................ 3 
1.8 
Rights of the Issuer .............................................................................................. 4 
1.9 
Submission Date .................................................................................................. 5 
1.10 
Submission Fee .................................................................................................... 5 
SECTION 2: THE REDEVELOPMENT AREA 
2.1 
Township of Cranford .......................................................................................... 6 
2.2 
Downtown Cranford ............................................................................................. 6 
2.3 
Prospective Land Uses ......................................................................................... 6 
2.4 
Redevelopment Area Properties .......................................................................... 6 
2.5 
Affordable Housing Obligations .......................................................................... 7 
2.6 
Environmental Conditions ................................................................................... 7 
2.7 
Redevelopment Plan and Approval Process ........................................................ 7 
 
SECTION 3: INSTRUCTIONS FOR PREPARATION AND SUBMISSION OF 
RESPONSES 
3.1 
General Provisions ............................................................................................... 9 
3.1.1 Submission of Responses, Time and Place ................................................. 9 
3.1.2 Questions/Clarifications Request ................................................................ 9 
3.1.3 Cost of Presentation .................................................................................. 10 
3.1.4 Disclosure of Information in Responses .................................................... 10 
3.1.5 Response Acceptance or Rejecting ........................................................... 11 
3.1.6 Disposal of Responses ............................................................................... 11 
3.1.7 Withdrawal by Respondent ....................................................................... 11 
3.1.8 Negotiation and Termination of Negotiations ........................................... 11 
3.2 
Submission of Requirements .............................................................................. 11 
3.3 
Form and Content of Response .......................................................................... 12 
3.3.1 Organization .............................................................................................. 12 


ii 
 
 
3.3.2 Executive Summary; Letter of Intent; Acknowledgment of Addenda ...... 12 
3.3.3 General Information Submission Requirements .................................... 12 
3.3.4 Financial Information Submission Requirements .................................. 13 
3.3.5 Technical and Project-Related Information Submission Requirements 14 
3.3.5.1 
Summary of Related Projects ............................................. 14 
3.3.5.1(a) Project Development ........................................................... 14 
3.3.5.1(b) Project Operations ............................................................... 15 
3.3.5.2 
Current or Pending Projects ............................................... 15 
3.3.5.3 
Project References .............................................................. 15 
3.3.6 Redevelopment Plan .............................................................................. 16 
3.3.7 Administrative Information Submission Requirements ......................... 16 
3.3.8 Supplemental Information to be Provided at Respondent’s Option ....... 18 
3.3.9 Form....................................................................................................... 18 
SECTION 4: EVALUATION AND SELECTION PROCESS 
4.1 
Evaluation Process .......................................................................................... 20 
 
 
EXHIBITS 
EXHIBIT A REDEVELOPMENT PLAN 
EXHIBIT B RESPONDENT’S STATEMENT FOR PUBLIC DISCLOSURE 
 
EXHIBIT C RESPONDENT’S STATEMENT OF QUALIFICATIONS AND FINANCIAL 
RESPONSIBILITY 
 
EXHIBIT D LETTER OF INTENT 
 
EXHIBIT E ACKNOWLEDGMENT OF ADDENDA 
EXHIBIT F REQUEST FOR QUALIFICATIONS CHECKLIST 
EXHIBIT G NON-COLLUSION AFFIDAVIT 
EXHIBIT H MANDATORY EQUAL EMPLOYMENT OPPORTUNITY LANGUAGE 
 
EXHIBIT I CONNOLLY & HICKEY VISION PLAN AND DESCRIPTION 
 
EXHIBIT J      DEPICTION OF LOT 6.01 PROJECT AREA


iii 
 
 
GLOSSARY 
 
Capitalized terms used herein shall have the meaning assigned to such terms below: 
 
“Agreement” means any contractual arrangement entered into between a Qualified 
Respondent and the Township with respect to the Redevelopment Area. 
“Township” or “Cranford” means the Township of Cranford in the County of Union, 
State of New Jersey. 
 
“County” means the County of Union, New Jersey. 
 
“Day” means a calendar day of twenty-four hours measured from midnight to the next 
midnight. 
 
“Designated Contact Person” means: Business Administrator  
 
“Issuer” means the Township. 
 
“Open Public Meetings Act” means N.J.S.A 10:4-6 et seq., as may be amended or 
supplemented from time to time. 
 
“Open Public Records Act” means N.J.S.A 47:1A-1 et seq., as may be amended or 
supplemented from time to time. 
 
“Project Concept” shall be as described in Section 3.3.6 hereof. 
 
“Project Organization Plan” shall be as described in Section 3.3.7 hereof. 
 
“Project Team” shall be as described in Section 4.1. 
 
“Qualified Respondent” means a Respondent which, in the sole discretion of the Issuer, 
meets the requirements of this RFP. 
 
“Redevelopment Area” means the 6 properties as determined by the Redevelopment 
Designation by Resolution 2020-298 dated September 8, 2020 consisting of 2+/- acres. 
 
“Redevelopment Law” means the Local Redevelopment and Housing Law, codified at 
N.J.S.A. 40A:12A-1 et seq., as same may be amended or supplemented from time to time. 
 
“Redevelopment Plan” means “North + Springfield Redevelopment Plan” prepared by 
Topology dated April 12, 2022 and adopted May 10, 2022, a copy of which is attached hereto as 
Exhibit A. This RFP covers only a 0.2 acre portion of Lot 6.01, Block 193 in the Redevelopment 
Area and defined as “Lot 6.01 Project Area” as depicted in Exhibit J.  The other properties in 
this RFP include Block 193, Lots 10, 11, 12, 13 & 14. 
 
“Respondent” means an entity or individual who submits a Response to this RFP. 


iv 
 
 
 
 
“Response” means a submission to the Issuer prepared in accordance with Section 3 hereof. 
 
“RFP” means this Request for Proposals. 
 
“State” means the State of New Jersey. 
 
 
“Vision Plan” means the Cranford Downtown Management Corporation North Avenue Gateway  
Vision Plan prepared by Connolly & Hickey


1 
 
 
SECTION 1 
INTRODUCTION AND GENERAL INFORMATION 
 
1.1  
 
A. Overview 
The Township is issuing this RFP to assess proposals from developers interested in the 
acquisition and redevelopment of a portion of the Redevelopment Area which is comprised of 
approximately 2+/- acres of mostly Township owned properties in Downtown Cranford. 
 
Those properties are commonly known as Block 193, Lots 6.01, 10, 11, 12, 13 & 14 on 
the tax map of the Township of Cranford, Union County, State of New Jersey. 
 
B. Redevelopment Area 
 
The Redevelopment Area was designated as a redevelopment area on September 8, 2020. 
On May 10, 2022, the Township adopted the Redevelopment Plan which established the 
standards for any development of the properties included in the Redevelopment Plan. 
 
C. Redevelopment Plan Goals 
The overall goals of the Redevelopment Plan are set forth in detail in the Redevelopment 
Plan, a copy of which is annexed hereto as Exhibit A. In summary the goal of the Plan is to 
revitalize the downtown and comply with the Township’s court mandated affordable housing 
obligation.  Proposals should follow the requirements of the Plan while incorporating the design 
criteria of the Connolly & Hickey Vision Plan and description annexed hereto as Exhibit I. 
 
In furtherance thereof, the Issuer is seeking Qualified Respondents for consideration in 
selecting a “redeveloper” (as such term is defined in the Redevelopment Law) for the portion of 
Redevelopment Area covered by the Redevelopment Plan. 


2 
 
 
D. Redevelopment Area Conditions 
 
The Respondent to this RFP should become familiar with the Redevelopment Area and 
the Township and should be prepared to provide a formal response that sets forth a comprehensive 
strategy for redevelopment of the Redevelopment Area properties. 
 
E. Purchase Price 
 
Implementation of the Redevelopment Plan will require the purchase by the designated 
Redeveloper of the Township properties (Lot 14 and the Lot 6.01 Project Area) and four (4) 
privately owned properties (Lots 10, 11, 12, & 13) at fair market value as determined by a licensed 
appraiser. 
 
1.2 
RFP Documents 
 
Each Respondent should inspect its copy of this RFP to ensure that a complete set of the 
documents (including any Exhibits) is included. If a Respondent discovers that its copy of this 
RFP is incomplete, it should immediately contact the Designated Contact Person. The Issuer will 
make appropriate and reasonable arrangements with the Respondent to provide any missing items. 
Each Respondent must prepare its Response using a complete RFP, including any addenda issued 
by the Issuer prior to the date established for submission of all Responses. Neither the Issuer, nor 
its agents or employees, shall be responsible for errors, omissions, incomplete submissions or 
misinterpretations resulting from the Respondent’s use of an incomplete RFP in preparing or 
submitting its Response. 
 
1.3 
Examination of Documents, Familiarity with the Services Required to be Performed 
 
It is the responsibility of each Respondent before submitting a Response to (a) examine 
this RFP thoroughly; (b) become familiar with and consider all federal, State and local laws, 
regulations, ordinances, permits, approvals and orders that may affect the cost, performance or 
furnishing of the services; and (c) notify the Issuer of all conflicts, errors or discrepancies in this 
RFP. 
 
The submission of a Response will constitute a conclusive and binding representation by 
such Respondents that such Respondent has agreed to, and complied with, every requirement of 
this RFP. 
 
1.4 
Pre-Submission Conference 
 
A Pre-Submission Conference with prospective Respondents, including a discussion of the 
overall Redevelopment Area and this RFP, will take place on May 3, 2023 at 10:00 a.m. 
Respondents 
should 
email 
__________________________with 
copy 
to  
______________________________________ to advise of the names and contact information 
of all representatives of Respondents planning to participate in the Pre-Submission Conference.  
The deadline to register for the Pre-Submission Conference is 3:00 p.m., on May 1, 2023. 
Attendance at the Pre-Submission Conference is strongly suggested for all Respondents but is 
not required. 


3 
 
 
1.5 
Evaluation Process 
 
The Issuer intends to evaluate all Responses in accordance with Section 4.1 hereof and may 
select a Qualified Respondent from among such Responses, however, the Issuer retains the 
discretion to reject all of the Responses. 
 
1.6 
Schedule 
 
May 3, 2023 
Pre-Submission Conference (10:00 a.m.) 
May 24, 2023 
Last Day to submit questions or requests for clarifications  
June 15, 2023 
Receipt of Responses (10:00 a.m. prevailing time) 
 
1.7 
Conditions 
 
By responding to this RFP, the Respondent acknowledges and consents to the following 
conditions relative to the submission, review and consideration of its Response: 
 
• The issuance of this RFP is not intended and shall not be construed to commit the 
Township to execute any agreement with any Respondent. 
 
• The Issuer reserves the exclusive rights set forth herein, including 
without limitation those set forth in Section 1.8 hereof. 
 
• Neither the Issuer nor its staff, nor any of its consultants will be liable for any claims nor 
damages resulting from the solicitation or collection of Responses, nor will there be 
any reimbursement to Respondents for the cost of preparing the Response or for 
participating in this RFP process. 
 
• All Responses will become the property of the Issuer and will not be returned and may 
be used by the issuer without any further permission or authorization from the 
Respondent. 
 
• Information of a confidential or proprietary nature will be kept confidential during and 
after the RFP process to the extent permitted by law when such information is properly 
identified by the Respondents in accordance with Section 3.1.4 herein. 
 
• All activities related to the provision of the services as contained herein shall be 
subject to compliance with all applicable federal, State and local laws, environmental 
regulations and/or other applicable requirements. 
 
All documentation and information provided by the Issuer in connection with this RFP is 
believed to be accurate and correct, however, the Township makes no guarantees as to the accuracy 
of the information provided. Respondents are instructed to notify the Issuer in writing, (directed 
to the Designated Contact Person) of any information provided herein that it believes is not 
accurate or correct. 


4 
 
 
1.8 
Rights of the Issuer 
 
The Issuer reserves, holds, and may exercise, at its sole discretion, the following rights and 
options with regard to this RFP process: 
 
• 
To reject, for any reason, any and all responses and components thereof and to 
eliminate any and all Respondents responding to this RFP from further 
consideration for this procurement; 
 
• 
To eliminate any Respondent who submits incomplete or inadequate responses or 
is not responsive this RFP; 
 
• 
To reject all Responses or any non-responsive Responses; 
 
• 
To supplement, amend, or otherwise modify this RFP; 
 
• 
To waive any technical, or other, nonconformance of the Responses, whether 
material or otherwise; 
 
• 
To change or alter the schedule for any events called for in this RFP; 
 
• 
To conduct investigations of any or all of the Respondents and their Responses as 
the Issuer deems necessary or convenient, to clarify the information provided as 
part of the Response, including discussions with contact persons or prior clients, 
regulatory agencies and visits to the facilities or projects referenced in its Response, 
and to request additional information to support the information included in any 
Response; 
 
• 
To decline to award an Agreement for any reason; 
 
• 
To abandon this RFP process at the Issuer’s convenience at any time for any reason; 
 
• 
To proceed with a Qualified Respondent that, in the Issuer’s sole judgment, best 
serves the interest of the Township; 
 
• 
To facilitate the negotiation and execution of a Redevelopment Agreement with 
the Township under applicable law; 
 
• 
To designate or consult with another agency, group, consultant, individual, public 
body, or ad hoc committee to act at any time during the term of this procurement 
process in its place or on its behalf; 
 
• 
To award any Agreement subject to final adoption of all necessary authorizations; 
 
• 
To interview any and all or no Respondents. 


5 
 
 
1.9 
Submission Date 
 
Responses shall be submitted to: Business Administrator, 8 Springfield Avenue, 
Cranford, New Jersey 07016 as follows: One original submission with two (2) hard copies and a 
copy on a USB Drive on or before June 15, 2023, 10:00 AM, as more fully set forth in Section 
3.1. 
 
1.10 Submission Fee 
In addition to the mandatory requirements set forth in this RFP, each submission 
to this RFP must include a $2,500 fee (“Submission Fee”), check made payable to “the 
Township of Cranford” to cover the administrative cost associated with this RFP. The 
Submission fee will be non-refundable, unless the Respondent withdraws its 
submission before the Submission Date.  
 
 
 
 
 
 
{END OF SECTION 1} 


6 
 
 
SECTION 2 
THE REDEVELOPMENT AREA 
 
2.1 
Township of Cranford 
 
The Redevelopment Area is located in the Township of Cranford, Union County, New 
Jersey. Cranford is home to approximately 24,000 residents who enjoy its many parks, 
recreational facilities, shopping areas and outstanding schools. Strategically located in the heart of 
Union County, the Township is served by the NJ Transit bus and Raritan Valley train line making 
it desirable for outbound and inbound commuters. 
 
Established in 1871, Cranford is 4.8 square miles of wonderful neighborhoods and historic 
homes along the Rahway River, some dating back to the late 1800s. Township residents and 
visitors, young and old, can enjoy the many programs offered at the Community Center, Public 
Library, parks, tennis courts, indoor and outdoor pools or canoeing on the river. These are just 
some of the reasons Cranford is routinely rated in the Top 50 Best Places to Live in NJ and to 
raise a family. 
 
Cranford Public Schools, a K-12 program, offer innovative programs and consistently 
receive high rankings both nationally and at the State. The town is also home to Union County 
College main campus. 
 
The Township also has a strong commercial base. Downtown Cranford is well known for 
its many restaurants, unique specialty shops and has seen tremendous investment and growth in 
recent years with several Transit-Oriented Development projects. Smaller neighborhood shopping 
areas, like Centennial Village, are also revitalized with new restaurants and businesses. The 
Cranford Business Park, with easy access to the Garden State Parkway, major roads and Newark 
Airport, is home to several well-known national corporations. 
 
However, Cranford’s best asset is its residents who take great pride in the town’s history 
and exemplify volunteerism and community spirit in the many civic organizations, clubs and 
committees. 
 
2.2 
Downtown Cranford 
 
For the past two years, Cranford’s central business district has been voted the Best 
Downtown in New Jersey by the readers of NJ.com/NJ Advance Media. The Redevelopment 
Area, centrally located within Downtown Cranford, is within Cranford’s designated Special 
Improvement District (“SID”). The SID comprises 224 properties and more than 300 businesses. 
These include stores, restaurants, personal services, professional offices and almost 1,000 
apartments/ condo units in the SID and immediate surrounding area. The Downtown Management 
Corporation/Office of Downtown Business & Economic Development (“DMC”) is responsible for 
fostering economic revitalization and investments, business development and marketing for the 
SID. The downtown property owners pay an annual special assessment, in addition to their 
general property taxes, for things like streetscape improvements and maintenance to supplement 
what the Township provides, marketing and communications, landscaping and strategic planning. 
 
 
 


7 
 
 
2.3 
Prospective Land Uses 
 
Prospective land uses for the Redevelopment Area are reflected in the Redevelopment Plan. 
Respondents are encouraged to review the Redevelopment Plan and the proposed uses for the 
Redevelopment Area.  
 
2.4 
Redevelopment Area Properties 
 
The following properties comprise the Redevelopment Area: 
 
• Lot 6.01 is the site of the Cranford Fire Department as well as Municipal Parking Lot #1, 
with spaces for shopper and daily permit parking. The lot has frontage along Union Avenue 
North, Springfield Avenue, and North Avenue East.  Only a an approximate 0.20 acre 
portion of Lot 6.01 along the North Avenue entrance will be utilized for the Project.  This 
area is situated between the fire house and Lot 14 building and depicted on Exhibit J. 
• Lot 10 fronts on Springfield Avenue and contains a one-way driveway and accompanying 
parking lot, held in common ownership with Lot 13. 
• Lot 11 is the site of the Cranford Animal Hospital fronting on Springfield Avenue. 
• Lot 12 contains a Delta Gas Station at the corner of Springfield Avenue and North Avenue 
East.  
• Lot 13, which fronts on North Avenue East, contains a two-story building that contains four 
retail businesses on the ground floor—Cranford Hair Care, Island Tans, Ramen, and Hunan 
Wok. Upstairs contains at least one residential apartment unit. 
• Lot 14 contains a one-story vacant structure. 
 
 


8 
 
 
2.5 
Affordable Housing Requirement 
 
The Redevelopment Area was identified in the Township’s March 3, 2021 Housing 
Element and Fair Share Plan (“HEFSP”) as part of a “Proposed North Avenue Redevelopment 
Area.” The Redevelopment Area will provide for a mixed-use inclusionary project of at most 40 
residential units, eight (8) units of which are to be designated and deed-restricted affordable 
housing units. The area would also include a municipal parking component, address downtown 
flooding concerns, and is designed at a scale and density that is consistent with Cranford’s 
continued efforts to revitalize its downtown.  
 
2.6 
Environmental Conditions 
 
THE REDEVELOPMENT AREA IS BEING MADE AVAILABLE FOR PURCHASE 
AND 
REDEVELOPMENT 
“AS 
IS”, 
INCLUDING 
WITH 
RESPECT 
TO 
ANY 
ENVIRONMENTAL CONDITIONS AT OR AFFECTING THE REDEVELOPMENT AREA, 
AND THE ISSUER DOES NOT MAKE ANY REPRESENTATIONS, WARRANTIES OR 
GUARANTEES OF ANY KIND, INCLUDING WARRANTIES OF MARKETABILITY OR 
FITNESS FOR PARTICULAR USE OF THE REDEVELOPMENT AREA, REGARDING THE 
CONDITION OF THE REDEVELOPMENT AREA. Without limiting the generality of the 
preceding 
paragraph, 
EACH 
RESPONDENT 
SHALL 
BE 
RESPONSIBLE 
FOR 
UNDERTAKING 
ITS 
OWN 
DUE 
DILIGENCE 
WITH 
RESPECT 
TO 
THE 
ENVIRONMENTAL CONDITIONS OF OR AFFECTING THE REDEVELOPMENT AREA. In 
no event will the Issuer pay or reimburse the costs associated with such due diligence efforts. 
 
2.7 
Redevelopment Plan and Approval Process 
 
The Redevelopment Area is located within a municipally-designated “area in need of 
redevelopment” in accordance with the provisions contained within the Redevelopment Law. This 
designation permits the Township to undertake a review of the planning and zoning needs for the 
area. The Redevelopment Plan may be amended to reflect any necessary superseding zoning 
changes to conform to the applicable use of the Redevelopment Area. Once the Township has 
identified and designated a Redeveloper, the Township will perform all necessary administrative 
oversight pursuant to an Agreement.  
 
The Redeveloper will be solely responsible for all other approvals concerning the 
redevelopment of the Redevelopment Area, including those associated with utility service and 
appropriate environmental remediation. The Township will provide reasonable cooperation to 
assist the redeveloper in making application and securing such approvals. 
 
{END OF SECTION 2} 


9 
 
 
SECTION 3 
INSTRUCTIONS FOR PREPARATION AND 
SUBMISSION OF RESPONSES 
 
3.1 
General Provisions 
 
In addition to the information submission requirements listed below, the Respondent may 
submit supplemental information that it feels may be useful in evaluating its Response. 
 
3.1.1 Submission of Responses, Time and Place 
 
Responses shall be submitted to the Township before 10:00 AM on June 15, 2023. Responses 
shall be to: Business Administrator, 8 Springfield Avenue, Cranford, New Jersey 07016 as 
follows: One original submission with two (2) hard copies and a copy on a USB Drive. 
 
 
NO COPIES OF RESPONSES SHALL BE SENT DIRECTLY TO ANY OTHER 
PROJECT TEAM MEMBER OR ANY OTHER TOWNSHIP OFFICIAL. 
 
 
All submissions will remain unopened by the Project Team until 10:00 AM on June 15, 2023. 
Any Response or portions thereof that are submitted and received after the specified deadline will 
be marked “received late” and will be returned to the respondent submitting same. 
 
The electronic delivery of the Response on the above date and prior to the time specified herein is 
solely and strictly the responsibility of the Respondent. The Township shall not, under any 
circumstances, be responsible for the loss of, delay or non-delivery of any Response sent or 
delivered, by electronic mail or otherwise, prior to the Response opening. 
 
3.1.2 Questions/Clarifications Request 
 
All communications, questions or clarifications pertaining to this RFP should be directed, in 
writing, to the Designated Contact Person and received no later than May 24, 2023. No 
communications, questions or clarifications, whether verbal or written, shall be presented to any 
other member of the project team or any other Township official. During the period provided for 
the preparation of Responses, the Issuer may issue addenda to this RFP. These addenda will be 
numbered consecutively and will be posted on the Township’s website at the following link:  
 
www.cranfordnj.org/home/bids/rfei-north-averedevelopment-area  
 
Answers to questions or clarifications will be posted on this link to the Township website. 
Respondents are encouraged to regularly visit the link and the Township website. These addenda 
will be issued by the Issuer and will constitute a part of this RFP. Each Respondent is required to 
acknowledge receipt of all addenda at the time of submission of the Response by submitting an 
executed acknowledgment in the form set forth in Exhibit E. All responses to this RFP shall be 
prepared with full consideration of the addenda issued prior to the Response submission date. 
 


10 
 
 
 
3.1.3 Cost of Presentation 
 
Each Response and all information required to be submitted pursuant to this RFP shall be 
prepared at the sole cost and expense of the Respondent. There shall be no claims whatsoever 
against the Issuer, its staff or consultants for reimbursement for the payment of costs or expenses 
incurred in the preparation of the Response or other information required by this RFP. 
 
3.1.4 Disclosure of Information in Responses 
 
If the Respondent chooses to include material of a proprietary nature in the Response, the 
Issuer will keep such material confidential unless required to disclose such information pursuant 
to applicable law. The Respondent must specifically identify each page of its Response that 
contains such information by properly marking the applicable pages. Any sections which contain 
material of a proprietary nature shall be severable or removable from the Response to assist the 
Issuer in protecting this information. The Respondent also shall include the following notice in the 
introduction of the relevant Response: 
 
The data on pages  
identified by  
(symbol) 
and 
labeled 
“Proprietary Information”, contain information that is a trade secret and/or 
contains other information which, if disclosed, would cause substantial injury to 
(Respondent’s) competitive position. (Respondent) requests that such data be 
used only for the evaluation of the Response and understands that disclosure will 
be limited only to the extent that the Issuer is required to do so pursuant to 
applicable law. If an Agreement is awarded to (Respondent), the Issuer will have 
the right to use or disclose the data as provided in the Agreement executed with 
the Respondent. 
 
To the extent permitted by law, the Issuer will use commercially reasonable efforts to 
prevent the unauthorized disclosure of this information in applying the proprietary standard to 
marked data. However, the Issuer assumes no liability for any loss, damage, or injury that may 
result from any disclosure or use of marked data or any disclosure of this or other information. 
Respondent understands that the Issuer is subject to the dictates of the Open Public Meetings Act, 
the Open Public Records Act and other applicable laws and acknowledge that a court of competent 
jurisdiction could order the disclosure of all materials received as Responses hereto. 


11 
 
 
3.1.5 Response Acceptance or Rejection 
 
The Issuer in its sole and absolute discretion reserves the right to (a) abandon this RFP 
process, (b) reject any or all Responses and (c) waive any informality or nonconformance in the 
Response. 
 
3.1.6 Disposal of Responses 
 
All Responses are the property of the Issuer and will not be returned. At the conclusion of 
the procurement process, the Issuer may use or dispose of any and all copies of Responses received 
in whatever manner they deem appropriate. However, prior to such disposal, the Issuer will use 
commercially reasonable efforts to prevent the unauthorized disclosure of proprietary information, 
provided same is properly identified in accordance herein. In no event will the Issuer assume 
liability for any loss, damage or injury that may result from any disclosure or use of marked data. 
 
3.1.7 Withdrawal by Respondent 
 
A Respondent may request withdrawal of its Response prior to the date and time set for 
the opening of the Responses provided that a written request to withdraw the Response is hand 
delivered to the Issuer by or on behalf of an accredited representative of the Respondent, or the 
request is delivered by certified U.S. Mail. The request to withdraw the Response must be received 
by the Issuer prior to commencement of Response opening. While the Issuer will seek to honor 
such withdrawal request, the Issuer shall incur no liability for failure to do so. 
 
3.1.8 Negotiations & Termination of Negotiations 
 
The Township reserves the right to engage in negotiations with any Qualified 
Respondent(s) recommended by the Project Team and reserves the right to terminate negotiations 
at any time for any reason, including without limitation, if a redevelopment agreement has not 
been agreed upon within 120 days of the date Project Team making its recommendation(s). 
 
3.2 
Submission Requirements 
 
All Responses must be submitted complete with all requested information and are to be in 
conformance with the instructions set forth herein and as required by subsequent addenda, if and 
as applicable. The Response and all related information must be bound and must be signed and 
acknowledged by the Respondent in accordance with the directions herein. 
 
The Respondent is referred to the following sections hereof, which summarize the 
documents and information required to be submitted pursuant to this RFP. 


12 
 
 
3.3 
Form and Content of Response 
 
3.3.1 Organization 
 
Responses submitted in response to this RFP shall consist of the following: 
 
Section I 
Executive Summary, Respondent’s Statement of Public Disclosure (see 
Exhibit B hereto), Respondent’s Statement of Qualifications and Financial 
Responsibility (see Exhibit C hereto), Letter of Intent (see Exhibit D 
hereto), Acknowledgment of Addenda (see Exhibit E hereto) (pursuant to 
Section 3.3.2). Checklist, (See Exhibit F hereto), Non-Collusion Affidavit 
(Exhibit G) and Affirmative Action Statement (Exhibit H) 
Section II 
General Information (pursuant to Section 3.3.3) 
Section III 
Financial Information (pursuant to Section 3.3.4) 
Section IV 
Technical Information (pursuant to Section 3.3.5) 
Section V 
Proposed Redevelopment Plan (pursuant to Section 3.3.6) 
Section VI 
Administrative Information (pursuant to Section3.3.7) 
Section VII 
 Supplemental Information (pursuant to Section 3.3.8) 
 
3.3.2 Executive Summary; Letter of Intent; Acknowledgment of Addenda 
 
Section I of the Response shall contain the Respondent’s Executive Summary, 
Respondent’s Statement of Public Disclosure, Respondent’s Statement of Qualifications and 
Financial Responsibility, Letter of Intent and Acknowledgment of Addenda (all on Respondent’s 
official letterhead) in the form and content exactly as set forth in Exhibits C, D & E herein. The 
Executive Summary shall include a summary of the key points of the Response including the 
proposed purchase price for the Redevelopment Area. 
 
3.3.3 General Information Submission Requirements 
 
Section II of the Response shall contain the following information set forth in the following 
order: 
 
1. 
The name, address and telephone number of the Respondent’s primary business 
office. If the Respondent’s primary business office is located outside of the State, 
give the address and telephone number of the New Jersey location, if any, that 
will be responsible for participating in this procurement and the project. 
 
2. 
Identify the parent company and any subsidiary or affiliated companies of the 
Respondent, giving the name, address and telephone numbers of each such 
company. 
 
3. 
Option (if known at this time) - Does the Respondent intend to joint venture, partner or 
subcontract with any other company or firm or other entity in the submission of a 
Response? If so, identify such joint venturer, partner or subcontractor and provide 
for each the same information as required of the Respondence in paragraphs 1 
and 2.  Describe in narrative form the proposed contractual relationship and 
responsibilities, written or otherwise, of each of the firms or companies that will be 


13 
 
 
participating.  
 
4. 
All principal officers of Respondent, and all persons or entities that hold a 
ten percent (10%) or greater interest in Respondent. 
 
5. 
All persons or entities that hold a ten percent (10%) or greater interest in an 
entity identified in paragraphs 2, 3 and 4. 
 
6. 
In connection with 1 through 5 above, provide: 
 
a. 
A complete identification of all principals or officers of any entities, firms, 
arrangements, associates, joint ventures, partnerships, or involvements 
described above; 
 
b. 
Provide complete identification of all principals holding ten percent (10%) 
or more of net equity and all officers of all firms or entities so named; 
 
c. 
A complete list of all criminal charges, or civil environmental complaints, 
brought against any of those entities, firms or persons that have been 
involved in any way with Respondent as identified in the foregoing answers 
and the disposition of all such criminal charges. 
 
7. 
Complete the Respondent’s Statement for Public Disclosure exactly as set 
forth in Exhibit B herein. 
 
3.3.4 Financial Information Submission Requirements 
 
Respondents must provide evidence that the development entity has the financial capacity 
to implement the proposed development. The Respondent must provide the following information: 
 
a. A summary of the amount and source of investment capital (debt and equity) 
anticipated to be available for the successful redevelopment of the Redevelopment 
Area, including the purchase price of the properties in the Redevelopment Area or 
commitment to pay the fair market value as determined by the Township’s appraiser. 
 
b. A list of three (3) financial references, including a banking reference, noting the names, 
addresses and telephone numbers. 
 
c. Financial statements (audited preferred) for the general partner or controlling entity of 
the development team for the last three (3) years. 
 
d. Evidence of its ability to secure builder’s risk insurance and performance bonding 
capacity. 
 
e. Disclosure of any negative information that would be deemed material under generally 
accepted accounting practices and, in addition thereto, any history of bankruptcy, 
insolvency, receivership, or similar declaration or status determination with respect to 
individuals or entities associated with the Respondent or any entity or affiliate therefore 


14 
 
 
or individuals, or entities that are principals of said Respondent. 
 
f. Specific information on how Respondent’s firm has financed major projects. Indicate 
the source and amount of debt and equity funds Respondent’s firm has arranged in the 
past. 
 
Additionally, the Township is interested in how outside lenders, investors and business prospects 
may view the development opportunity. Although the Township is not requiring firm, binding 
financing and/or leasing commitments from outside financial entities (debt & equity) at this time, 
proposals providing evidence of same will be viewed favorably. The Respondent is also required to 
complete the Respondent’s Statement of Qualifications and Financial Responsibility exactly as set 
forth in Exhibit C herein. 
 
3.3.5 Technical and Project-Related Information Submission Requirements 
 
Section IV of the Response shall contain Respondent’s technical and related experience. 
Respondents to this RFP shall demonstrate their ability to undertake the development of the 
Redevelopment Area by providing the technical qualifications of the Respondent, principal 
subcontractors, and individual team members. The Issuer reserves the right to conduct an 
independent investigation of the Respondent and its subcontractor’s technical qualifications by 
contacting project references, accessing public information, or contacting independent parties. 
Additional information may be requested during the evaluation of technical qualifications. At a 
minimum, the Respondent and its subcontractors shall provide the following information to 
demonstrate its technical qualifications. 
 
3.3.5.1 Summary of Related Projects 
 
The Respondent shall include a description of its prior projects with a strong mixed 
residential and retail component including those in which any person or entity identified in 
response to Section 3.3.3 was involved. The portfolio may include visual and descriptive 
information sufficient to judge the quality and use of the project. 
 
For each project, Respondent shall provide the following information: 
3.3.5.1(a) 
Project Development: 
a. Specify the scope, cost, time and completion, completion date and sources of funding 
for all projects. 
 
b. Demonstrate the project’s post-construction success in terms of design, use, 
construction, management, income, employment, tax assessment, and associated 
expansions or spin-off development. 
 
c. Discuss any unanticipated problems that arose with any of the above issues, as well as 
discussion of how the firm has addressed them. 
 
3.3.5.1(b) 
Project Operations: 
 


15 
 
 
a. Identify the current ownership and/or property management for each project. 
 
b. Provide contact names, addresses and telephone numbers for each project. 
 
c. List any project defaults in which any of the principals have been a general partner or 
had a controlling ownership of Respondent during the last ten (10) years. 
 
3.3.5.2 Current or Pending Projects: 
 
Briefly describe any current or pending projects being undertaken by all members of the 
Respondent’s team. Identify the current and future workload of staff members being assigned to this 
project. Identify the location of any current project, and include a contact name, address, and 
telephone number for each current client. 
 
3.3.5.3 Project References: 
 
Include three (3) references from public entities for whom the Respondent has developed 
similar projects, indicating whether the work was that of the Respondent and/or specific staff who 
will be assigned to the Redevelopment Area.  Identify the contact name, organization, type of 
work provided, and the contact’s address and telephone number. The Issuer reserves the right to 
contact entities for whom the Respondent has developed a similar project that are not listed by 
the Respondent as a reference. 
 
3.3.6 Redevelopment Plan 
 
Project Concept 
 
Respondents shall review the Redevelopment Plan. The Township encourages proposals 
that maximize the potential of the Redevelopment Area (consistent with the overall approach of 
the Redevelopment Plan and the Connolly & Hickey Vision Plan Design Criteria), even if such 
proposal includes non-material deviations from the literal requirements of the Redevelopment 
Plan. Respondents must provide a project description that includes, but is not limited to, the 
following elements (please be as specific as possible) (collectively, the “Project Concept”): 
 
a. Uses; 
b. Square feet and number of structures; 
c. Parking, number of spaces: structured and ground level; 
d. Design scheme (this shall include but not limited to: scale, height, context, access, open 
space and parking. This may be presented in the form of plans and sketches); 
e. Phasing Plan, if required; 
f. Prospective tenant/occupant profiles; 
g. Targeted rent/sales price – per square foot; 
h. Market research, if applicable; 
i. Project completion timetable; 
j. Green building design; 
k. Total number of residential units, with bedroom distribution; and 
l. Total square footage of retail/commercial space proposed. 


16 
 
 
 
Conceptual Site Plan 
 
Submit a preliminary conceptual site plan at a scale of no greater than 1:50. This plan 
should illustrate all elements proposed in the Project Concept. Please provide sufficient 
information suitable to understand the project layout and design.  The Project Concept should be 
consistent with the Connolly & Hickey Vision Plan Design Criteria.  
 
Please indicate, at a minimum, the following information: the number of floors, 
approximate height, building footprint and setbacks, any landscaped areas and paved areas, 
sidewalks, building square footage; and the location of proposed curb cuts, vehicular and any truck 
parking lots and decks and interior roadways that service the project. Also, provide a sufficient 
overview to illustrate how the project will respond and relate to the surroundings. 
 
Financial Plan 
 
Describe the financing plan for the proposed project: 
 
a. Total project budget; 
b. Sources and uses of funds; 
c. Terms of financing; 
d. Multi-year cash flow statements of project; 
e. Documentation of the basis of the financial projections; 
f. Estimated market value of the total project and phases (if appropriate); 
g. Include all on- and off-site infrastructure improvements supporting all uses to be 
developed; and 
h. Estimate of taxes to be paid; 
 
3.3.7 Administrative Information Submission Requirements 
 
Section VI of the Response shall include the following information in the following order: 
 
1. 
Project Organization 
 
• The Respondent shall submit a Project Organization Plan. The plan should describe, in 
narrative form and as a chart, the Respondent’s proposed organizational structure for this 
Redevelopment Area. The chart shall display: 


17 
 
 
• the firms involved, their interrelationships and responsibilities (if 
known); and 
 
• key management personnel identified by name and firm; 
 
• resumes of key personnel to be assigned to the Redevelopment Area, 
including those to be involved in project implementation, are to be 
provided in the Response. 
 
2. 
Describe briefly any significant pending legal and administrative proceedings (other than 
ordinary routine litigation incidental to Respondent’s business) in which the Respondent 
or any person or entity identified in response to Section 3.3.3 is a party or of which any of 
their property is the subject. Include the name of the court or agency in which the 
proceedings are pending, the date instituted, and the principal parties thereto, a description 
of the factual basis alleged to underlie the proceeding and the relief sought. Include similar 
information as to any such proceedings known to be contemplated by governmental 
authorities. Administrative or judicial proceedings arising under any federal, State, or local 
laws or ordinances that have been enacted or adopted for purposes of environmental 
protection shall not be deemed “ordinary routine litigation incidental to the business” and 
shall be described. 
 
3. 
A complete list of all criminal charges and civil environmental complaints brought against 
Respondent or any person or entity identified in response to Section 3.3.3 identified in the 
foregoing answers and the disposition of all such criminal charges and/or civil 
environmental complaints, if any. 
 
4. 
Describe briefly any occasion in which Respondent or any person or entity identified in 
response to Section 3.3.3, has ever been disqualified, removed or otherwise prevented 
from participating in, or completing a federal, State, or local governmental project because 
of a violation of law or a safety regulation. 
 
5. 
Describe briefly any occasion in which Respondent or any person or entity identified in 
response to Section 3.3.3 has been in a position of default in a federal, State or local 
government project, such that payment proceedings and/or execution on a payment, 
performance or bid bond have been undertaken. 
 
6. 
Willingness to provide a Tax Clearance Certificate from the Director of the New Jersey 
Division of Taxation applied for and received by all Respondents. 
 
7. 
State whether the Respondent or any person or entity identified in response to Section 
3.3.3 now or has been during the past three (3) years delinquent on any tax payments or 
obligations owed to any taxing jurisdiction. 
 
8. 
State whether the Respondent, or of any affiliated corporation of the Respondent or said 
parent corporation, or any of the Respondent’s officers or principal members, shareholders 


18 
 
 
or investors, or other interested parties been adjudged bankrupt, either voluntary or 
involuntary, within the past ten (10) years. 
 
9. 
State whether the Respondent or anyone referred to above as “principals of the 
Respondent” been indicted for or convicted of any felony within the past ten (10) years. 
 
10. 
List all threatened and pending claims, litigation and judgments or settlements, including 
but not limited to government investigations and enforcement actions against Respondent 
or any person or entity identified in response to Section 3.3.3. 
 
11. 
State whether the Respondent or any of its officers or principals refused to testify or waive 
immunity before any state of the federal grand jury relating to any public construction 
project within the last ten years. If so, provide details. 
 
12. 
If multiple organizations are participating (e.g., subsidiaries, parent companies, joint 
ventures and/or subcontractors), the information requested in this Section 3.3.7 shall be 
provided regarding each of the respective organizations. 
 
3.3.8 Supplemental Information to be Provided at Respondent’s Option 
 
The Respondent may include in Section VII any other information that it deems relevant 
or useful for the Issuer to consider in evaluating Respondent’s Response. Respondent should also 
include any concerns regarding this project or any information or suggestions that the Respondent 
deems relevant to the Issuer. Some suggested topics for supplemental information include: 
 
a. ownership issues; 
b. potential future uses; 
c. potential for additional properties to be included in Redevelopment Area; and 
d. environmental concerns. 
3.3.9 Form 
 
The Respondent shall provide the appropriate information required for each Section in 
accordance with the following content and format requirements. 
a. Each volume and all related information shall be bound as a single document (with 
the exception of the one (1) unbound copy), unless that is impractical, in which case 
an Exhibit document accompanying the volume may be submitted. 
b. The Response shall be concise, clear, factual, and complete with a minimum of 
extraneous material. 
c. The Response shall be indexed and sectioned and shall be prefaced with a table of 
contents. 
d. Maps and drawings should be attached. 
 
{END OF SECTION 3} 


19 
 
 
SECTION 4 
EVALUATION AND SELECTION PROCESS 
 
4.1 
Evaluation Process 
 
Generally, the Issuer will identify Qualified Respondents giving due regard to past 
experience, conformance to the goals and objectives articulated in this RFP, as well as financial 
strength and other qualifications and experience which are deemed, at the sole discretion of the 
Issuer, to be relevant. Only those Respondents that are deemed qualified by the Issuer will be 
considered. The Issuer reserves the right to select or reject a Respondent on any basis it deems 
appropriate or to waive any item or requirement set forth in this RFP. 
 
All responses will first be evaluated to assure that they meet the requirements of this RFP. 
Responses will be evaluated by a Project Team composed of the following individuals: 
• Brian Andrews, Mayor 
• Kathleen Miller-Prunty, Commissioner of Public Works & Engineering 
• Township Administrator 
• Lavona Patterson, CFO 
• Graham Petto, Redevelopment Planner 
• Paul LaCorte, Member, Downtown Management Corporation 
 
Responses will be evaluated based upon the following criteria (not ranked in order of 
importance): 
 
• Understanding of the goals, nature and scope of the Township’s redevelopment efforts in 
the Redevelopment Area, Redevelopment Plan and Vision Plan; 
• Level of creativity, innovativeness and resourcefulness of past projects; 
• Respondent’s experience and qualifications with similar projects (redevelopment 
properties, joint venture or other partnerships, public entities); 
• Project references; 
• Financial strength and available capital; 
• Innovativeness of development concept(s); 
• Competency and thoroughness evidenced in the Project Concept; 
• Demonstrated experience in building development projects; 
• Demonstrated ability to arrange debt and equity financing for projects; 
• Ability to provide superior qualified staff and professionals; 
• Viability of proposed development uses; and 
• Economic benefit to the Township. 
 
Overall, a Qualified Respondent to this RFP must evidence, either directly or as part of an 
existing or proposed joint venture, partnership or other organization or firms or through the use of 
subcontractors, the technical ability, financial strength and the willingness to provide the 
required performance-related guarantees for the services contemplated in this RFP. The Issuer 
reserves the right in its sole discretion to interview one or more Respondents as to their proposals 
as part of its evaluation process. 


20 
 
 
The Issuer may select one or more of the Respondents with whom to undertake negotiations 
of a Redevelopment Agreement that will set forth the obligations and responsibilities relating to the 
development of the Redevelopment Area and/or to assist the Issuer in its development of the 
Redevelopment Area. The issuance of this RFP in no way obligates the Issuer to negotiate an 
Agreement with any of the Respondents. Such negotiations, if conducted, will proceed for a 
reasonable time acceptable to the Issuer and shall culminate in the execution of an Agreement, 
termination of such negotiations and the Issuer’s selection of another Qualified Respondent for the 
commencement of negotiations, or the Issuer’s abandonment or revision of the selection process 
contemplated by this RFP. 
 
 
 
 
{END OF SECTION 4} 


 
EXHIBIT A 
 
Link to Dropbox of Project Related Documents: 
 
www.cranfordnj.org/home/bids/rfei-north-averedevelopment-area 
 
 
If a respondent has any trouble accessing or downloading the plan or would like to request 
the plan emailed to them, please contact _________________________________ 


 
EXHIBIT B 
 
RESPONDENT’S STATEMENT FOR PUBLIC DISCLOSURE 
 
A. RESPONDENT 
 
1.  
a. 
Name of Respondent: 
b. 
Address of Respondent: 
 
2. If the Respondent is not an individual doing business under his own name, the 
Respondent has the status indicated below and is organized or operating under the 
laws of 
 
 
A corporation 
A non-profit or charitable institution or corporation 
A partnership known as 
A business association or joint venture known as 
A federal, state or local government of instrumentality thereof 
Other (explain) 
 
 
1. If the Respondent is not an individual, give date of establishment of entity. 
 
2. Names, addresses, title or position (if any), and nature and extent of the interest of 
the officers and principal members, shareholders and investors of the Respondent, 
are set forth as follows: 
 
a. If the Respondent is a corporation, the officers, directors or trustees, and 
each stockholder owning more than 10 percent or any class of stock. 
 
b. If the Respondent is a partnership, each partner, whether a general or 
limited partner, and either the percent of interest or a description of the 
character and extent of interest. The developer should be sure to include 
any prospective partners it is aware of at the time of the submission. 
 
c. If the Respondent is a business association or a joint venture, 
each participant and either the percent of interest or a description 
of the character and extent of interest. 
 
d. If the Respondent is some other entity, the officers, the members of 
the governing body, and each person having an interest of more 
than 10 percent. 


 
Name, Address and Zip Code 
 
 
 
Position Title (if any) and Percent of Interest or Description of Character and 
Extent of Interest 
 
 
 
CERTIFICATION 
 
I, (We)  
 
Certify that this Respondent’s Statement for Public Disclosure is true and correct 
to the best of my (our) knowledge and belief. 
 
Dated: 
Dated: 
 
 
Signature 
Signature 
 
 
Signature 
 
Title:  
 Title:  
 
Address and Zip Code: 
 Address and Zip Code: 
Notary: 
 
If the Respondent is an individual, this statement should be signed by such 
individual, if a partnership, by one of the partners; if a corporation or other such 
entity, by one of its chief officers having knowledge of the facts required by this 
statement. 


 
EXHIBIT C 
 
RESPONDENT’S STATEMENT OF QUALIFICATIONS 
AND FINANCIAL RESPONSIBILITY 
 
 
1. Name, Address and Zip Code of Respondent: 
 
2. Is the Respondent a subsidiary of or affiliated with any other corporation or corporations 
or any other firms? Yes  
No  
 
 
If yes, list each such corporation or firm by name and address, specifically its 
relationship to the Respondent, and identify the officers and directors or trustees 
common to the Respondent and such other corporation or firms. 
 
a. The financial condition of the Respondent, as of  
, is as reflected in 
the attached financial statement. (Note: Attach to this statement a certified financial 
statement showing the assets and liabilities, including contingent liabilities, fully 
itemized in accordance with acceptable accounting standards and based on a proper 
audit. If the date of the certified financial statement precedes the date of this 
submission by more than six months, also attach an interim balance sheet not more 
than sixty (60) days old). 
 
b. Name and address of auditor or public accountant who performed the audit on which 
said financial statement is based. 
 
c. If funds for the development of the Project Concept proposed are to be obtained from 
sources other than the Respondent’s own funds, provide a statement of the 
Respondent’s plan for financing the acquisition and development of the land. 
 
4. Sources and amount of cash available to Respondent to meet equity requirements of the 
proposed undertaking: 
 
a. In Banks: 
Name, Address and Zip Code of Bank 
Amount 
$ 
 
b. By sale of readily saleable assets: 
Description 
Market Value 
Mortgages or Liens 
$ 
 
5. Names and addresses of bank references: 


 
6.  
a. Has the Respondent or any person or entity identified in Section 3.3 hereto been 
adjudged bankrupt, either voluntary or involuntary, within the past ten (10) years? 
 
Yes  
No  
 
If yes, give date, place and under what name. 
 
b. Has the Respondent or anyone referred to above as “principals of the Respondent” 
been indicted for or convicted of any felony within the past ten (10) years? 
 
Yes  
No  
 
7.  
a. Undertakings comparable to the proposed redevelopment completed by the 
Respondent or any of the principals of the Respondent, including identification and 
a brief description of each project and date of completion: 
 
 
b. If the Respondent or any of the principals of the Respondent has ever been an 
employee, in a supervisory capacity, for a construction contractor or builder on 
undertakings comparable to the proposed development work, name such employee, 
name and address of employer, title of position, and brief description of work: 
 
8. If the Respondent or a parent corporation, a subsidiary, an affiliate or a principal of the 
Respondent is to participate in the development of the land as a construction contract 
builder: 
 
a. Name and address of such contractor or builder: 
 
b. Has such contractor or builder within the last ten (10) years ever failed to qualify as 
a responsible bidder, refused to enter into a contract after an award has been made, 
or failed to complete a construction or development contract. Yes  
 No  
 If 
yes, explain: 
 
 
c. Total amount of construction or development work performed by such contractor 
or builder during the last five (5) years: 
 
 
$ 
 
d. Construction contracts or developments now being performed by such contractor or 
builder: 


 
Identification of 
Contract of Development 
Location 
Amount 
Date to be 
Completed 
 
e. 
Outstanding construction-contract bids of such contractor or builder: 
 
Awarding Body 
Amount 
Date Opened 
$ 
 
9. Does any member of the governing body in the Township or any other appointed official 
in the Township, have any direct or indirect personal or financial interest in the 
Respondent or in the development rehabilitation of the property upon the basis of such 
proposal? 
 
Yes  
No  
 
If yes, explain: 
 
 
10. 
Statements and other evidence of the Respondent’s qualifications and financial 
responsibility (other than the financial statement) are attached hereto and hereby made 
a part hereof as follows: 


 
EXHIBIT D 
 
LETTER OF INTENT 
(Note: To be typed on Respondent’s letterhead. 
The Issuer shall accept no modifications to the language of the letter). 
 
The undersigned, (Name of Respondent) has submitted the attached Response to the 
Request for Proposals (the “RFP”), issued by the Township of Cranford (the “Issuer”), 
relative to the development of as Block 193, Lots 6.01 (portion), 10, 11, 12, 13 and 14 on 
the tax map of the Township of Cranford, Union County, State of New Jersey. 
 
THE RESPONDENT HEREBY STATES: 
 
I. 
The attached Response contains accurate, factual and complete information. 
 
II. 
The Respondent agrees to participate in good faith in the application process as 
described in the RFP and to adhere to the Issuer’s schedule. 
 
III. 
The Respondent acknowledges that all costs incurred by it in connection with the 
preparation and submission of the Response, or any negotiations which result 
therefrom shall be borne exclusively by the Respondent. 
 
IV. 
The Respondent hereby declares that the only persons participating in this Response as 
principals are named herein and that no person other than those herein mentioned has 
any participation in the Response or in any contract to be entered into with respect 
thereto. Additional persons may subsequently be included as participating principals, 
but only if acceptable to the Issuer. The Respondent declares that this Response is made 
without connection with any other person, firm or parties who has submitted a 
Response, except as expressly set forth below and that it has been prepared and has 
been submitted in good faith and without collusion or fraud. 
 
V. 
The Respondent acknowledges and agrees that the Issuer may modify, amend, 
suspend and/or terminate the RFP process (in its sole judgment) or may decide not 
to proceed with development of the Redevelopment Area described in the RFP. In 
either case, neither the Issuer nor any of their officers, agents or representatives shall 
have any liability to the Respondent for any costs incurred by the Respondent with 
respect to the application activities described in the RFP. 
 
VI. 
The Respondent acknowledges that any contract executed with respect to 
implementation/effectuation of the project described in the RFP must comply with 
all applicable affirmative action and similar laws. Respondent hereby agrees to take 
such actions as are required in order to comply with such applicable laws. 
 
VII. 
The Respondent hereby acknowledges receipt of the RFP. 


 
Very truly yours, 
 
(NAME OF RESPONDENT) 
 
 
By: _ 
Name: 
Title: _ 
Date: 


 
EXHIBIT E 
ACKNOWLEDGMENT OF ADDENDA 
 
The Respondent hereby acknowledges receipt of  
 dated  
and 
Addenda Nos.  
through  
, inclusive. 
 
(NAME OF RESPONDENT)* 
 
By: 
 
Name: 
 
Title: 
 
 
 
*If a joint venture, partnership or other formal organization of firms submit this Response, 
all such firms shall be listed and each such participant shall execute this Acknowledgment 
of Addenda. 


 
EXHIBIT F 
 
REQUEST FOR QUALIFICATIONS CHECKLIST 
 
 
THIS CHECKLIST MUST BE COMPLETED AND SUBMITTED WITH YOUR 
PROPOSAL: 
Please initial below, indicating that your proposal includes the itemized document.  
A PROPOSAL SUBMITTED WITHOUT THE FOLLOWING DOCUMENTS IS 
CAUSE FOR REFUSAL. 
 
INITIAL BELOW 
 
A. One Original, Two Copies and USB Drive of the complete Proposal. 
 
 
B. Non-Collusion Affidavit properly notarized. 
 
 
C. Authorized signatures on all forms. 
 
 
D. Business Registration Certificate(s). 
 
E. Affirmative Action Statement 
 
 
Note: N.J.S.A 52:32-44 provides that the Township shall not enter into a contract for 
goods or services unless the other party to the contract provides a copy of its business 
registration certificate and the business registration certificate of any subcontractors 
at the time that it submits its proposal. The contracting party must also collect the state 
use tax where applicable. 
 
THE UNDERSIGNED HEREBY ACKNOWLEDGES 
THE ABOVE LISTED REQUIREMENTS. 
 
NAME OF PROPOSER: 
 
Person, Firm or Corporation 
 
_____________________________________________________________ 
BY: 
(NAME) 
(TITLE) 


 
EXHIBIT G 
 
NON-COLLUSION AFFIDAVIT 
 
STATE OF NEW JERSEY 
COUNTY OF UNION 
ss: 
 
I AM_______________________________________________________ 
 
OF THE FIRM OF __________________________________________ 
 
UPON MY OATH, I DEPOSE AND SAY: 
 
1. THAT I EXECUTED THE SAID PROPOSAL WITH FULL AUTHORITY SO TO 
DO; 
2. THAT THIS PROPOSER HAS NOT, DIRECTLY OR INDIRECTLY ENTERED 
INTO ANY AGREEMENT, PARTICIPATED IN ANY COLLUSION, OR 
OTHERWISE TAKEN ANY ACTION IN RESTRAINT OF FAIR AND OPEN 
COMPETITION IN CONNECTION WITH THIS ENGAGEMENT; 
3. THAT ALL STATEMENTS CONTAINED IN SAID PROPOSAL AND IN THIS 
AFFIDAVIT ARE TRUE AND CORRECT, AND MADE WITH FULL 
KNOWLEDGE THAT THE TOWNSHP OF CRANFORD RELIES UPON THE 
TRUTH OF THE STATEMENTS CONTAINED IN SAID PROPOSAL AND IN THE 
STATEMENTS CONTAINED IN THIS AFFIDAVIT IN AWARDING THE 
CONTRACT FOR THE SAID ENGAGEMENT; AND 
4. THAT NO PERSON OR SELLING AGENCY HAS BEEN EMPLOYED TO 
SOLICIT 
OR 
SECURE 
THIS 
ENGAGEMENT 
AGREEMENT 
OR 
UNDERSTANDING FOR A COMMISSION, PERCENTAGE, BROKERAGE OR 
CONTINGENT FEE, EXCEPT BONA FIDE EMPLOYEES OR BONA FIDE 
ESTABLISHED COMMERCIAL SELLING AGENCIES OF THE PROPOSER. 
(N.J.S.A.52: 34-25). 
 
SUBSCRIBED AND SWORN TO 
BEFORE ME THIS 
 
 
DAY 
OF  
 2023. 
(TYPE OR PRINT NAME OF 
AFFIANT UNDER SIGNATURE) 
 
NOTARY PUBLIC OF 
 
MY COMMISSION EXPIRES:  
 , 20    


 
EXHIBIT H 
 
N.J.S.A. 10:5-31 and N.J.A.C. 17:27 
MANDATORY EQUAL EMPLOYMENT OPPORTUNITY LANGUAGE 
Goods, Professional Services and General Service Contracts 
(Mandatory Affirmative Action Language) 
 
During the performance of this contract, the contractor agrees as follows: 
 
The contractor or subcontractor, where applicable, will not discriminate against any 
employee or applicant for employment because of age, race, creed, color, national 
origin, ancestry, marital status, affectional or sexual orientation or sex. Except with 
respect to affectional or sexual orientation, the contractor will take affirmative action 
to ensure that such applicants are recruited and employed, and that employees are 
treated during employment, without regard to their age, race, creed, color, national 
origin, ancestry, marital status, affectional or sexual orientation or sex. Such action 
shall include, but not be limited to the following: employment, upgrading, demotion, 
or transfer; recruitment or recruitment advertising; layoff or termination; rates of 
pay or other forms of compensation; and selection for training, including 
apprenticeship. The contractor agrees to post in conspicuous places, available to 
employees and applicants for employment, notices to be provided by the Public 
Agency Compliance Officer setting for the provisions of this nondiscrimination clause. 
 
The contractor or subcontractor, where applicable will, in all solicitations or 
advertisements for employees placed by or on behalf of the contractor, state that all 
qualified applicants will receive consideration for employment without regard to age, 
race, creed, color, national origin, ancestry, marital status, affectional or sexual 
orientation or sex. 
 
The contractor or subcontractor, where applicable, will send to each labor union or 
representative or workers with which it has a collective bargaining agreement or 
other contract or understanding, a notice, to be provided by the agency contracting 
officer, advising the labor union or workers' representative of the contractor's 
commitments under this act and shall post copies of the notice in conspicuous places 
available to employees and applicants for employment. 
The contractor or subcontractor, where applicable, agrees to comply with any 
regulations promulgated by the Treasurer pursuant to N.J.S.A. 10:5-31 et seq., as 
amended and supplemented from time to time and the Americans with Disabilities 
Act. 
 
The contractor or subcontractor agrees to make good faith efforts to employ minority 
and women workers consistent with the applicable Township employment goals 
established in accordance with N.J.A.C. 17:27-5.2 or a binding determination of the 
applicable Township employment goals determined by the Division, pursuant to 
N.J.A.C. 17:27-5.2. 


 
The contractor or subcontractor agrees to inform in writing its appropriate 
recruitment agencies including, but not limited to, employment agencies, placement 
bureaus, colleges, universities, labor unions, that it does not discriminate on the basis 
of age, creed, color, national origin, ancestry, marital status, affectional or sexual 
orientation or sex, and that it will discontinue the use of any recruitment agency which 
engages in direct or indirect discriminatory practices. 
The contractor or subcontractor agrees to revise any of its testing procedures, if 
necessary, to assure that all personnel testing conforms with the principles of job- 
related testing, as established by the statutes and court decisions of the State of New 
Jersey and as established by applicable Federal law and applicable Federal court 
decisions. 
 
In conforming with the applicable employment goals, the contractor or subcontractor 
agrees to review all procedures relating to transfer, upgrading, downgrading and layoff 
to ensure that all such actions are taken without regard to age, creed, color, national 
origin, ancestry, marital status, affectional or sexual orientation or sex, consistent with 
the statutes and court decisions of the State of New Jersey, and applicable Federal law 
and applicable Federal court decisions. 
 
The contractor shall submit to the public agency, after notification of award but prior to 
execution of a goods and services contract, one of the following three documents: 
 
§ Letter of Federal Affirmative Action Plan Approval 
§ Certificate of Employee Information Report 
§    Employee Information Report Form AA302 
 
The contractor and its subcontractors shall furnish such reports or other documents 
to the Division of Contract Compliance and EEO as may be requested by the Division 
from time to time in order to carry out the purposes of these regulations, and public 
agencies shall furnish such information as may be requested by the Division of 
Contract Compliance & EEO for conducting a compliance investigation pursuant to 
Subchapter 10 of the Administrative Code at N.J.A.C. 17:27. 


 
EXHIBIT I 
 
Narrative Description of Connolly & Hickey Vision Plan Design Criteria 
 
Building ‘A’ – Corner of North Avenue and Springfield Avenue 
 
Inspired by Neoclassical design incorporating some of the style’s key elements 
including Doric columns at the loggia including a balustrade; a delineation of floor 
levels including a water table, cornice band courses between the first and second and 
the third and fourth floor levels, and a molded cornice entablature all of which are 
detailed to the appropriate scale of the building massing using traditional molding 
profiles; a purposeful fenestration pattern; masonry window openings detailed with 
jambs returns, frames with brick molding, historical stone sills or stone panels, and 
traditional lintels; and other detailing appropriate to the architectural style.  
 
Materials used include a traditional red brick at the body of the building and cast 
stone or limestone detailing at the water table, cornices, lintels, spandrels and the 
colonnade/portico elements and.  The storefronts are detailed with metal set on cast 
stone bulkheads. Any stairs or other accoutrements match the cast stone detailing of 
the main building. This building uses a variety of window shapes and sizes at the 
half-round openings but most others are one-over-one double-hung windows.  
 
Building ‘B’ – Lot 14 and portion of Lot 6.01 
 
Inspired by a more simplified version of Neoclassical design incorporating a shallow 
cast stone water table, a molded metal cornice between the first and upper levels, a 
bracketed metal cornice entablature that is simplified on the secondary elevations, 
and metal spandrels between the groups of windows at the second and third floor 
levels.  Similar to Building A, the window openings are hung sashes but with multi-
panes, historical projecting metal sills, and jamb returns.  The body of the building is 
traditional red brick slightly different from Building A.   
 
 
 
 
 
 
 
 
 
 
 
 


 
EXHIBIT J 
 
 
This RFP covers only a 0.2 acre portion of Lot 6.01, 
Block 193 in the Redevelopment Area and defined 
as “Lot 6.01 Project Area” highlighted in yellow 
below:   
 
 
 
 
 
 
 
 
 
 
 
 
 
 


 
NOTICE FOR REQUEST FOR PROPOSALS (RFP) 
TOWNSHIP OF CRANFORD 
UNION COUNTY, NEW JERSEY 
 
 
FOR: DEVELOPMENT OF NORTH + SPRINGFIELD REDELOPMENT AREA 
 
 
Responses shall be submitted to: Business Administrator, 8 Springfield Avenue, Cranford, New 
Jersey 07016 as follows: One original submission with two (2) hard copies and a copy on a USB 
Drive on or before June 15, 2023, 10:00 AM,  
 
To view, download, and/or print the RFP please go to the Township of Cranford Website 
www.cranfordnj.org/home/bids/rfei-north-averedevelopment-area 
 
All proposers shall conform to the intention and provisions of affirmative action in Public 
Contracts Laws of the State of New Jersey, R.S. 10:2-1 of 7/23/75, Assembly Bill No. 2227. 
 
Proposers are required to comply with requirements of N.J.S.A. 10:5-31 et. seq. and N.J.A.C. 
17:27. 
 
The Township Committee reserves the right to reject any and all proposals should it be in the 
interest of the Township to do so and to waive any informalities in the proposals. 
 
By:   _______________________ 




--- Document: PILOT Presentation (Cranford PILOTs) 9-27-22 ---
Township of Cranford
Redevelopment 
Projects & PILOTs:
Hartz Mountain &
Iron Ore Properties
Phoenix Advisors, LLC
September 27, 2022


How We Got Here
2
• 2017 & 2018: Hartz Mountain lawsuits seek to leverage affordable housing
obligation to build 905 apartments at 750 Walnut.
• August 2020: Township approves South & Chestnut MoU including a 5-year PILOT
with Iron Ore Properties, as part of a Fair Share Housing Center Settlement.
• December 2020: Township unanimously approves 750 Walnut MoU including a 30-
year PILOT with Hartz Mountain, for a project consisting of 250 residential units and
15-acres of commercial space.
• April 2021: Court approves the Township’s Affordable Housing Plan conditioned on
completing these projects, including South & Chestnut and 750 Walnut.
Compliance with the Affordable Housing Plan provides protection from builder’s
remedy lawsuits.
• The proposed projects fully conform with the respective MoU with Hartz Mountain
and Iron Ore Properties approved by Township Committee in 2020 and comply with
the Township’s Third Round Affordable Housing obligation.


PILOT Basics
3
• A PILOT, or “payment in lieu of tax”, is an amount that a property owner pays
instead of paying conventional real estate taxes on the improvement portion of
their property. The amounts due under the PILOT are a municipal lien.
• Facilitates redevelopment in areas that need it and helps fulfill affordable housing
obligations. Allows the municipality to have increased decision-making powers
throughout the redevelopment process.
• The land portion is not exempt from taxation.
• The term of the PILOT is generally 30-years for Long-Term PILOTs and 5-years for
Short-Term PILOTs. After the expiration of the financial agreement, the payments
revert to conventional taxes.
• State law sets the minimum Long-Term PILOT at 10% of annual gross revenue
(“AGR”) or 2% of project costs; whereas Short-Term PILOTs are typically structured
as the taxes paid in the prior year plus a percentage of the incremental conventional
taxes on the new improvements (0%/20%/40%/60%/80%).


Proposed Project Descriptions
4
750 Walnut Project:
• Residential Component (Long-Term PILOT)
• 212 market-rate units and 38 affordable units
• Project site currently produces approx. $460,000 in total taxes per year
• Commercial Component (Conv. Taxes)
• Approximately 240,000 SF of commercial/flex space
• Project site currently produces approx. $460,000 in total taxes per year
South & Chestnut Project:
• 201 Walnut Component (Short-Term PILOT)
• 34 market-rate units and 8 affordable units
• Project site currently produces approx. $33,000 in total taxes per year
• South Ave Component (Short-Term PILOT)
• 48 market-rate units, 9 affordable units and approx. 2,600 SF of retail space
• Project site currently produces approx. $81,000 in total taxes per year


Proposed PILOT for 750 Walnut
•
The Residential Component (Long-Term
PILOT) will be built on 50% of the site and
the Commercial Component (Conv. Taxes)
will be on the other 50%.
•
The proposed PILOT is for 30 years and is
based on a percentage of annual gross
revenue: 11.5% in years 1-10; 12.5% in
years 11-20; and 13.5% in years 21-30.
•
The
land
will
continue
to
be
taxed
conventionally and is projected to produce
$360,000 of total tax revenue per year.
•
The Commercial Component is subject to
conventional
taxes
and
will
be
split
between
the
Township
(22%),
School
District (56%), County (20%) and Library
(2%).
•
The Commercial Component alone (15-
acres) will exceed the current total taxes
on the aggregate 30-acre property.
(1) Based on discussions with Tax Assessor and preliminary estimates.  Assumes 2% tax rate growth per year.
(2) PILOT terms were independently analyzed based on information in MoU, supporting documentation and consultant reports.
(3) Current taxes reflect the projected 2022 taxes on the full 30-acre property.  The Project is not located in the SID.
(4) Totals may not add due to rounding.
5
Year 2
Year 30
30-yr Total
Annual Gross Revenue (AGR)
$7,815,000
$17,880,000
$356,900,000
Based on 250 units at projected rents/escalation
Annual Service Charge (ASC)
900,000
          
3,025,000
      
45,965,000
       
Initially at 11.5% of AGR and subject to escalation
As a % of Conv. Taxes
41%
80%
54%
Based on a projected assessment of $30,960,000
Plus: Administrative Fee
18,000
            
60,000
            
920,000
             
2.00% of ASC per statute
Less: County Fee
(27,000)
           
(120,000)
        
(1,590,000)
       
5.00% of ASC per statute
Less: Net Land Tax Credit
(280,000)
        
(485,000)
        
(10,955,000)
     
Based on a projected assessment of $5,250,000
Net PILOT Revenue to Municipality After LTC
$610,000
$2,480,000
$34,340,000
Current Taxes
Year 2
Year 30
30-yr Total
Projected Assessment
$14,000,000
$17,200,000
$17,200,000
$17,200,000
Based on 240,000 SF of flex space
Projected Total Taxes
925,000
           
1,205,000
      
2,100,000
      
48,000,000
       
Municipal Share (22%)
205,000
           
270,000
          
470,000
          
10,695,000
       
School Share (56%)
520,000
           
680,000
          
1,180,000
      
27,015,000
       
County Share (20%)
185,000
           
240,000
          
420,000
          
9,590,000
         
Library Share (2%)
15,000
              
20,000
            
30,000
            
705,000
             
Estimated Total Tax Revenue
925,000
           
$1,205,000
$2,100,000
$48,000,000
ESTIMATED PILOT CASH FLOW - RESIDENTIAL COMPONENT
ESTIMATED TAXES - COMMERCIAL COMPONENT


Proposed PILOT for South & Chestnut
•
The
properties
currently
generate $114k of total tax
revenue split between the
Township
($25k),
County
($22k), School District ($62k)
and Library/SID ($5k).
•
201 Walnut and South Ave
are
Short-Term
PILOTs,
structured
as
5-year
incremental
tax
phase-ins
(0/20/40/60/80%).
•
The land is not abated so all
taxing entities will receive no
less than current taxes.
•
In Year 6, the PILOT reverts to
conventional
taxes
and
is
projected to generate over
$900k per year.
6
(1) Based on discussions with Tax Assessor and preliminary estimates.  Assumes 2% tax rate growth per year.
(2) PILOT terms were independently analyzed based on information in MoU, supporting documentation and consultant reports.
(3) The Project is located in the SID, so the tax split differs from 750 Walnut.
(4) Totals may not add due to rounding.
Land
Imp.
Total
Land
Imp.
Total
201 Walnut
314,000
          
163,300
          
477,300
          
201 Walnut
600,000
          
4,500,000
      
5,100,000
      
South Ave
679,000
          
511,900
          
1,190,900
      
South Ave
1,190,000
      
5,310,000
      
6,500,000
      
Total
$993,000
$675,200
$1,668,200
Total
$1,790,000
$9,810,000
$11,600,000
Current
Year 1
Year 2
Year 3
Year 4
Year 5
Year 6
PILOT/Tax Basis
Est. Taxes/PILOT:
201 Walnut
$33,000
$43,000
$114,000
$185,000
$257,000
$328,000
$400,000
South Ave
81,000
84,000
169,000
254,000
339,000
424,000
509,000
Total
$114,000
$127,000
$283,000
$439,000
$596,000
$752,000
$909,000
Allocation:
Municipal
$25,000
$27,000
$174,000
$321,000
$467,000
$614,000
$196,000
School 
62,000
69,000
71,000
72,000
74,000
75,000
496,000
County
22,000
25,000
33,000
41,000
49,000
57,000
176,000
Library/SID
5,000
6,000
6,000
6,000
6,000
6,000
41,000
Total
$114,000
$127,000
$284,000
$440,000
$596,000
$752,000
$909,000
Current
40% 
Increment
20% 
Increment
ESTIMATED PILOT/TAX CASH FLOW
0% 
Increment
Conv. Taxes
Conv. Taxes
80% 
Increment
60% 
Increment
CURRENT/PROJECTED TAX ASSESSMENTS
Projected


Aggregate Cost/Benefit Summary
•
Based on information provided by
the District, 409 comparable existing
units
generated
only
55
school
children (0.13/unit).
•
Further, enrollment in the District
has decreased by 162 students (a 4%
reduction) from 3,905 to 3,743 over
the last 5 years (per 2021 audit).
•
The
projected
aggregate
annual
PILOT/tax benefit far exceeds the
estimated
incremental
school
($495k) and municipal ($330k) costs.
•
The combination of the PILOTs and
new commercial ratables results in
an increase in revenue to all taxing
entities as compared to the current
underutilized or vacant properties.
7
(1) Based on discussions with Tax Assessor and preliminary estimates.  Assumes 2% tax rate growth per year.
(2) Demographic multipliers are based on actual data from other new residential development in the Township.
(3) Cost per pupil is based on the Cost of Classroom Spending per Cranford School District FY2022-23 Budget.
(4) Totals may not add due to rounding.
750 Walnut -Res.
250
0.13
            
34
10,500
355,000
750 Walnut -Com.
0
0.13
            
0
10,500
0
201 Walnut -Res.
42
0.13
            
6
10,500
65,000
South Ave -Mixed
55
0.13
            
7
10,500
75,000
347
47
$495,000
PROJECTED PUBLIC SCHOOL CHILDREN (PSC)
Project Component
Unit Count
Applicable 
Multiplier
Projected 
PSC
Est. Cost 
per Pupil
Estimated 
Total Cost
Municipal
School*
County*
Library*
Total
PROJECTED REVENUE
750 Walnut -PILOT
$530,000
$0
25,000
           
$0
$555,000
750 Walnut -Land Tax
80,000
205,000
70,000
5,000
360,000
750 Walnut -Ratable
270,000
680,000
240,000
20,000
1,205,000
201 Walnut -PILOT/Land
10,000
24,000
9,000
1,000
43,000
South Ave -PILOT/Land
19,000
47,000
17,000
1,000
84,000
Total Revenue
$909,000
$956,000
$361,000
$27,000
$2,247,000
PROJECTED COSTS
Municipal Costs
$330,000
$0
$0
$0
$330,000
School Costs
0
495,000
0
0
495,000
Total Costs
$330,000
$495,000
$0
$0
$825,000
NET REVENUE
$579,000
$461,000
$361,000
$27,000
$1,422,000
PROJECTED COST/BENEFIT SUMMARY AT FULL STABILIZATION
*New tax revenue produced for the School District, County and Library
does not add to their respective budgets; it redistributes the tax
burden across the tax base, thus reducing the average resident's tax
bill.


Additional Considerations
8
• $200 million investment in the Township and addition of 55 affordable housing units in
compliance with the Township’s Third Round Affordable Housing obligation.
• Significant reduction in total unit density, reduction in new school children and
increase to affordable housing set aside.
• On- and off-site improvements such as public open space, walking trails, basketball
courts, traffic improvements and ground floor retail space.
• A reliable stream of new revenue for the Township that can be leveraged for various
public improvements.
• Dropping tax appeals on 750 Walnut Avenue filed over the last seven (7) years; the cost
of which is estimated to be $325,000 per year. Tax appeals are not permitted under
the LTTE Law.
• Addition of a new commercial ratable to the tax base with an estimated assessment of
approx. $17.2 million, which exceeds the total assessment on the current 30-acre
parcel at 750 Walnut prior to the 2022 reduction.




--- Document: Redevelopment Update 7-13-21 ---
Redevelopment Update
Tuesday, July 13, 2021
Official Meeting of the 
Township Committee,
Township of Cranford, NJ


Affordable Housing Plan 
Objectives
• Apartments for Cranford’s empty-nesters
• Increase foot traffic to support downtown businesses
• Increase property values
• Smaller impact on traffic, schools, environment
• Retain character of single-family neighborhoods


Affordable Housing 
– 4 Year History
March 2017: 
Hartz Seeks Rezoning of 750 Walnut Ave.
905 apartments
136 – 181 Affordable Housing apartments
Nov. 2018: 
Hartz files motion to oppose Cranford’s request 
for Court approval of AH Plan
Oct. 2019:
Hartz files suit in Superior Court seeking approval 
of 905 apartments on 750 Walnut Avenue


Affordable Housing 
– 4 Year History
Nov. 2019:
399 total new residential units 
70%+ townhomes on 750 Walnut Avenue
88 Affordable Credits (82% family unit credits)
Nov. 2020: 
384 total new residential units
65% on 750 Walnut Avenue
73 Affordable Credits (78% family unit credits)
Nov. 2018:
971 total new units
93% on 750 Walnut Avenue
195 Affordable Units (97% family units)


Affordable Housing 
– 4 Year History


New Jersey’s Best Downtown


New Jersey’s Best Downtown


New Jersey’s Best Downtown


Estimated New Residents Per Plan
Nov. 2018 Plan:
1,629 estimated new residents
Nov. 2019 Plan:
1,275 estimated new residents
Nov. 2020 Plan: 
626 estimated new residents


Units vs Population
Proposed New Units
Est. New Residents


What about traffic?
Estimated 750 fewer cars with 2020 Plan
Nov. 2018 Plan:
94% (915 out of 971) units more than 1 
mile from train
Nov. 2019 Plan:
79% (315 out of 398) new units more 
than 1 mile from train
Nov. 2020 Plan: 
65% (250 out of 384) new units more 
than 1 mile from train


New Jersey’s Best Downtown


North Avenue Gateway Project


North Avenue Gateway Project
Vacant or Underutilized


New Jersey’s Best Downtown


New Jersey’s Best Downtown


South & Chestnut Rehabilitation
Vacant or Underutilized


North Avenue Gateway Project
Vacant
$250,000 in lost property tax revenue 
+ purchased in 2015 for $1.3 million


South & Chestnut Rehabilitation
Vacant 
$3,000,000 in missed property tax revenue


South & Chestnut Rehabilitation
Vacant 
$500,000 in missed property tax revenue


What is the alternative?
Myrtle Street Mixed Used
Removed in 2020
• 10 Residential Units
• 2 Affordable Housing 
Units


What is the alternative?
Elise & Burnside
• Proposed as 
overlay zone
• Removed from plan 
in 2020


What is the alternative?


Missed Opportunities
Woodmont at Cranford
555 South Avenue East


Missed Opportunities
Birchwood Park
215 Birchwood Avenue


Smart Planning for a Smart Future
• Apartments for empty-nesters/Cranford residents who want 
to downsize
• Increase foot traffic to support downtown businesses
• Increase property values & improve infrastructure
• Smaller impact on traffic, schools, environment
• Retain character of single-family neighborhoods


TV-35 Town Hall Series
• Nov. 11, 2019: Original FSHC Settlement 
• Sept. 1, 2020: Affordable Housing-Redevelopment Update
• Nov. 17, 2020: Hartz Mt.-750 Walnut Settlement
• March 22, 2021: Downtown Business Owners Presentation
• May 6, 2021: Indian Village Neighborhood Presentation
And more project specific presentations coming




--- Document: Draft RFP - North Avenue Redevelopment - March 2023 ---
 
 
 
REQUEST FOR PROPOSALS (RFP) 
 
NORTH + SPRINGFIELD REDEVELOPMENT AREA 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
DUE DATE: June 15, 2023, 10:00am 
 
 
Issued by: 
 
Township of Cranford 
 
 
Union County, New Jersey 
 


i 
 
 
TABLE OF CONTENTS 
GLOSSARY……………………………………………………………………..…….i-iv 
SECTION 1: INTRODUCTION AND GENERAL INFORMATION 
1.1 
Overview .............................................................................................................. 1 
1.2 
RFP Documents ................................................................................................... 2 
1.3 
Examination of Documents, Familiarity with the Services Required to be 
Performed ............................................................................................................. 2 
1.4 
Pre-Submission Conference ................................................................................. 2 
1.5 
Evaluation Process ............................................................................................... 3 
1.6 
Schedule ............................................................................................................... 3 
1.7 
Conditions ............................................................................................................ 3 
1.8 
Rights of the Issuer .............................................................................................. 4 
1.9 
Submission Date .................................................................................................. 5 
1.10 
Submission Fee .................................................................................................... 5 
SECTION 2: THE REDEVELOPMENT AREA 
2.1 
Township of Cranford .......................................................................................... 6 
2.2 
Downtown Cranford ............................................................................................. 6 
2.3 
Prospective Land Uses ......................................................................................... 6 
2.4 
Redevelopment Area Properties .......................................................................... 6 
2.5 
Affordable Housing Obligations .......................................................................... 7 
2.6 
Environmental Conditions ................................................................................... 7 
2.7 
Redevelopment Plan and Approval Process ........................................................ 7 
 
SECTION 3: INSTRUCTIONS FOR PREPARATION AND SUBMISSION OF 
RESPONSES 
3.1 
General Provisions ............................................................................................... 9 
3.1.1 Submission of Responses, Time and Place ................................................. 9 
3.1.2 Questions/Clarifications Request ................................................................ 9 
3.1.3 Cost of Presentation .................................................................................. 10 
3.1.4 Disclosure of Information in Responses .................................................... 10 
3.1.5 Response Acceptance or Rejecting ........................................................... 11 
3.1.6 Disposal of Responses ............................................................................... 11 
3.1.7 Withdrawal by Respondent ....................................................................... 11 
3.1.8 Negotiation and Termination of Negotiations ........................................... 11 
3.2 
Submission of Requirements .............................................................................. 11 
3.3 
Form and Content of Response .......................................................................... 12 
3.3.1 Organization .............................................................................................. 12 


ii 
 
 
3.3.2 Executive Summary; Letter of Intent; Acknowledgment of Addenda ...... 12 
3.3.3 General Information Submission Requirements .................................... 12 
3.3.4 Financial Information Submission Requirements .................................. 13 
3.3.5 Technical and Project-Related Information Submission Requirements 14 
3.3.5.1 
Summary of Related Projects ............................................. 14 
3.3.5.1(a) Project Development ........................................................... 14 
3.3.5.1(b) Project Operations ............................................................... 15 
3.3.5.2 
Current or Pending Projects ............................................... 15 
3.3.5.3 
Project References .............................................................. 15 
3.3.6 Redevelopment Plan .............................................................................. 16 
3.3.7 Administrative Information Submission Requirements ......................... 16 
3.3.8 Supplemental Information to be Provided at Respondent’s Option ....... 18 
3.3.9 Form....................................................................................................... 18 
SECTION 4: EVALUATION AND SELECTION PROCESS 
4.1 
Evaluation Process .......................................................................................... 20 
 
 
EXHIBITS 
EXHIBIT A REDEVELOPMENT PLAN 
EXHIBIT B RESPONDENT’S STATEMENT FOR PUBLIC DISCLOSURE 
 
EXHIBIT C RESPONDENT’S STATEMENT OF QUALIFICATIONS AND FINANCIAL 
RESPONSIBILITY 
 
EXHIBIT D LETTER OF INTENT 
 
EXHIBIT E ACKNOWLEDGMENT OF ADDENDA 
EXHIBIT F REQUEST FOR QUALIFICATIONS CHECKLIST 
EXHIBIT G NON-COLLUSION AFFIDAVIT 
EXHIBIT H MANDATORY EQUAL EMPLOYMENT OPPORTUNITY LANGUAGE 
 
EXHIBIT I CONNOLLY & HICKEY VISION PLAN AND DESCRIPTION 
 
EXHIBIT J      DEPICTION OF LOT 6.01 PROJECT AREA


iii 
 
 
GLOSSARY 
 
Capitalized terms used herein shall have the meaning assigned to such terms below: 
 
“Agreement” means any contractual arrangement entered into between a Qualified 
Respondent and the Township with respect to the Redevelopment Area. 
“Township” or “Cranford” means the Township of Cranford in the County of Union, 
State of New Jersey. 
 
“County” means the County of Union, New Jersey. 
 
“Day” means a calendar day of twenty-four hours measured from midnight to the next 
midnight. 
 
“Designated Contact Person” means: Business Administrator  
 
“Issuer” means the Township. 
 
“Open Public Meetings Act” means N.J.S.A 10:4-6 et seq., as may be amended or 
supplemented from time to time. 
 
“Open Public Records Act” means N.J.S.A 47:1A-1 et seq., as may be amended or 
supplemented from time to time. 
 
“Project Concept” shall be as described in Section 3.3.6 hereof. 
 
“Project Organization Plan” shall be as described in Section 3.3.7 hereof. 
 
“Project Team” shall be as described in Section 4.1. 
 
“Qualified Respondent” means a Respondent which, in the sole discretion of the Issuer, 
meets the requirements of this RFP. 
 
“Redevelopment Area” means the 6 properties as determined by the Redevelopment 
Designation by Resolution 2020-298 dated September 8, 2020 consisting of 2+/- acres. 
 
“Redevelopment Law” means the Local Redevelopment and Housing Law, codified at 
N.J.S.A. 40A:12A-1 et seq., as same may be amended or supplemented from time to time. 
 
“Redevelopment Plan” means “North + Springfield Redevelopment Plan” prepared by 
Topology dated April 12, 2022 and adopted May 10, 2022, a copy of which is attached hereto as 
Exhibit A. This RFP covers only a 0.2 acre portion of Lot 6.01, Block 193 in the Redevelopment 
Area and defined as “Lot 6.01 Project Area” as depicted in Exhibit J.  The other properties in 
this RFP include Block 193, Lots 10, 11, 12, 13 & 14. 
 
“Respondent” means an entity or individual who submits a Response to this RFP. 


iv 
 
 
 
 
“Response” means a submission to the Issuer prepared in accordance with Section 3 hereof. 
 
“RFP” means this Request for Proposals. 
 
“State” means the State of New Jersey. 
 
 
“Vision Plan” means the Cranford Downtown Management Corporation North Avenue Gateway  
Vision Plan prepared by Connolly & Hickey


1 
 
 
SECTION 1 
INTRODUCTION AND GENERAL INFORMATION 
 
1.1  
 
A. Overview 
The Township is issuing this RFP to assess proposals from developers interested in the 
acquisition and redevelopment of a portion of the Redevelopment Area which is comprised of 
approximately 2+/- acres of mostly Township owned properties in Downtown Cranford. 
 
Those properties are commonly known as Block 193, Lots 6.01, 10, 11, 12, 13 & 14 on 
the tax map of the Township of Cranford, Union County, State of New Jersey. 
 
B. Redevelopment Area 
 
The Redevelopment Area was designated as a redevelopment area on September 8, 2020. 
On May 10, 2022, the Township adopted the Redevelopment Plan which established the 
standards for any development of the properties included in the Redevelopment Plan. 
 
C. Redevelopment Plan Goals 
The overall goals of the Redevelopment Plan are set forth in detail in the Redevelopment 
Plan, a copy of which is annexed hereto as Exhibit A. In summary the goal of the Plan is to 
revitalize the downtown and comply with the Township’s court mandated affordable housing 
obligation.  Proposals should follow the requirements of the Plan while incorporating the design 
criteria of the Connolly & Hickey Vision Plan and description annexed hereto as Exhibit I. 
 
In furtherance thereof, the Issuer is seeking Qualified Respondents for consideration in 
selecting a “redeveloper” (as such term is defined in the Redevelopment Law) for the portion of 
Redevelopment Area covered by the Redevelopment Plan. 


2 
 
 
D. Redevelopment Area Conditions 
 
The Respondent to this RFP should become familiar with the Redevelopment Area and 
the Township and should be prepared to provide a formal response that sets forth a comprehensive 
strategy for redevelopment of the Redevelopment Area properties. 
 
E. Purchase Price 
 
Implementation of the Redevelopment Plan will require the purchase by the designated 
Redeveloper of the Township properties (Lot 14 and the Lot 6.01 Project Area) and four (4) 
privately owned properties (Lots 10, 11, 12, & 13) at fair market value as determined by a licensed 
appraiser. 
 
1.2 
RFP Documents 
 
Each Respondent should inspect its copy of this RFP to ensure that a complete set of the 
documents (including any Exhibits) is included. If a Respondent discovers that its copy of this 
RFP is incomplete, it should immediately contact the Designated Contact Person. The Issuer will 
make appropriate and reasonable arrangements with the Respondent to provide any missing items. 
Each Respondent must prepare its Response using a complete RFP, including any addenda issued 
by the Issuer prior to the date established for submission of all Responses. Neither the Issuer, nor 
its agents or employees, shall be responsible for errors, omissions, incomplete submissions or 
misinterpretations resulting from the Respondent’s use of an incomplete RFP in preparing or 
submitting its Response. 
 
1.3 
Examination of Documents, Familiarity with the Services Required to be Performed 
 
It is the responsibility of each Respondent before submitting a Response to (a) examine 
this RFP thoroughly; (b) become familiar with and consider all federal, State and local laws, 
regulations, ordinances, permits, approvals and orders that may affect the cost, performance or 
furnishing of the services; and (c) notify the Issuer of all conflicts, errors or discrepancies in this 
RFP. 
 
The submission of a Response will constitute a conclusive and binding representation by 
such Respondents that such Respondent has agreed to, and complied with, every requirement of 
this RFP. 
 
1.4 
Pre-Submission Conference 
 
A Pre-Submission Conference with prospective Respondents, including a discussion of the 
overall Redevelopment Area and this RFP, will take place on May 3, 2023 at 10:00 a.m. 
Respondents 
should 
email 
__________________________with 
copy 
to  
______________________________________ to advise of the names and contact information 
of all representatives of Respondents planning to participate in the Pre-Submission Conference.  
The deadline to register for the Pre-Submission Conference is 3:00 p.m., on May 1, 2023. 
Attendance at the Pre-Submission Conference is strongly suggested for all Respondents but is 
not required. 


3 
 
 
1.5 
Evaluation Process 
 
The Issuer intends to evaluate all Responses in accordance with Section 4.1 hereof and may 
select a Qualified Respondent from among such Responses, however, the Issuer retains the 
discretion to reject all of the Responses. 
 
1.6 
Schedule 
 
May 3, 2023 
Pre-Submission Conference (10:00 a.m.) 
May 24, 2023 
Last Day to submit questions or requests for clarifications  
June 15, 2023 
Receipt of Responses (10:00 a.m. prevailing time) 
 
1.7 
Conditions 
 
By responding to this RFP, the Respondent acknowledges and consents to the following 
conditions relative to the submission, review and consideration of its Response: 
 
• The issuance of this RFP is not intended and shall not be construed to commit the 
Township to execute any agreement with any Respondent. 
 
• The Issuer reserves the exclusive rights set forth herein, including 
without limitation those set forth in Section 1.8 hereof. 
 
• Neither the Issuer nor its staff, nor any of its consultants will be liable for any claims nor 
damages resulting from the solicitation or collection of Responses, nor will there be 
any reimbursement to Respondents for the cost of preparing the Response or for 
participating in this RFP process. 
 
• All Responses will become the property of the Issuer and will not be returned and may 
be used by the issuer without any further permission or authorization from the 
Respondent. 
 
• Information of a confidential or proprietary nature will be kept confidential during and 
after the RFP process to the extent permitted by law when such information is properly 
identified by the Respondents in accordance with Section 3.1.4 herein. 
 
• All activities related to the provision of the services as contained herein shall be 
subject to compliance with all applicable federal, State and local laws, environmental 
regulations and/or other applicable requirements. 
 
All documentation and information provided by the Issuer in connection with this RFP is 
believed to be accurate and correct, however, the Township makes no guarantees as to the accuracy 
of the information provided. Respondents are instructed to notify the Issuer in writing, (directed 
to the Designated Contact Person) of any information provided herein that it believes is not 
accurate or correct. 


4 
 
 
1.8 
Rights of the Issuer 
 
The Issuer reserves, holds, and may exercise, at its sole discretion, the following rights and 
options with regard to this RFP process: 
 
• 
To reject, for any reason, any and all responses and components thereof and to 
eliminate any and all Respondents responding to this RFP from further 
consideration for this procurement; 
 
• 
To eliminate any Respondent who submits incomplete or inadequate responses or 
is not responsive this RFP; 
 
• 
To reject all Responses or any non-responsive Responses; 
 
• 
To supplement, amend, or otherwise modify this RFP; 
 
• 
To waive any technical, or other, nonconformance of the Responses, whether 
material or otherwise; 
 
• 
To change or alter the schedule for any events called for in this RFP; 
 
• 
To conduct investigations of any or all of the Respondents and their Responses as 
the Issuer deems necessary or convenient, to clarify the information provided as 
part of the Response, including discussions with contact persons or prior clients, 
regulatory agencies and visits to the facilities or projects referenced in its Response, 
and to request additional information to support the information included in any 
Response; 
 
• 
To decline to award an Agreement for any reason; 
 
• 
To abandon this RFP process at the Issuer’s convenience at any time for any reason; 
 
• 
To proceed with a Qualified Respondent that, in the Issuer’s sole judgment, best 
serves the interest of the Township; 
 
• 
To facilitate the negotiation and execution of a Redevelopment Agreement with 
the Township under applicable law; 
 
• 
To designate or consult with another agency, group, consultant, individual, public 
body, or ad hoc committee to act at any time during the term of this procurement 
process in its place or on its behalf; 
 
• 
To award any Agreement subject to final adoption of all necessary authorizations; 
 
• 
To interview any and all or no Respondents. 


5 
 
 
1.9 
Submission Date 
 
Responses shall be submitted to: Business Administrator, 8 Springfield Avenue, 
Cranford, New Jersey 07016 as follows: One original submission with two (2) hard copies and a 
copy on a USB Drive on or before June 15, 2023, 10:00 AM, as more fully set forth in Section 
3.1. 
 
1.10 Submission Fee 
In addition to the mandatory requirements set forth in this RFP, each submission 
to this RFP must include a $2,500 fee (“Submission Fee”), check made payable to “the 
Township of Cranford” to cover the administrative cost associated with this RFP. The 
Submission fee will be non-refundable, unless the Respondent withdraws its 
submission before the Submission Date.  
 
 
 
 
 
 
{END OF SECTION 1} 


6 
 
 
SECTION 2 
THE REDEVELOPMENT AREA 
 
2.1 
Township of Cranford 
 
The Redevelopment Area is located in the Township of Cranford, Union County, New 
Jersey. Cranford is home to approximately 24,000 residents who enjoy its many parks, 
recreational facilities, shopping areas and outstanding schools. Strategically located in the heart of 
Union County, the Township is served by the NJ Transit bus and Raritan Valley train line making 
it desirable for outbound and inbound commuters. 
 
Established in 1871, Cranford is 4.8 square miles of wonderful neighborhoods and historic 
homes along the Rahway River, some dating back to the late 1800s. Township residents and 
visitors, young and old, can enjoy the many programs offered at the Community Center, Public 
Library, parks, tennis courts, indoor and outdoor pools or canoeing on the river. These are just 
some of the reasons Cranford is routinely rated in the Top 50 Best Places to Live in NJ and to 
raise a family. 
 
Cranford Public Schools, a K-12 program, offer innovative programs and consistently 
receive high rankings both nationally and at the State. The town is also home to Union County 
College main campus. 
 
The Township also has a strong commercial base. Downtown Cranford is well known for 
its many restaurants, unique specialty shops and has seen tremendous investment and growth in 
recent years with several Transit-Oriented Development projects. Smaller neighborhood shopping 
areas, like Centennial Village, are also revitalized with new restaurants and businesses. The 
Cranford Business Park, with easy access to the Garden State Parkway, major roads and Newark 
Airport, is home to several well-known national corporations. 
 
However, Cranford’s best asset is its residents who take great pride in the town’s history 
and exemplify volunteerism and community spirit in the many civic organizations, clubs and 
committees. 
 
2.2 
Downtown Cranford 
 
For the past two years, Cranford’s central business district has been voted the Best 
Downtown in New Jersey by the readers of NJ.com/NJ Advance Media. The Redevelopment 
Area, centrally located within Downtown Cranford, is within Cranford’s designated Special 
Improvement District (“SID”). The SID comprises 224 properties and more than 300 businesses. 
These include stores, restaurants, personal services, professional offices and almost 1,000 
apartments/ condo units in the SID and immediate surrounding area. The Downtown Management 
Corporation/Office of Downtown Business & Economic Development (“DMC”) is responsible for 
fostering economic revitalization and investments, business development and marketing for the 
SID. The downtown property owners pay an annual special assessment, in addition to their 
general property taxes, for things like streetscape improvements and maintenance to supplement 
what the Township provides, marketing and communications, landscaping and strategic planning. 
 
 
 


7 
 
 
2.3 
Prospective Land Uses 
 
Prospective land uses for the Redevelopment Area are reflected in the Redevelopment Plan. 
Respondents are encouraged to review the Redevelopment Plan and the proposed uses for the 
Redevelopment Area.  
 
2.4 
Redevelopment Area Properties 
 
The following properties comprise the Redevelopment Area: 
 
• Lot 6.01 is the site of the Cranford Fire Department as well as Municipal Parking Lot #1, 
with spaces for shopper and daily permit parking. The lot has frontage along Union Avenue 
North, Springfield Avenue, and North Avenue East.  Only a an approximate 0.20 acre 
portion of Lot 6.01 along the North Avenue entrance will be utilized for the Project.  This 
area is situated between the fire house and Lot 14 building and depicted on Exhibit J. 
• Lot 10 fronts on Springfield Avenue and contains a one-way driveway and accompanying 
parking lot, held in common ownership with Lot 13. 
• Lot 11 is the site of the Cranford Animal Hospital fronting on Springfield Avenue. 
• Lot 12 contains a Delta Gas Station at the corner of Springfield Avenue and North Avenue 
East.  
• Lot 13, which fronts on North Avenue East, contains a two-story building that contains four 
retail businesses on the ground floor—Cranford Hair Care, Island Tans, Ramen, and Hunan 
Wok. Upstairs contains at least one residential apartment unit. 
• Lot 14 contains a one-story vacant structure. 
 
 


8 
 
 
2.5 
Affordable Housing Requirement 
 
The Redevelopment Area was identified in the Township’s March 3, 2021 Housing 
Element and Fair Share Plan (“HEFSP”) as part of a “Proposed North Avenue Redevelopment 
Area.” The Redevelopment Area will provide for a mixed-use inclusionary project of at most 40 
residential units, eight (8) units of which are to be designated and deed-restricted affordable 
housing units. The area would also include a municipal parking component, address downtown 
flooding concerns, and is designed at a scale and density that is consistent with Cranford’s 
continued efforts to revitalize its downtown.  
 
2.6 
Environmental Conditions 
 
THE REDEVELOPMENT AREA IS BEING MADE AVAILABLE FOR PURCHASE 
AND 
REDEVELOPMENT 
“AS 
IS”, 
INCLUDING 
WITH 
RESPECT 
TO 
ANY 
ENVIRONMENTAL CONDITIONS AT OR AFFECTING THE REDEVELOPMENT AREA, 
AND THE ISSUER DOES NOT MAKE ANY REPRESENTATIONS, WARRANTIES OR 
GUARANTEES OF ANY KIND, INCLUDING WARRANTIES OF MARKETABILITY OR 
FITNESS FOR PARTICULAR USE OF THE REDEVELOPMENT AREA, REGARDING THE 
CONDITION OF THE REDEVELOPMENT AREA. Without limiting the generality of the 
preceding 
paragraph, 
EACH 
RESPONDENT 
SHALL 
BE 
RESPONSIBLE 
FOR 
UNDERTAKING 
ITS 
OWN 
DUE 
DILIGENCE 
WITH 
RESPECT 
TO 
THE 
ENVIRONMENTAL CONDITIONS OF OR AFFECTING THE REDEVELOPMENT AREA. In 
no event will the Issuer pay or reimburse the costs associated with such due diligence efforts. 
 
2.7 
Redevelopment Plan and Approval Process 
 
The Redevelopment Area is located within a municipally-designated “area in need of 
redevelopment” in accordance with the provisions contained within the Redevelopment Law. This 
designation permits the Township to undertake a review of the planning and zoning needs for the 
area. The Redevelopment Plan may be amended to reflect any necessary superseding zoning 
changes to conform to the applicable use of the Redevelopment Area. Once the Township has 
identified and designated a Redeveloper, the Township will perform all necessary administrative 
oversight pursuant to an Agreement.  
 
The Redeveloper will be solely responsible for all other approvals concerning the 
redevelopment of the Redevelopment Area, including those associated with utility service and 
appropriate environmental remediation. The Township will provide reasonable cooperation to 
assist the redeveloper in making application and securing such approvals. 
 
{END OF SECTION 2} 


9 
 
 
SECTION 3 
INSTRUCTIONS FOR PREPARATION AND 
SUBMISSION OF RESPONSES 
 
3.1 
General Provisions 
 
In addition to the information submission requirements listed below, the Respondent may 
submit supplemental information that it feels may be useful in evaluating its Response. 
 
3.1.1 Submission of Responses, Time and Place 
 
Responses shall be submitted to the Township before 10:00 AM on June 15, 2023. Responses 
shall be to: Business Administrator, 8 Springfield Avenue, Cranford, New Jersey 07016 as 
follows: One original submission with two (2) hard copies and a copy on a USB Drive. 
 
 
NO COPIES OF RESPONSES SHALL BE SENT DIRECTLY TO ANY OTHER 
PROJECT TEAM MEMBER OR ANY OTHER TOWNSHIP OFFICIAL. 
 
 
All submissions will remain unopened by the Project Team until 10:00 AM on June 15, 2023. 
Any Response or portions thereof that are submitted and received after the specified deadline will 
be marked “received late” and will be returned to the respondent submitting same. 
 
The electronic delivery of the Response on the above date and prior to the time specified herein is 
solely and strictly the responsibility of the Respondent. The Township shall not, under any 
circumstances, be responsible for the loss of, delay or non-delivery of any Response sent or 
delivered, by electronic mail or otherwise, prior to the Response opening. 
 
3.1.2 Questions/Clarifications Request 
 
All communications, questions or clarifications pertaining to this RFP should be directed, in 
writing, to the Designated Contact Person and received no later than May 24, 2023. No 
communications, questions or clarifications, whether verbal or written, shall be presented to any 
other member of the project team or any other Township official. During the period provided for 
the preparation of Responses, the Issuer may issue addenda to this RFP. These addenda will be 
numbered consecutively and will be posted on the Township’s website at the following link:  
 
www.cranfordnj.org/home/bids/rfei-north-averedevelopment-area  
 
Answers to questions or clarifications will be posted on this link to the Township website. 
Respondents are encouraged to regularly visit the link and the Township website. These addenda 
will be issued by the Issuer and will constitute a part of this RFP. Each Respondent is required to 
acknowledge receipt of all addenda at the time of submission of the Response by submitting an 
executed acknowledgment in the form set forth in Exhibit E. All responses to this RFP shall be 
prepared with full consideration of the addenda issued prior to the Response submission date. 
 


10 
 
 
 
3.1.3 Cost of Presentation 
 
Each Response and all information required to be submitted pursuant to this RFP shall be 
prepared at the sole cost and expense of the Respondent. There shall be no claims whatsoever 
against the Issuer, its staff or consultants for reimbursement for the payment of costs or expenses 
incurred in the preparation of the Response or other information required by this RFP. 
 
3.1.4 Disclosure of Information in Responses 
 
If the Respondent chooses to include material of a proprietary nature in the Response, the 
Issuer will keep such material confidential unless required to disclose such information pursuant 
to applicable law. The Respondent must specifically identify each page of its Response that 
contains such information by properly marking the applicable pages. Any sections which contain 
material of a proprietary nature shall be severable or removable from the Response to assist the 
Issuer in protecting this information. The Respondent also shall include the following notice in the 
introduction of the relevant Response: 
 
The data on pages  
identified by  
(symbol) 
and 
labeled 
“Proprietary Information”, contain information that is a trade secret and/or 
contains other information which, if disclosed, would cause substantial injury to 
(Respondent’s) competitive position. (Respondent) requests that such data be 
used only for the evaluation of the Response and understands that disclosure will 
be limited only to the extent that the Issuer is required to do so pursuant to 
applicable law. If an Agreement is awarded to (Respondent), the Issuer will have 
the right to use or disclose the data as provided in the Agreement executed with 
the Respondent. 
 
To the extent permitted by law, the Issuer will use commercially reasonable efforts to 
prevent the unauthorized disclosure of this information in applying the proprietary standard to 
marked data. However, the Issuer assumes no liability for any loss, damage, or injury that may 
result from any disclosure or use of marked data or any disclosure of this or other information. 
Respondent understands that the Issuer is subject to the dictates of the Open Public Meetings Act, 
the Open Public Records Act and other applicable laws and acknowledge that a court of competent 
jurisdiction could order the disclosure of all materials received as Responses hereto. 


11 
 
 
3.1.5 Response Acceptance or Rejection 
 
The Issuer in its sole and absolute discretion reserves the right to (a) abandon this RFP 
process, (b) reject any or all Responses and (c) waive any informality or nonconformance in the 
Response. 
 
3.1.6 Disposal of Responses 
 
All Responses are the property of the Issuer and will not be returned. At the conclusion of 
the procurement process, the Issuer may use or dispose of any and all copies of Responses received 
in whatever manner they deem appropriate. However, prior to such disposal, the Issuer will use 
commercially reasonable efforts to prevent the unauthorized disclosure of proprietary information, 
provided same is properly identified in accordance herein. In no event will the Issuer assume 
liability for any loss, damage or injury that may result from any disclosure or use of marked data. 
 
3.1.7 Withdrawal by Respondent 
 
A Respondent may request withdrawal of its Response prior to the date and time set for 
the opening of the Responses provided that a written request to withdraw the Response is hand 
delivered to the Issuer by or on behalf of an accredited representative of the Respondent, or the 
request is delivered by certified U.S. Mail. The request to withdraw the Response must be received 
by the Issuer prior to commencement of Response opening. While the Issuer will seek to honor 
such withdrawal request, the Issuer shall incur no liability for failure to do so. 
 
3.1.8 Negotiations & Termination of Negotiations 
 
The Township reserves the right to engage in negotiations with any Qualified 
Respondent(s) recommended by the Project Team and reserves the right to terminate negotiations 
at any time for any reason, including without limitation, if a redevelopment agreement has not 
been agreed upon within 120 days of the date Project Team making its recommendation(s). 
 
3.2 
Submission Requirements 
 
All Responses must be submitted complete with all requested information and are to be in 
conformance with the instructions set forth herein and as required by subsequent addenda, if and 
as applicable. The Response and all related information must be bound and must be signed and 
acknowledged by the Respondent in accordance with the directions herein. 
 
The Respondent is referred to the following sections hereof, which summarize the 
documents and information required to be submitted pursuant to this RFP. 


12 
 
 
3.3 
Form and Content of Response 
 
3.3.1 Organization 
 
Responses submitted in response to this RFP shall consist of the following: 
 
Section I 
Executive Summary, Respondent’s Statement of Public Disclosure (see 
Exhibit B hereto), Respondent’s Statement of Qualifications and Financial 
Responsibility (see Exhibit C hereto), Letter of Intent (see Exhibit D 
hereto), Acknowledgment of Addenda (see Exhibit E hereto) (pursuant to 
Section 3.3.2). Checklist, (See Exhibit F hereto), Non-Collusion Affidavit 
(Exhibit G) and Affirmative Action Statement (Exhibit H) 
Section II 
General Information (pursuant to Section 3.3.3) 
Section III 
Financial Information (pursuant to Section 3.3.4) 
Section IV 
Technical Information (pursuant to Section 3.3.5) 
Section V 
Proposed Redevelopment Plan (pursuant to Section 3.3.6) 
Section VI 
Administrative Information (pursuant to Section3.3.7) 
Section VII 
 Supplemental Information (pursuant to Section 3.3.8) 
 
3.3.2 Executive Summary; Letter of Intent; Acknowledgment of Addenda 
 
Section I of the Response shall contain the Respondent’s Executive Summary, 
Respondent’s Statement of Public Disclosure, Respondent’s Statement of Qualifications and 
Financial Responsibility, Letter of Intent and Acknowledgment of Addenda (all on Respondent’s 
official letterhead) in the form and content exactly as set forth in Exhibits C, D & E herein. The 
Executive Summary shall include a summary of the key points of the Response including the 
proposed purchase price for the Redevelopment Area. 
 
3.3.3 General Information Submission Requirements 
 
Section II of the Response shall contain the following information set forth in the following 
order: 
 
1. 
The name, address and telephone number of the Respondent’s primary business 
office. If the Respondent’s primary business office is located outside of the State, 
give the address and telephone number of the New Jersey location, if any, that 
will be responsible for participating in this procurement and the project. 
 
2. 
Identify the parent company and any subsidiary or affiliated companies of the 
Respondent, giving the name, address and telephone numbers of each such 
company. 
 
3. 
Option (if known at this time) - Does the Respondent intend to joint venture, partner or 
subcontract with any other company or firm or other entity in the submission of a 
Response? If so, identify such joint venturer, partner or subcontractor and provide 
for each the same information as required of the Respondence in paragraphs 1 
and 2.  Describe in narrative form the proposed contractual relationship and 
responsibilities, written or otherwise, of each of the firms or companies that will be 


13 
 
 
participating.  
 
4. 
All principal officers of Respondent, and all persons or entities that hold a 
ten percent (10%) or greater interest in Respondent. 
 
5. 
All persons or entities that hold a ten percent (10%) or greater interest in an 
entity identified in paragraphs 2, 3 and 4. 
 
6. 
In connection with 1 through 5 above, provide: 
 
a. 
A complete identification of all principals or officers of any entities, firms, 
arrangements, associates, joint ventures, partnerships, or involvements 
described above; 
 
b. 
Provide complete identification of all principals holding ten percent (10%) 
or more of net equity and all officers of all firms or entities so named; 
 
c. 
A complete list of all criminal charges, or civil environmental complaints, 
brought against any of those entities, firms or persons that have been 
involved in any way with Respondent as identified in the foregoing answers 
and the disposition of all such criminal charges. 
 
7. 
Complete the Respondent’s Statement for Public Disclosure exactly as set 
forth in Exhibit B herein. 
 
3.3.4 Financial Information Submission Requirements 
 
Respondents must provide evidence that the development entity has the financial capacity 
to implement the proposed development. The Respondent must provide the following information: 
 
a. A summary of the amount and source of investment capital (debt and equity) 
anticipated to be available for the successful redevelopment of the Redevelopment 
Area, including the purchase price of the properties in the Redevelopment Area or 
commitment to pay the fair market value as determined by the Township’s appraiser. 
 
b. A list of three (3) financial references, including a banking reference, noting the names, 
addresses and telephone numbers. 
 
c. Financial statements (audited preferred) for the general partner or controlling entity of 
the development team for the last three (3) years. 
 
d. Evidence of its ability to secure builder’s risk insurance and performance bonding 
capacity. 
 
e. Disclosure of any negative information that would be deemed material under generally 
accepted accounting practices and, in addition thereto, any history of bankruptcy, 
insolvency, receivership, or similar declaration or status determination with respect to 
individuals or entities associated with the Respondent or any entity or affiliate therefore 


14 
 
 
or individuals, or entities that are principals of said Respondent. 
 
f. Specific information on how Respondent’s firm has financed major projects. Indicate 
the source and amount of debt and equity funds Respondent’s firm has arranged in the 
past. 
 
Additionally, the Township is interested in how outside lenders, investors and business prospects 
may view the development opportunity. Although the Township is not requiring firm, binding 
financing and/or leasing commitments from outside financial entities (debt & equity) at this time, 
proposals providing evidence of same will be viewed favorably. The Respondent is also required to 
complete the Respondent’s Statement of Qualifications and Financial Responsibility exactly as set 
forth in Exhibit C herein. 
 
3.3.5 Technical and Project-Related Information Submission Requirements 
 
Section IV of the Response shall contain Respondent’s technical and related experience. 
Respondents to this RFP shall demonstrate their ability to undertake the development of the 
Redevelopment Area by providing the technical qualifications of the Respondent, principal 
subcontractors, and individual team members. The Issuer reserves the right to conduct an 
independent investigation of the Respondent and its subcontractor’s technical qualifications by 
contacting project references, accessing public information, or contacting independent parties. 
Additional information may be requested during the evaluation of technical qualifications. At a 
minimum, the Respondent and its subcontractors shall provide the following information to 
demonstrate its technical qualifications. 
 
3.3.5.1 Summary of Related Projects 
 
The Respondent shall include a description of its prior projects with a strong mixed 
residential and retail component including those in which any person or entity identified in 
response to Section 3.3.3 was involved. The portfolio may include visual and descriptive 
information sufficient to judge the quality and use of the project. 
 
For each project, Respondent shall provide the following information: 
3.3.5.1(a) 
Project Development: 
a. Specify the scope, cost, time and completion, completion date and sources of funding 
for all projects. 
 
b. Demonstrate the project’s post-construction success in terms of design, use, 
construction, management, income, employment, tax assessment, and associated 
expansions or spin-off development. 
 
c. Discuss any unanticipated problems that arose with any of the above issues, as well as 
discussion of how the firm has addressed them. 
 
3.3.5.1(b) 
Project Operations: 
 


15 
 
 
a. Identify the current ownership and/or property management for each project. 
 
b. Provide contact names, addresses and telephone numbers for each project. 
 
c. List any project defaults in which any of the principals have been a general partner or 
had a controlling ownership of Respondent during the last ten (10) years. 
 
3.3.5.2 Current or Pending Projects: 
 
Briefly describe any current or pending projects being undertaken by all members of the 
Respondent’s team. Identify the current and future workload of staff members being assigned to this 
project. Identify the location of any current project, and include a contact name, address, and 
telephone number for each current client. 
 
3.3.5.3 Project References: 
 
Include three (3) references from public entities for whom the Respondent has developed 
similar projects, indicating whether the work was that of the Respondent and/or specific staff who 
will be assigned to the Redevelopment Area.  Identify the contact name, organization, type of 
work provided, and the contact’s address and telephone number. The Issuer reserves the right to 
contact entities for whom the Respondent has developed a similar project that are not listed by 
the Respondent as a reference. 
 
3.3.6 Redevelopment Plan 
 
Project Concept 
 
Respondents shall review the Redevelopment Plan. The Township encourages proposals 
that maximize the potential of the Redevelopment Area (consistent with the overall approach of 
the Redevelopment Plan and the Connolly & Hickey Vision Plan Design Criteria), even if such 
proposal includes non-material deviations from the literal requirements of the Redevelopment 
Plan. Respondents must provide a project description that includes, but is not limited to, the 
following elements (please be as specific as possible) (collectively, the “Project Concept”): 
 
a. Uses; 
b. Square feet and number of structures; 
c. Parking, number of spaces: structured and ground level; 
d. Design scheme (this shall include but not limited to: scale, height, context, access, open 
space and parking. This may be presented in the form of plans and sketches); 
e. Phasing Plan, if required; 
f. Prospective tenant/occupant profiles; 
g. Targeted rent/sales price – per square foot; 
h. Market research, if applicable; 
i. Project completion timetable; 
j. Green building design; 
k. Total number of residential units, with bedroom distribution; and 
l. Total square footage of retail/commercial space proposed. 


16 
 
 
 
Conceptual Site Plan 
 
Submit a preliminary conceptual site plan at a scale of no greater than 1:50. This plan 
should illustrate all elements proposed in the Project Concept. Please provide sufficient 
information suitable to understand the project layout and design.  The Project Concept should be 
consistent with the Connolly & Hickey Vision Plan Design Criteria.  
 
Please indicate, at a minimum, the following information: the number of floors, 
approximate height, building footprint and setbacks, any landscaped areas and paved areas, 
sidewalks, building square footage; and the location of proposed curb cuts, vehicular and any truck 
parking lots and decks and interior roadways that service the project. Also, provide a sufficient 
overview to illustrate how the project will respond and relate to the surroundings. 
 
Financial Plan 
 
Describe the financing plan for the proposed project: 
 
a. Total project budget; 
b. Sources and uses of funds; 
c. Terms of financing; 
d. Multi-year cash flow statements of project; 
e. Documentation of the basis of the financial projections; 
f. Estimated market value of the total project and phases (if appropriate); 
g. Include all on- and off-site infrastructure improvements supporting all uses to be 
developed; and 
h. Estimate of taxes to be paid; 
 
3.3.7 Administrative Information Submission Requirements 
 
Section VI of the Response shall include the following information in the following order: 
 
1. 
Project Organization 
 
• The Respondent shall submit a Project Organization Plan. The plan should describe, in 
narrative form and as a chart, the Respondent’s proposed organizational structure for this 
Redevelopment Area. The chart shall display: 


17 
 
 
• the firms involved, their interrelationships and responsibilities (if 
known); and 
 
• key management personnel identified by name and firm; 
 
• resumes of key personnel to be assigned to the Redevelopment Area, 
including those to be involved in project implementation, are to be 
provided in the Response. 
 
2. 
Describe briefly any significant pending legal and administrative proceedings (other than 
ordinary routine litigation incidental to Respondent’s business) in which the Respondent 
or any person or entity identified in response to Section 3.3.3 is a party or of which any of 
their property is the subject. Include the name of the court or agency in which the 
proceedings are pending, the date instituted, and the principal parties thereto, a description 
of the factual basis alleged to underlie the proceeding and the relief sought. Include similar 
information as to any such proceedings known to be contemplated by governmental 
authorities. Administrative or judicial proceedings arising under any federal, State, or local 
laws or ordinances that have been enacted or adopted for purposes of environmental 
protection shall not be deemed “ordinary routine litigation incidental to the business” and 
shall be described. 
 
3. 
A complete list of all criminal charges and civil environmental complaints brought against 
Respondent or any person or entity identified in response to Section 3.3.3 identified in the 
foregoing answers and the disposition of all such criminal charges and/or civil 
environmental complaints, if any. 
 
4. 
Describe briefly any occasion in which Respondent or any person or entity identified in 
response to Section 3.3.3, has ever been disqualified, removed or otherwise prevented 
from participating in, or completing a federal, State, or local governmental project because 
of a violation of law or a safety regulation. 
 
5. 
Describe briefly any occasion in which Respondent or any person or entity identified in 
response to Section 3.3.3 has been in a position of default in a federal, State or local 
government project, such that payment proceedings and/or execution on a payment, 
performance or bid bond have been undertaken. 
 
6. 
Willingness to provide a Tax Clearance Certificate from the Director of the New Jersey 
Division of Taxation applied for and received by all Respondents. 
 
7. 
State whether the Respondent or any person or entity identified in response to Section 
3.3.3 now or has been during the past three (3) years delinquent on any tax payments or 
obligations owed to any taxing jurisdiction. 
 
8. 
State whether the Respondent, or of any affiliated corporation of the Respondent or said 
parent corporation, or any of the Respondent’s officers or principal members, shareholders 


18 
 
 
or investors, or other interested parties been adjudged bankrupt, either voluntary or 
involuntary, within the past ten (10) years. 
 
9. 
State whether the Respondent or anyone referred to above as “principals of the 
Respondent” been indicted for or convicted of any felony within the past ten (10) years. 
 
10. 
List all threatened and pending claims, litigation and judgments or settlements, including 
but not limited to government investigations and enforcement actions against Respondent 
or any person or entity identified in response to Section 3.3.3. 
 
11. 
State whether the Respondent or any of its officers or principals refused to testify or waive 
immunity before any state of the federal grand jury relating to any public construction 
project within the last ten years. If so, provide details. 
 
12. 
If multiple organizations are participating (e.g., subsidiaries, parent companies, joint 
ventures and/or subcontractors), the information requested in this Section 3.3.7 shall be 
provided regarding each of the respective organizations. 
 
3.3.8 Supplemental Information to be Provided at Respondent’s Option 
 
The Respondent may include in Section VII any other information that it deems relevant 
or useful for the Issuer to consider in evaluating Respondent’s Response. Respondent should also 
include any concerns regarding this project or any information or suggestions that the Respondent 
deems relevant to the Issuer. Some suggested topics for supplemental information include: 
 
a. ownership issues; 
b. potential future uses; 
c. potential for additional properties to be included in Redevelopment Area; and 
d. environmental concerns. 
3.3.9 Form 
 
The Respondent shall provide the appropriate information required for each Section in 
accordance with the following content and format requirements. 
a. Each volume and all related information shall be bound as a single document (with 
the exception of the one (1) unbound copy), unless that is impractical, in which case 
an Exhibit document accompanying the volume may be submitted. 
b. The Response shall be concise, clear, factual, and complete with a minimum of 
extraneous material. 
c. The Response shall be indexed and sectioned and shall be prefaced with a table of 
contents. 
d. Maps and drawings should be attached. 
 
{END OF SECTION 3} 


19 
 
 
SECTION 4 
EVALUATION AND SELECTION PROCESS 
 
4.1 
Evaluation Process 
 
Generally, the Issuer will identify Qualified Respondents giving due regard to past 
experience, conformance to the goals and objectives articulated in this RFP, as well as financial 
strength and other qualifications and experience which are deemed, at the sole discretion of the 
Issuer, to be relevant. Only those Respondents that are deemed qualified by the Issuer will be 
considered. The Issuer reserves the right to select or reject a Respondent on any basis it deems 
appropriate or to waive any item or requirement set forth in this RFP. 
 
All responses will first be evaluated to assure that they meet the requirements of this RFP. 
Responses will be evaluated by a Project Team composed of the following individuals: 
• Brian Andrews, Mayor 
• Kathleen Miller-Prunty, Commissioner of Public Works & Engineering 
• Township Administrator 
• Lavona Patterson, CFO 
• Graham Petto, Redevelopment Planner 
• Paul LaCorte, Member, Downtown Management Corporation 
 
Responses will be evaluated based upon the following criteria (not ranked in order of 
importance): 
 
• Understanding of the goals, nature and scope of the Township’s redevelopment efforts in 
the Redevelopment Area, Redevelopment Plan and Vision Plan; 
• Level of creativity, innovativeness and resourcefulness of past projects; 
• Respondent’s experience and qualifications with similar projects (redevelopment 
properties, joint venture or other partnerships, public entities); 
• Project references; 
• Financial strength and available capital; 
• Innovativeness of development concept(s); 
• Competency and thoroughness evidenced in the Project Concept; 
• Demonstrated experience in building development projects; 
• Demonstrated ability to arrange debt and equity financing for projects; 
• Ability to provide superior qualified staff and professionals; 
• Viability of proposed development uses; and 
• Economic benefit to the Township. 
 
Overall, a Qualified Respondent to this RFP must evidence, either directly or as part of an 
existing or proposed joint venture, partnership or other organization or firms or through the use of 
subcontractors, the technical ability, financial strength and the willingness to provide the 
required performance-related guarantees for the services contemplated in this RFP. The Issuer 
reserves the right in its sole discretion to interview one or more Respondents as to their proposals 
as part of its evaluation process. 


20 
 
 
The Issuer may select one or more of the Respondents with whom to undertake negotiations 
of a Redevelopment Agreement that will set forth the obligations and responsibilities relating to the 
development of the Redevelopment Area and/or to assist the Issuer in its development of the 
Redevelopment Area. The issuance of this RFP in no way obligates the Issuer to negotiate an 
Agreement with any of the Respondents. Such negotiations, if conducted, will proceed for a 
reasonable time acceptable to the Issuer and shall culminate in the execution of an Agreement, 
termination of such negotiations and the Issuer’s selection of another Qualified Respondent for the 
commencement of negotiations, or the Issuer’s abandonment or revision of the selection process 
contemplated by this RFP. 
 
 
 
 
{END OF SECTION 4} 


 
EXHIBIT A 
 
Link to Dropbox of Project Related Documents: 
 
www.cranfordnj.org/home/bids/rfei-north-averedevelopment-area 
 
 
If a respondent has any trouble accessing or downloading the plan or would like to request 
the plan emailed to them, please contact _________________________________ 


 
EXHIBIT B 
 
RESPONDENT’S STATEMENT FOR PUBLIC DISCLOSURE 
 
A. RESPONDENT 
 
1.  
a. 
Name of Respondent: 
b. 
Address of Respondent: 
 
2. If the Respondent is not an individual doing business under his own name, the 
Respondent has the status indicated below and is organized or operating under the 
laws of 
 
 
A corporation 
A non-profit or charitable institution or corporation 
A partnership known as 
A business association or joint venture known as 
A federal, state or local government of instrumentality thereof 
Other (explain) 
 
 
1. If the Respondent is not an individual, give date of establishment of entity. 
 
2. Names, addresses, title or position (if any), and nature and extent of the interest of 
the officers and principal members, shareholders and investors of the Respondent, 
are set forth as follows: 
 
a. If the Respondent is a corporation, the officers, directors or trustees, and 
each stockholder owning more than 10 percent or any class of stock. 
 
b. If the Respondent is a partnership, each partner, whether a general or 
limited partner, and either the percent of interest or a description of the 
character and extent of interest. The developer should be sure to include 
any prospective partners it is aware of at the time of the submission. 
 
c. If the Respondent is a business association or a joint venture, 
each participant and either the percent of interest or a description 
of the character and extent of interest. 
 
d. If the Respondent is some other entity, the officers, the members of 
the governing body, and each person having an interest of more 
than 10 percent. 


 
Name, Address and Zip Code 
 
 
 
Position Title (if any) and Percent of Interest or Description of Character and 
Extent of Interest 
 
 
 
CERTIFICATION 
 
I, (We)  
 
Certify that this Respondent’s Statement for Public Disclosure is true and correct 
to the best of my (our) knowledge and belief. 
 
Dated: 
Dated: 
 
 
Signature 
Signature 
 
 
Signature 
 
Title:  
 Title:  
 
Address and Zip Code: 
 Address and Zip Code: 
Notary: 
 
If the Respondent is an individual, this statement should be signed by such 
individual, if a partnership, by one of the partners; if a corporation or other such 
entity, by one of its chief officers having knowledge of the facts required by this 
statement. 


 
EXHIBIT C 
 
RESPONDENT’S STATEMENT OF QUALIFICATIONS 
AND FINANCIAL RESPONSIBILITY 
 
 
1. Name, Address and Zip Code of Respondent: 
 
2. Is the Respondent a subsidiary of or affiliated with any other corporation or corporations 
or any other firms? Yes  
No  
 
 
If yes, list each such corporation or firm by name and address, specifically its 
relationship to the Respondent, and identify the officers and directors or trustees 
common to the Respondent and such other corporation or firms. 
 
a. The financial condition of the Respondent, as of  
, is as reflected in 
the attached financial statement. (Note: Attach to this statement a certified financial 
statement showing the assets and liabilities, including contingent liabilities, fully 
itemized in accordance with acceptable accounting standards and based on a proper 
audit. If the date of the certified financial statement precedes the date of this 
submission by more than six months, also attach an interim balance sheet not more 
than sixty (60) days old). 
 
b. Name and address of auditor or public accountant who performed the audit on which 
said financial statement is based. 
 
c. If funds for the development of the Project Concept proposed are to be obtained from 
sources other than the Respondent’s own funds, provide a statement of the 
Respondent’s plan for financing the acquisition and development of the land. 
 
4. Sources and amount of cash available to Respondent to meet equity requirements of the 
proposed undertaking: 
 
a. In Banks: 
Name, Address and Zip Code of Bank 
Amount 
$ 
 
b. By sale of readily saleable assets: 
Description 
Market Value 
Mortgages or Liens 
$ 
 
5. Names and addresses of bank references: 


 
6.  
a. Has the Respondent or any person or entity identified in Section 3.3 hereto been 
adjudged bankrupt, either voluntary or involuntary, within the past ten (10) years? 
 
Yes  
No  
 
If yes, give date, place and under what name. 
 
b. Has the Respondent or anyone referred to above as “principals of the Respondent” 
been indicted for or convicted of any felony within the past ten (10) years? 
 
Yes  
No  
 
7.  
a. Undertakings comparable to the proposed redevelopment completed by the 
Respondent or any of the principals of the Respondent, including identification and 
a brief description of each project and date of completion: 
 
 
b. If the Respondent or any of the principals of the Respondent has ever been an 
employee, in a supervisory capacity, for a construction contractor or builder on 
undertakings comparable to the proposed development work, name such employee, 
name and address of employer, title of position, and brief description of work: 
 
8. If the Respondent or a parent corporation, a subsidiary, an affiliate or a principal of the 
Respondent is to participate in the development of the land as a construction contract 
builder: 
 
a. Name and address of such contractor or builder: 
 
b. Has such contractor or builder within the last ten (10) years ever failed to qualify as 
a responsible bidder, refused to enter into a contract after an award has been made, 
or failed to complete a construction or development contract. Yes  
 No  
 If 
yes, explain: 
 
 
c. Total amount of construction or development work performed by such contractor 
or builder during the last five (5) years: 
 
 
$ 
 
d. Construction contracts or developments now being performed by such contractor or 
builder: 


 
Identification of 
Contract of Development 
Location 
Amount 
Date to be 
Completed 
 
e. 
Outstanding construction-contract bids of such contractor or builder: 
 
Awarding Body 
Amount 
Date Opened 
$ 
 
9. Does any member of the governing body in the Township or any other appointed official 
in the Township, have any direct or indirect personal or financial interest in the 
Respondent or in the development rehabilitation of the property upon the basis of such 
proposal? 
 
Yes  
No  
 
If yes, explain: 
 
 
10. 
Statements and other evidence of the Respondent’s qualifications and financial 
responsibility (other than the financial statement) are attached hereto and hereby made 
a part hereof as follows: 


 
EXHIBIT D 
 
LETTER OF INTENT 
(Note: To be typed on Respondent’s letterhead. 
The Issuer shall accept no modifications to the language of the letter). 
 
The undersigned, (Name of Respondent) has submitted the attached Response to the 
Request for Proposals (the “RFP”), issued by the Township of Cranford (the “Issuer”), 
relative to the development of as Block 193, Lots 6.01 (portion), 10, 11, 12, 13 and 14 on 
the tax map of the Township of Cranford, Union County, State of New Jersey. 
 
THE RESPONDENT HEREBY STATES: 
 
I. 
The attached Response contains accurate, factual and complete information. 
 
II. 
The Respondent agrees to participate in good faith in the application process as 
described in the RFP and to adhere to the Issuer’s schedule. 
 
III. 
The Respondent acknowledges that all costs incurred by it in connection with the 
preparation and submission of the Response, or any negotiations which result 
therefrom shall be borne exclusively by the Respondent. 
 
IV. 
The Respondent hereby declares that the only persons participating in this Response as 
principals are named herein and that no person other than those herein mentioned has 
any participation in the Response or in any contract to be entered into with respect 
thereto. Additional persons may subsequently be included as participating principals, 
but only if acceptable to the Issuer. The Respondent declares that this Response is made 
without connection with any other person, firm or parties who has submitted a 
Response, except as expressly set forth below and that it has been prepared and has 
been submitted in good faith and without collusion or fraud. 
 
V. 
The Respondent acknowledges and agrees that the Issuer may modify, amend, 
suspend and/or terminate the RFP process (in its sole judgment) or may decide not 
to proceed with development of the Redevelopment Area described in the RFP. In 
either case, neither the Issuer nor any of their officers, agents or representatives shall 
have any liability to the Respondent for any costs incurred by the Respondent with 
respect to the application activities described in the RFP. 
 
VI. 
The Respondent acknowledges that any contract executed with respect to 
implementation/effectuation of the project described in the RFP must comply with 
all applicable affirmative action and similar laws. Respondent hereby agrees to take 
such actions as are required in order to comply with such applicable laws. 
 
VII. 
The Respondent hereby acknowledges receipt of the RFP. 


 
Very truly yours, 
 
(NAME OF RESPONDENT) 
 
 
By: _ 
Name: 
Title: _ 
Date: 


 
EXHIBIT E 
ACKNOWLEDGMENT OF ADDENDA 
 
The Respondent hereby acknowledges receipt of  
 dated  
and 
Addenda Nos.  
through  
, inclusive. 
 
(NAME OF RESPONDENT)* 
 
By: 
 
Name: 
 
Title: 
 
 
 
*If a joint venture, partnership or other formal organization of firms submit this Response, 
all such firms shall be listed and each such participant shall execute this Acknowledgment 
of Addenda. 


 
EXHIBIT F 
 
REQUEST FOR QUALIFICATIONS CHECKLIST 
 
 
THIS CHECKLIST MUST BE COMPLETED AND SUBMITTED WITH YOUR 
PROPOSAL: 
Please initial below, indicating that your proposal includes the itemized document.  
A PROPOSAL SUBMITTED WITHOUT THE FOLLOWING DOCUMENTS IS 
CAUSE FOR REFUSAL. 
 
INITIAL BELOW 
 
A. One Original, Two Copies and USB Drive of the complete Proposal. 
 
 
B. Non-Collusion Affidavit properly notarized. 
 
 
C. Authorized signatures on all forms. 
 
 
D. Business Registration Certificate(s). 
 
E. Affirmative Action Statement 
 
 
Note: N.J.S.A 52:32-44 provides that the Township shall not enter into a contract for 
goods or services unless the other party to the contract provides a copy of its business 
registration certificate and the business registration certificate of any subcontractors 
at the time that it submits its proposal. The contracting party must also collect the state 
use tax where applicable. 
 
THE UNDERSIGNED HEREBY ACKNOWLEDGES 
THE ABOVE LISTED REQUIREMENTS. 
 
NAME OF PROPOSER: 
 
Person, Firm or Corporation 
 
_____________________________________________________________ 
BY: 
(NAME) 
(TITLE) 


 
EXHIBIT G 
 
NON-COLLUSION AFFIDAVIT 
 
STATE OF NEW JERSEY 
COUNTY OF UNION 
ss: 
 
I AM_______________________________________________________ 
 
OF THE FIRM OF __________________________________________ 
 
UPON MY OATH, I DEPOSE AND SAY: 
 
1. THAT I EXECUTED THE SAID PROPOSAL WITH FULL AUTHORITY SO TO 
DO; 
2. THAT THIS PROPOSER HAS NOT, DIRECTLY OR INDIRECTLY ENTERED 
INTO ANY AGREEMENT, PARTICIPATED IN ANY COLLUSION, OR 
OTHERWISE TAKEN ANY ACTION IN RESTRAINT OF FAIR AND OPEN 
COMPETITION IN CONNECTION WITH THIS ENGAGEMENT; 
3. THAT ALL STATEMENTS CONTAINED IN SAID PROPOSAL AND IN THIS 
AFFIDAVIT ARE TRUE AND CORRECT, AND MADE WITH FULL 
KNOWLEDGE THAT THE TOWNSHP OF CRANFORD RELIES UPON THE 
TRUTH OF THE STATEMENTS CONTAINED IN SAID PROPOSAL AND IN THE 
STATEMENTS CONTAINED IN THIS AFFIDAVIT IN AWARDING THE 
CONTRACT FOR THE SAID ENGAGEMENT; AND 
4. THAT NO PERSON OR SELLING AGENCY HAS BEEN EMPLOYED TO 
SOLICIT 
OR 
SECURE 
THIS 
ENGAGEMENT 
AGREEMENT 
OR 
UNDERSTANDING FOR A COMMISSION, PERCENTAGE, BROKERAGE OR 
CONTINGENT FEE, EXCEPT BONA FIDE EMPLOYEES OR BONA FIDE 
ESTABLISHED COMMERCIAL SELLING AGENCIES OF THE PROPOSER. 
(N.J.S.A.52: 34-25). 
 
SUBSCRIBED AND SWORN TO 
BEFORE ME THIS 
 
 
DAY 
OF  
 2023. 
(TYPE OR PRINT NAME OF 
AFFIANT UNDER SIGNATURE) 
 
NOTARY PUBLIC OF 
 
MY COMMISSION EXPIRES:  
 , 20    


 
EXHIBIT H 
 
N.J.S.A. 10:5-31 and N.J.A.C. 17:27 
MANDATORY EQUAL EMPLOYMENT OPPORTUNITY LANGUAGE 
Goods, Professional Services and General Service Contracts 
(Mandatory Affirmative Action Language) 
 
During the performance of this contract, the contractor agrees as follows: 
 
The contractor or subcontractor, where applicable, will not discriminate against any 
employee or applicant for employment because of age, race, creed, color, national 
origin, ancestry, marital status, affectional or sexual orientation or sex. Except with 
respect to affectional or sexual orientation, the contractor will take affirmative action 
to ensure that such applicants are recruited and employed, and that employees are 
treated during employment, without regard to their age, race, creed, color, national 
origin, ancestry, marital status, affectional or sexual orientation or sex. Such action 
shall include, but not be limited to the following: employment, upgrading, demotion, 
or transfer; recruitment or recruitment advertising; layoff or termination; rates of 
pay or other forms of compensation; and selection for training, including 
apprenticeship. The contractor agrees to post in conspicuous places, available to 
employees and applicants for employment, notices to be provided by the Public 
Agency Compliance Officer setting for the provisions of this nondiscrimination clause. 
 
The contractor or subcontractor, where applicable will, in all solicitations or 
advertisements for employees placed by or on behalf of the contractor, state that all 
qualified applicants will receive consideration for employment without regard to age, 
race, creed, color, national origin, ancestry, marital status, affectional or sexual 
orientation or sex. 
 
The contractor or subcontractor, where applicable, will send to each labor union or 
representative or workers with which it has a collective bargaining agreement or 
other contract or understanding, a notice, to be provided by the agency contracting 
officer, advising the labor union or workers' representative of the contractor's 
commitments under this act and shall post copies of the notice in conspicuous places 
available to employees and applicants for employment. 
The contractor or subcontractor, where applicable, agrees to comply with any 
regulations promulgated by the Treasurer pursuant to N.J.S.A. 10:5-31 et seq., as 
amended and supplemented from time to time and the Americans with Disabilities 
Act. 
 
The contractor or subcontractor agrees to make good faith efforts to employ minority 
and women workers consistent with the applicable Township employment goals 
established in accordance with N.J.A.C. 17:27-5.2 or a binding determination of the 
applicable Township employment goals determined by the Division, pursuant to 
N.J.A.C. 17:27-5.2. 


 
The contractor or subcontractor agrees to inform in writing its appropriate 
recruitment agencies including, but not limited to, employment agencies, placement 
bureaus, colleges, universities, labor unions, that it does not discriminate on the basis 
of age, creed, color, national origin, ancestry, marital status, affectional or sexual 
orientation or sex, and that it will discontinue the use of any recruitment agency which 
engages in direct or indirect discriminatory practices. 
The contractor or subcontractor agrees to revise any of its testing procedures, if 
necessary, to assure that all personnel testing conforms with the principles of job- 
related testing, as established by the statutes and court decisions of the State of New 
Jersey and as established by applicable Federal law and applicable Federal court 
decisions. 
 
In conforming with the applicable employment goals, the contractor or subcontractor 
agrees to review all procedures relating to transfer, upgrading, downgrading and layoff 
to ensure that all such actions are taken without regard to age, creed, color, national 
origin, ancestry, marital status, affectional or sexual orientation or sex, consistent with 
the statutes and court decisions of the State of New Jersey, and applicable Federal law 
and applicable Federal court decisions. 
 
The contractor shall submit to the public agency, after notification of award but prior to 
execution of a goods and services contract, one of the following three documents: 
 
§ Letter of Federal Affirmative Action Plan Approval 
§ Certificate of Employee Information Report 
§    Employee Information Report Form AA302 
 
The contractor and its subcontractors shall furnish such reports or other documents 
to the Division of Contract Compliance and EEO as may be requested by the Division 
from time to time in order to carry out the purposes of these regulations, and public 
agencies shall furnish such information as may be requested by the Division of 
Contract Compliance & EEO for conducting a compliance investigation pursuant to 
Subchapter 10 of the Administrative Code at N.J.A.C. 17:27. 


 
EXHIBIT I 
 
Narrative Description of Connolly & Hickey Vision Plan Design Criteria 
 
Building ‘A’ – Corner of North Avenue and Springfield Avenue 
 
Inspired by Neoclassical design incorporating some of the style’s key elements 
including Doric columns at the loggia including a balustrade; a delineation of floor 
levels including a water table, cornice band courses between the first and second and 
the third and fourth floor levels, and a molded cornice entablature all of which are 
detailed to the appropriate scale of the building massing using traditional molding 
profiles; a purposeful fenestration pattern; masonry window openings detailed with 
jambs returns, frames with brick molding, historical stone sills or stone panels, and 
traditional lintels; and other detailing appropriate to the architectural style.  
 
Materials used include a traditional red brick at the body of the building and cast 
stone or limestone detailing at the water table, cornices, lintels, spandrels and the 
colonnade/portico elements and.  The storefronts are detailed with metal set on cast 
stone bulkheads. Any stairs or other accoutrements match the cast stone detailing of 
the main building. This building uses a variety of window shapes and sizes at the 
half-round openings but most others are one-over-one double-hung windows.  
 
Building ‘B’ – Lot 14 and portion of Lot 6.01 
 
Inspired by a more simplified version of Neoclassical design incorporating a shallow 
cast stone water table, a molded metal cornice between the first and upper levels, a 
bracketed metal cornice entablature that is simplified on the secondary elevations, 
and metal spandrels between the groups of windows at the second and third floor 
levels.  Similar to Building A, the window openings are hung sashes but with multi-
panes, historical projecting metal sills, and jamb returns.  The body of the building is 
traditional red brick slightly different from Building A.   
 
 
 
 
 
 
 
 
 
 
 
 


 
EXHIBIT J 
 
 
This RFP covers only a 0.2 acre portion of Lot 6.01, 
Block 193 in the Redevelopment Area and defined 
as “Lot 6.01 Project Area” highlighted in yellow 
below:   
 
 
 
 
 
 
 
 
 
 
 
 
 
 


 
NOTICE FOR REQUEST FOR PROPOSALS (RFP) 
TOWNSHIP OF CRANFORD 
UNION COUNTY, NEW JERSEY 
 
 
FOR: DEVELOPMENT OF NORTH + SPRINGFIELD REDELOPMENT AREA 
 
 
Responses shall be submitted to: Business Administrator, 8 Springfield Avenue, Cranford, New 
Jersey 07016 as follows: One original submission with two (2) hard copies and a copy on a USB 
Drive on or before June 15, 2023, 10:00 AM,  
 
To view, download, and/or print the RFP please go to the Township of Cranford Website 
www.cranfordnj.org/home/bids/rfei-north-averedevelopment-area 
 
All proposers shall conform to the intention and provisions of affirmative action in Public 
Contracts Laws of the State of New Jersey, R.S. 10:2-1 of 7/23/75, Assembly Bill No. 2227. 
 
Proposers are required to comply with requirements of N.J.S.A. 10:5-31 et. seq. and N.J.A.C. 
17:27. 
 
The Township Committee reserves the right to reject any and all proposals should it be in the 
interest of the Township to do so and to waive any informalities in the proposals. 
 
By:   _______________________ 




--- Document: FAQS ---
 
 
     
Township of Cranford - North Avenue East Redevelopment Area 
 
                                      Frequently Asked Questions (FAQ) 
 
Township of Cranford seeks to encourage Downtown Revitalization and Re-investment and continue the 
progress in meeting the goals set out in the Township’s Master Plan, the Downtown Vision Plan and 2018 
Strategic Plan. In addition, redevelopment of certain properties in the Downtown and elsewhere provide 
the Township the opportunity to meet its Affordable Housing obligations. 
 
What is the North Avenue E area under consideration? 
The Area that was studied for possible redevelopment runs from Parking Lot 1 on N. Union Avenue, 
Springfield Avenue to North Avenue E up to and including the former MDTV building. 
 
                            
 
 
Why now? Is this related to affordable housing? 
The North Avenue Redevelopment was included in the Township’s December 2018 Housing Plan 
Element and Fair Share Plan. Our current affordable housing settlement with Fair Share Housing Center 
requires that the Township retain this area in our Fair Share Plan, and to redevelop the site.  
 
Notwithstanding the role this area has to play in our affordable housing plan, the Township believes 
redevelopment of this stretch of the North Avenue corridor is important to meet the goals of the 


Township’s Master Plan, the Downtown Vision Plan, Transit Village designation and the 2018 Downtown 
Strategic Plan. 
 
What is the process? 
On February 11, 2020, the Township directed the Planning Board (PB) to conduct a study to determine if 
the properties met the criteria in the Local Redevelopment & Housing Law (LRHL). A presentation of that 
Study was made at a public hearing to the PB on August 19, 2020 and the Board voted to recommend 
the Township Committee consider designating this as “An Area in Need of Redevelopment with 
Condemnation”. The Township will consider that recommendation at its September 8, 2020 Official 
Meeting.  
 
What comes next? 
The next step is for the Township to prepare a plan for how it would like the area to be redeveloped; this 
is called the Redevelopment Plan. The Redevelopment Plan will be subject to resident input at public 
hearings of the Township Committee and Planning Board before adoption. 
 
In the Redevelopment Plan, the Township will outline its goals for the redevelopment. We expect this to 
include retaining or expanding municipal parking and improving the public space for community events 
such as the tree lighting, street fairs and special events. We also expect the Redevelopment Plan to call 
for new commercial space; improving the area’s walkability and connection to other areas of the 
downtown, and developing affordable housing.  
 
The Township may take an interim step by issuing a Request for Expression of Interest (RFEI) for any 
developer who may have interest in the possible redevelopment of the Block 193 properties.  This interim 
step would be completed before the adoption of a Redevelopment Plan to allow for developers in the 
business of redevelopment to provide the Township and residents with concept plans to evaluate the 
actual development potential of the site.  The RFEI process will be undertaken by the Township with input 
from the residents of Cranford.  The developers will respond to the RFEI with a conceptual plan that 
provides the Township with a visual impression of the proposed development along with a detailed 
breakout of the proposed uses, including but not limited to, their square footage, number of parking 
spaces and number and mix of residential units.  The concept plan will also include a narrative 
explanation of the envisioned buildout, project budget and proforma with accompanying assumptions, the 
community benefits, as well as the market and zoning assumptions made to support the feasibility and 
proposed scale of the development.   
 
How important is the Redevelopment Plan?  
The Redevelopment Plan is an important legal document that outlines how the Township wants to 
redevelop the properties and is specific about building designs and materials, bulk standards, permitted 
uses, parking, inclusion and design of public spaces and more. Once adopted, the Redevelopment Plan 
can only be amended after the public process of examination by the Planning Board and by Township 
ordinance.  
 
Did Township officials speak with the property owners in this area? 
Yes.  Prior to starting the Redevelopment Study, Township officials spoke repeatedly to all property 
owners in the affected area to discuss the process, timing, and their concerns. In addition, the property 
owners received advanced notice of every step of the process.  
 
It is important to note that redevelopment of this Area is cited in the Township's Master Plan since at least 
December 2018, when the Township adopted the current Housing Element and Fair Share Plan. The 
Area has also been mentioned in numerous vision and strategic plans, public surveys and studies done 
by the Downtown Management Corporation since 1998.  
 
Why the Redevelopment Option? 
The Redevelopment designation and required Redevelopment Plan gives the Township greater control to 
ensure the site, an important gateway into the business district, is developed in a cohesive manner that 


reflects Cranford history and standards and to avoid haphazard, piece meal development or no 
improvements at all.  
 
Redevelopment and Rehabilitation are a planning strategy or tool available to municipalities to encourage 
improvements and investments in areas that are showing signs of decline or disinvestment. It permits the 
municipality to adopt uses and standards. This strategy can also be effective as part of a more 
comprehensive planning approach that helps to create a “Sense of Place”. 
 
Isn’t this just about building affordable housing units and getting new ratables? 
No. The Township does have an affordable housing obligation that is an important component in this area 
and other sites being considered for development. However, redevelopment of this area is also about 
sound planning and an opportunity to preserve the traditional “Main Street” and downtown revitalization 
principles of good design and uses and a more comprehensive approach to pedestrian, parking and 
traffic improvements.  
 
The Township hopes to redevelop the North Avenue Area to keep and retain features the community 
already loves - an area to gather as a community for a variety of purposes - while improving the North 
Avenue corridor and putting underutilized properties like the MDTV building back into productive use.  
 
Are property owners compensated? 
Yes. Neither the Township nor developer can just “take” a property. 
 
After the Township approves the Redevelopment Plan, the Township will designate a developer to 
redevelop the area consistent with the Redevelopment Plan (this is often done through an RFP process). 
It will be the designated developer’s responsibility in the first instance to purchase the property from the 
property owners. In addition, any businesses displaced by the redevelopment will be eligible to receive 
relocation compensation for the cost and burden of having to move their business.  
 
What happens to the businesses? 
The LRHL requires the Redevelopment Plan include a plan for the temporary and permanent relocation of 
businesses.  
 
How can I get updates about the North Avenue E and other areas being considered for 
Redevelopment? 
 
For regular updates sign up for the Township’s weekly newsletter on the Township website 
www.cranfordnj.org 
. 
 
 
 
 
 
 
 
 
 
August 2020 
 




--- Document: North Avenue Gateway Presentation-3-2023 ---
CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN
CRANFORD, UNION COUNTY, NEW JERSEY


D-C
D-B
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ORC
D-B
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ORC
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R-WG
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ARD
STREET
          STREET
ESTELLE PLACE
PLACE
PITTSFIELD                
STREET
HAMPTON                  STREET
ACE
WEST                  HOLLY                     STREET
NORTH           AVENUE             WEST
MILN                          STREET
EASTMAN
STREET
CENTRAL
ALDEN  STREET
PROS
EMONT                       
PL.
FOREST   AVENUE
SYLVESTER           STREET
CRANFORD
HAMILTON
AVENUE
ARLINGTON ROAD
NORTH
AVENUE
SOUTH  AVENUE  WEST
WASHINGTON
PLACE
WOODLAWN
CHERRY
ST.
CHESTNUT              STREET
U
SOUTH
LINCOLN  PARK  EAST
CUMMINGS       
EAST
CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
NORTH AVENUE REDEVELOPMENT AREA


CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
NORTH AVENUE REDEVELOPMENT AREA
N O R T H   A V E N U E 
S P R I N G F I E L D   A V E N U E 
LOT 13
LOT 10
LOT 11
C E N T E N N I A L   A V E N U E 
N O R T H   U N I O N   A V E N U E
A L D E N   S T R E E T
LOT 12
LOT 6.01
TWP


CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
NORTH AVENUE
1922 SANBORN MAP


CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
FIRE STATION
HISTORIC PHOTOGRAPH


CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
c.1890 TENEMENT BUILDING
25 OCTOBER 1950 HISTORIC PHOTOGRAPH


CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
NORTH AVENUE REDEVELOPMENT AREA
SITE PLAN
N O R T H   A V E N U E 
S P R I N G F I E L D   A V E N U E 
C E N T E N N I A L   A V E N U E 
N O R T H   U N I O N   A V E N U E
A L D E N   S T R E E T
RAHWAY RIVER
B
MIXED-USE
BUILDING
LINE OF FLOOD PLAIN
V1
V2
V5
V4
V6
V3
A
MIXED-USE
BUILDING


CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
EXISTING GATEWAY 
VIEW LOOKING WEST ON NORTH AVENUE


CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
V1 - GATEWAY 
VIEW LOOKING WEST ON NORTH AVENUE


CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
EXISTING GATEWAY 
VIEW LOOKING EAST ON NORTH AVENUE


CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
V2 - GATEWAY 
VIEW LOOKING EAST ON NORTH AVENUE


CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
EXISTING VIEW LOOKING SOUTH 
DOWN SPRINGFIELD AVENUE


CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
V3 - VIEW LOOKING SOUTH 
DOWN SPRINGFIELD AVENUE


CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
EXISTING VIEW LOOKING NORTH 
AT THE CORNER OF SPRINGFIELD AVENUE


CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
V4 - VIEW LOOKING NORTH 
AT THE CORNER OF SPRINGFIELD AVENUE


CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
EXISTING VIEW LOOKING SOUTH 
AT THE CORNER OF SPRINGFIELD AVENUE


CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
V5 - VIEW LOOKING SOUTH 
AT THE CORNER OF SPRINGFIELD AVENUE


CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
EXISTING VIEW LOOKING SOUTH 
ON NORTH AVENUE


CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
V6 - VIEW LOOKING SOUTH 
FROM BUILDING A LOGGIA


Level 1
0' - 0"
Level 2
14' - 0"
Level 3
25' - 0"
Roof/Level 4
36' - 0"
L4 Roof
47' - 0"
L4 Parapet
52' - 0"
14' - 0"
11' - 0"
11' - 0"
11' - 0"
5' - 0"
CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
BUILDING A - SOUTH CORNER ELEVATION 
1/8” = 1’-0”
A


Level 1
0' - 0"
Level 2
14' - 0"
Level 3
25' - 0"
Roof/Level 4
36' - 0"
L3 Parapet
41' - 0"
L4 Roof
47' - 0"
L4 Parapet
52' - 0"
5' - 0"
11' - 0"
11' - 0"
11' - 0"
14' - 0"
A
CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
BUILDING A - SOUTH ELEVATION 
1/8” = 1’-0”


B
Level 1
0' - 0"
Level 2
14' - 0"
Level 3
25' - 0"
Roof/Level 4
36' - 0"
L3 Parapet
41' - 0"
5' - 0"
11' - 0"
11' - 0"
14' - 0"
CRANFORD DOWNTOWN MANAGEMENT CORPORATION
NORTH AVENUE GATEWAY VISION PLAN 
CRANFORD, UNION COUNTY, NEW JERSEY
BUILDING B - SOUTH ELEVATION
1/8” = 1’-0”




--- Document: North Avenue Redevelopment Area Memo ---
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Memorandum 
Date: 
February 28, 2022  
To: 
Cranford Township Committee    
From: 
Topology 
SUBJECT: 
ANALYSIS + SUMMARY OF OUTREACH  
North Avenue Redevelopment Planning 
 
The following memo summarizes the outreach process, data collected and trends from the in-
person and virtual outreach performed for the North Avenue Redevelopment Plan outreach 
effort. The data and feedback collected at each public outreach opportunity is summarized 
below. Based on our team’s conversations, research, the below data, and best practices, we 
recommend the following: 
 
1. Focus redevelopment along North Avenue with a strong architectural/gateway feature 
at the corner of North Avenue and Springfield Avenue. These structure(s) should not 
exceed four stories, should have neighborhood and downtown business owner 
involvement in the façade treatment and most likely be two separate buildings to allow 
for proper site circulation. This project should consist of the 40 residential units 
contemplated by the Township’s Housing Element & Fair Share Plan (the “Affordable 
Housing Plan”). Topology could provide some layout options that would fit along this 
frontage and allow for the adequate provision of affordable units required if desired.  
2. From the feedback received, we do not believe it would be in the Township’s best 
interest to lose the public parking/open space at the corner of Springfield Avenue and 
N. Union Avenue or fire station with redevelopment. Efforts should be made to improve 
this area consistent with public feedback.  
3. The redevelopment plan should require the developer to provide their parking needs 
at their own cost. This should include consideration of locations for an off-site parking 
deck within walking distance (i.e. 400 feet), of the redevelopment areathat provides 
parking for mass-transit commuters, municipal services, and new uses generated within 
the redevelopment area. There are multiple nearby parking lots, including Lot 3 at the 
Train/Bus Station and the Municipal Buillding that could expand current parking 
capacity, would not be directly visible from the street and would resolve many of the 
concerns related to the redevelopment area raised by the public.     
4. There were many questions and concerns related to fiscal impacts such as school-aged 
children, emergency services, and traffic impacts. The redevelopment plan should 
require detailed, considerate studies of these matters to understand any impacts that 
will need to be mitigated. 
5. A redeveloper should be required to make the following public improvements: 
a. Provide affordable housing units. 
b. Enhance the existing parking lot at Springfield and N. Union to provide more 
flexible open space and spacing to properly service the fire station. 
c. 
Improve streetscaping and pedestrian realm for all frontages within the 
redevelopment area.  
d. Study and improve circulation/pedestrian movement at North + Springfield 
and North + Centennial. 
e. Inclusion of stormwater retention tanks for stormwater management of the 
redevelopment area.  


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2 
f. 
Include improvements to the Rahway River for trail usage and the Crane-
Phillips House.  
 
STAKEHOLDER OUTREACH 
In total, there were six stakeholder meetings: four to kick off the process and two towards the 
end with the business owners in and around the redevelopment area. The first four meetings 
included representatives from: Downtown Management Corp (DMC) Board, SID property and 
business owners, the Environmental Commission and Green Team, the Planning Board, the Historic 
Preservation Advisory Board, the Parking Committee, the Pedestrian and Bicycle Safety 
Committee, the Cranford Jaycees, the Centennial Village Committee, the Cranford Chamber of 
Commerce, the Newcomers, and the Cranford Woman’s Club.  
 
The following were the major concerns and observations from these four stakeholder sessions: 
1. People moved to and stayed in Cranford because of its walkability, schools, 
attractive/active downtown, average property taxes for New Jersey, access to a 
commuter rail station.  
2. They would like to see more connections to the Township’s natural assets, particularly 
the Rahway River and find a connection to the East Coast Greenway.  
3. There were extreme concerns with the intersections of Springfield Avenue/North Avenue 
and Centennial Avenue/North Avenue for all users, but particularly pedestrians and 
cyclists.  
4. Attendees desired: a one-seat ride to the NYC via the train, more busing for school kids 
if street safety is not improved, more retail opportunities in the evening hours, 
coordination of traffic lights—especially along North Avenue, incorporation of green 
infrastructure and resiliency measures, new rooftop dining and architecture that signifies 
an arrival point within the redevelopment area.  
5. General concerns about building height/massing, flooding, exacerbating traffic 
impacts from bus lane median, ensuring that any traffic studies for the redevelopment 
area include new and proposed projects in adjacent communities and any potential 
impact on schools.  
 
ONLINE RETAIL/HOUSING SURVEY 
The online housing and retail preferences survey, hosted via SurveyMonkey, collected 149 
responses between the dates of September 27th and December 6th. The survey asked a series 
of questions on the public’s preferred retail options, housing characteristics, along with general 
demographic indicators. This was to understand potential demand for new construction and 
unmet supply. The results of this survey are summarized below.  
 
Respondent Profiles 
Average Respondent Age: 49 
Average # of Years of Cranford Residency: 22 Years 
 
Respondent Profiles:  


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3 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Annual Household Income 
 
 
Retail Preferences 
Which of the following downtown services would you likely patronize?  
0
20
40
60
80
100
Number of Respondents
Young Professional
Family with Children at Home
Live in Cranford, work elsewhere
Empty nester
Student
Cranford Business Owner
Mid-career professional
Work in Cranford
Commercial property owner
Retired
0
10
20
30
40
50
60
70
Annual Income
Number of Respondents
Under $50,000
Between $50,000 - $100,000
Between $100,000 - $150,000
Between $150,000 - $200,000
Over $200,000


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4 
 
 
 
 
 
 
 
 
 
When would you likely patronize those services?  
0
20
40
60
80
100
120
Retail Options
Number of Respondents
Grocery store
Pharmacy
Clothing/shoe store
Gift store
Art, music, book store
Day care facility
Dry cleaning
Fitness center
Liquor store/wine store
Furniture/ interior design
Nail/ hair salon
Other


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5 
 
 
What type of restaurants do you frequent downtown? 
40
26
4
7
9
12
18
20
3
3
9
20
21
11
11
14
2
11
4
6
5
6
59
48
35
39
42
8
32
11
52
15
21
64
68
50
56
59
14
38
27
44
28
36
84
63
86
100
98
2
49
24
91
69
51
11
13
18
9
16
104
49
83
24
51
60
0
50
100
150
200
250
300
Grocery store
Pharmacy
Clothing/shoe store
Gift store
Art, music, book store
Day care facility
Dry cleaning
Fitness center
Liquor/wine store
Furniture/interior design
Nail/hair salon
In the morning
My lunch break
After work
During a weekday
On weekends
Not at all


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6 
 
 
What type of restaurants would you like to see in downtown Cranford? 
 
 
 
 
 
 
 
 
 
 
 
What meal are you most likely to eat at a downtown Cranford restaurant?  
0
10
20
30
40
50
60
70
Restaurant Type
Number of Respondents
Quick service
Casual sit down
Bar and grill
Upscale sit down
Other
0
10
20
30
40
50
60
Type of Restaurant
Quick service
Casual sit down
Bar and grill
Upscale sit down
Other


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7 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
How often do you visit downtown for the following activities?  
 
5
12
129
0
20
40
60
80
100
120
140
Meal
Number of Respondents
Breakfast
Lunch
Dinner


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8 
 
Favorite entertainment destinations outside of Cranford 
5
13
3
7
4
5
5
1
1
2
18
77
12
36
1
37
12
44
2
3
47
38
29
54
8
34
1
54
12
48
41
11
27
27
11
26
2
15
12
28
21
2
14
7
3
6
1
6
12
4
13
2
59
15
118
38
125
26
106
58
0
20
40
60
80
100
120
140
160
Entertainment (festivals, concerts, plays, etc.)
Dining
Nightlife (social events after 10pm)
Retail shopping
Business meetings and work obligations
Personal banking (Banking, medical, municipal, etc.)
Fitness center
Liquor/wine store
Furniture/ interior design
Nail/ hair salon
More frequently than weekly
Weekly
Monthly
Quarterly
Yearly
Not at all


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9 
 
 
Favorite Activities outside of Cranford 
 
 
 
 
Would you consider opening a business in downtown Cranford?  
30
45
34
5
5
8
5
5
5
12
7
42
0
5
10
15
20
25
30
35
40
45
50
Location
Number of Respondents
The shore
NYC
Westfield
Red Bank
Atlantic City
Garwood
Millburn
Jersey City
Summit
Clark
Montclair
Other
14
31
11
99
42
7
5
5
18
22
17
10
8
19
0
20
40
60
80
100
120
Activity
Number of Respondents
Movies
Concerts/live music
Museums/art
Dining
Shopping
Arcade
Mini-golf
Bowling
Nightlife
Theater
Outdoor recreation (hiking, camping, etc.)
Parks and playgrounds
Sporting events
Other


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10
 
 
What type of business would you like to open? 
 
 
 
 
 
 
 
 
 
 
 
If you would not open a business, why not?  
36
108
0
20
40
60
80
100
120
Response
Number of Respondents
Yes
No
8
8
5
5
4
6
0
1
2
3
4
5
6
7
8
9
Business Type
Number of Respondents
Café/Bakery
Bar/Brewery
Restaurant
Bookstore/art store
Specialty retail
other


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11
 
 
 
 
 
 
 
 
Housing 
Do you own or rent a home in Cranford?  
 
 
 
 
 
 
 
 
 
16
56
9
0
10
20
30
40
50
60
Reason
Number of Respondents
Cost
Personnal (age, interest, etc.)
Poor business environment (red tape, lack of clientele, Covid etc.)
93%
5%
1%
1%
Own
Rent
N/A
Other


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12
 
Which of the following best describes the home you live in?  
 
 
 
 
 
 
How many people currently live in your home? 
 
 
 
 
Do you plan on staying in your current home for at least 5 more years?  
125
0
1
5
3
0
20
40
60
80
100
120
140
Housing Type
Number of Respondents
Single-family home
Townhome
Duplex/triplex/fourplex
Condo/apartment in multifamily building
N/A
9
39
22
40
17
6
0
5
10
15
20
25
30
35
40
45
Number of Residents
Number of Residents
One
Two
Three
Four
Five
Six


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13
 
 
If you plan to move within the next five years, what is the reason for your planned move?  
 
 
 
 
Would you be interested in moving downtown if what you were looking for was available?  
 
116
15
3
0
20
40
60
80
100
120
140
Number of Respondents
Yes
No
N/A
33%
21%
16%
13%
5%
3%
3%
2%
2%
2%
Affordability
Downsizing
Overcrowding
Housing Selection
Flooding
Need more space
Other
Employment
Local amenities/services
Schools


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14
 
 
Which price range would you consider when purchasing a housing unit in Cranford?  
 
 
 
 
 
 
 
 
 
What would you be willing to pay in monthly rent to live in Cranford?  
59
71
0
10
20
30
40
50
60
70
80
Response
Yes
No
6
31
46
19
8
4
0
5
10
15
20
25
30
35
40
45
50
Price Ranges
Number of Respondents
Under $300,000
Between $300,000 and $400,000
Between $400,000 and $600,000
Between $600,000 and $800,000
Between $800,000 and $1 million
Above $1 million


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15
 
 
How important would each of the following parking options be in your consideration of a housing 
unit in Cranford? 
 
 
 
 
 
 
 
 
 
How important would each of the following housing features be in your consideration of a 
housing unit in Cranford? 
 
13
24
37
16
9
9
0
5
10
15
20
25
30
35
40
Price Range
Number of Respondents
Under $1,500
Between $1,500 and $1,900
Between $1,900 and $2,300
Between $2,300 and $2,700
Between $2,700 - $3,000
Over $3,000
14
2
25
6
9
28
15
16
16
25
27
43
29
26
29
34
44
31
14
14
0
20
40
60
80
100
120
One-car space in a
garage
Two-car space in a
garage
Nearby lot for resident
parking
Reserved parking for
visitors
Number of Respondents
Deterrent
Unimportant
Somewhat important
Very important
Essential


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16
 
 
 
 
 
 
Please choose the building type that you would either “prefer,” “would consider,” or “would not 
consider” purchasing or renting in Cranford) 
5
0
1
19
4
0
2
2
1
1
1
24
21
5
20
8
28
39
20
23
5
4
43
42
22
39
18
34
45
35
30
22
23
27
31
40
25
30
26
14
31
25
49
40
14
15
46
10
53
24
12
23
36
39
48
0
20
40
60
80
100
120
140
"Open concept" floor plan
Home office
Private outdoor space: patio/terrace
Shared outdoor space: patio/terrace/rooftop
Elevator access (if living in a muli-level unit)
Handicapped accessible
Access to fitness center
Green construction
Walkable to train station
Walkable to other services and amenities
Walkable to restaurants and entertainment
Number of Respondents
Deterrent
Unimportant
Somewhat important
Very important
Essential


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17
 
 
Please choose the option that would best suit your needs 
 
 
 
 
 
 
 
 
 
What size unit would you desire if purchasing/ renting a unit? (Please take into consideration 
the increased expense of a larger unit) 
13
23
62
91
57
24
73
42
22
51
79
19
5
1
9
0
20
40
60
80
100
120
140
Single family
house/home
Townhouse
Duplex/Triplex
Accessory
dwelling unit
Condo/Apartment
in multi-family
building
Number of Respondents
Would not consider
Would consider
Would prefer
1
1
0
1
14
21
9
4
4
28
16
18
0
5
10
15
20
25
30
Housing arrangement
Number of Respondents
Studio/1 bathroom
1 bedroom/1 bathroom
1 bedroom/1.5 bathroom
2 bedroom/1 bathroom
2 bedroom/ 1.5 bathroom
2 bedroom/2 bathroom
2 bedroom/2.5 bathroom
3 bedroom/1 bathroom
3 bedroom/1.5 bathroom
3 bedroom/2 bathroom
3 bedroom/2.5 bathroom
3 bedroom/3 bathroom


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18
 
 
 
 
 
ONLINE PREFERENCE SURVEY 
The online development preferences survey, hosted via SurveyMonkey, collected 137 responses 
between the dates of September 27th and December 6th. The survey asked a series of ranking 
style questions to help the planning team assess the public’s preferred site elements. The results 
of this survey are summarized below.  
 
Open Space Preferences  
Among survey monkey respondents, open green spaces emerged as the most popular response. 
Outdoor markets also proved to be a popular choice among survey respondents, as well as an 
outdoor bier garden, suggesting the popularity of flexible outdoor spaces for socializing and 
hosting community events in the downtown. 
 
 
4
12
25
26
24
16
6
0
5
10
15
20
25
30
Unit size
Number of Respondents
1,000 SF or less
1,250 SF
1,500 SF
1,750 SF
2,000 SF
2,500 SF
other
0
1
2
3
4
5
6
Open Space Feature
Weighted Score 
Green Space
Landscaped Streets
Splash Pad
Playstreets
Hardscaped Plaza
Bier Garden
Dog Park
Outdoor Market


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19
Public Art Preferences  
Water features and functional art pieces emerged as the top choice among survey respondents 
for public art preferences, indicated a preference for something interactive. 
 
 
Architecture  
Respondents to the survey appeared to favor more traditional styles of architecture. Masonry 
residential design emerged as the favored architectural preference among survey respondents. 
Contrary to the results from the public forum, survey respondents expressed a more favorable 
attitude towards mixed use buildings, though the use of masonry and brickwork in facades was 
a distinguishing feature of all top choices.  
  
 
 
Mobility  
Participants selected shared use trails and improved crosswalks as their most preferred option 
for mobility enhancements. Taken into consideration with the number of outreach participants 
expressing concern over nearby crossings, particularly the intersection of Centennial Avenue and 
North Avenue East, pedestrian safety is a high priority for site development. The nearby Rahway 
River was often highlighted as an ideal opportunity for a new trail. 
0
1
2
3
4
5
6
7
Public Art
Weighted Score
Performance Space
Mural
Sculpture
Functional
Water Feature
Storefront Display
Light Feature
Crosswalk Art


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20
 
 
DROP-IN SESSIONS 
The planning team held four Drop-In sessions, where stations were set up in prominent public 
spaces throughout the downtown with the intention of meeting people where they were. When 
possible, these sessions were conducted during established events to maximize participation and 
capture the feedback of stakeholders that may not have been aware of the engagement effort. 
The sessions were held on the following dates and locations:  
1. October 10th – Cranford Street Fair  
2. October 15th – Eastman Clock Plaza 
3. October 16th – Downtown gazebo at the corner of Springfield Avenue and N. Union 
Avenue  
4. October 18th – Corner of Centennial Avenue and Lincoln Avenue 
 
Participants in these drop-in sessions expressed several concerns regarding the impact of a 
prospective redevelopment project, including concerns for the operation of the Fire Department, 
the availability of parking, strains on stormwater management infrastructure, the exacerbation 
of localized flooding problems, and the aesthetics of the area. Many of these concerns 
overlapped and carried implications for multiple areas, such as an expressed aversion to a 
structured parking deck because of its appearance and any potential loss of the existing parking 
lot which provides both parking and flexible open space for community events. Overall, many 
participants expressed the sentiment that much of the site should be maintained in its present 
state, particularly the northern portion of the site, and the area of the Fire Department building. 
In addition, participants raised concerns about increased traffic congestion and pedestrian 
safety surrounding the site. 
 
Participants also shared their preferences for what they would like to see in a potential 
redevelopment project inclusive of both site features and allowable uses. The most popular site 
feature was the inclusion of open space that could be programmed in a manner similar to the 
existing gazebo space on the site. While participants expressed a desire to see a mixed-use 
development with a retail component, some also expressed opposed the inclusion of retail, citing 
concerns over the presence of vacant storefronts. Other desired components included dedicated 
senior housing, and green infrastructure installations for stormwater management. 
 
TOWN HALL 
Held October 19th, the Town Hall served as an opportunity for a brief presentation to the 
general public and an open opportunity for those in attendance to ask any questions about the 
0
1
2
3
4
5
6
Mobility Improvements
Weighted Score
Creative structured parking
Shared use trail
Bike share
Wayfinding signage
Bus shelters
Improved crosswalks


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21
redevelopment process that remained before the public forum. The following items were 
discussed: 
1. The need to engage the businesses immediately adjacent to and within the 
redevelopment area in their own session (which were later held on December 3rd and 
the 6th). 
2. There are concerns regarding where the First Presbyterian Church’s need for parking, 
which is currently satisfied at Lot 1 within the redevelopment area, will be addressed 
on Sundays. Additionally, how parking for court will be met on Fridays that utilizes the 
same lot.  
3. There were several requests to see the area on the southern side of North Avenue, 
where Swan Cleaners is located, added to the redevelopment area to preserve one or 
more of the existing municipal uses within the redevelopment area.  
4. There were several issues raised regarding the need for surface parking immediately 
adjacent to the commercial uses at 108 North Union Avenue for their proper functioning.  
5. There was an expressed desire to see maintain a viewshed of the Presbyterian Church 
as you are coming up Springfield.  
6. As with all session, concerns regarding stormwater management for the site, especially 
with its proximity to the Rahway River were brought up.  
 
PUBLIC FORUM 
 
On the evening of December 9th, the public was invited to participate in an interactive forum 
with various stations established to discuss specific aspects of redevelopment including existing 
site features, sustainability, open space, public art, and architecture. The attendees were asked 
to participate in voting exercises to express their preferences in each of the areas which are 
detailed below.  
 
Existing Features  
When asked about which existing site conditions were the highest priority for preservation, 
participants selected the Fire Department followed by the existing surface parking lot, largely 
reflecting the sentiments expressed during previous outreach events.  
 
Sustainability  
Participants in the Town Hall meeting and drop-in sessions placed a strong emphasis on the 
inclusion of sustainable site features, particularly for stormwater management. In response, the 
planning team devoted a station exclusively to this discipline at the public forum. Forum 
participants continued to prioritize stormwater management in their expressed preferences. The 
most popular choice among participants was the inclusion of underground stormwater retention 
basins followed by rooftop rainwater harvesting basins. The most popular site feature not 
related to stormwater management was solar panels which enjoyed comparable levels of 
support to green roofs, another stormwater management measure.  
 
Open Space Preferences  
By a wide margin, workshop participants selected open air markets as their open space use of 
choice. The second most popular choice among participants was a bier garden, followed by 
hardscaped plazas and open green spaces. These selections, particularly open green spaces 
and open-air markets also enjoyed popular support among online survey respondents 
suggesting the popularity of flexible outdoor spaces for socializing and hosting community 
events in the downtown. 
 
Public Art  
The most popular choice of public art installations chosen among forum participants were 
storefront displays, followed by functional art installations. These choices reflect a practical taste 
in public art to transform vacant storefronts and banal objects such as benches or bike racks into 
attractive placemaking features.  
 
Architecture  


6 0  U n i o n  S t r e e t ,  # 1 N ,  N e w a r k  N J  0 7 1 0 5  
 
e 
hello@topology.is 
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http://topology.is 
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973 370 3000 
 
 
22
The most popular choice of architecture featured a masonry exterior in a more traditional 
looking style, followed by townhome-style buildings with brick accenting.  
 
Mobility  
Participants selected improved crosswalks as their most preferred option for mobility 
enhancements. Taken into consideration with the number of outreach participants expressing 
concern over nearby crossings, particularly the intersection of Centennial Avenue and North 
Avenue East, pedestrian safety is a high priority for site development. 




--- Document: North Avenue Redevelopment Plan ---
 
 
 
 
NORTH + SPRINGFIELD 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Redevelopment Plan 
Township of Cranford, New Jersey 
8 Springfield Avenue 
 


 
 
 
2
Acknowledgements 
  
MAYOR + TOWNSHIP COMMITTEE  
Mayor Kathleen Miller Prunty  
Jason Gareis, Deputy Mayor  
Brian Andrews 
Gina Black 
Mary O’Connor  
  
Ryan J. Cooper, Township Attorney  
Jamie Cryan, Township Administrator  
Patty Donahue, Township Clerk  
  
PLANNING BOARD 
Mayor Kathleen Miller Prunty, Class I 
Molly Hurley Kellett, Class IV, Chairperson 
Juan Carlos Nordelo, Class II, Vice-Chairperson 
Julie Didzbalis, Class IV 
Jason Gareis, Class III 
David Leber, Alternate #1 
Donna Pedde, Class IV 
Jeff Pistol, Alternate #2  
Kate Rappa, Class IV 
Diana Sen, Class IV 
Peter Taylor, Class IV 
 
Jonathan Drill, Esquire, Board Attorney  
Kathy Lenahan, Board Administrator  
Kathleen Nemeth, Zoning Officer 
Michael Ash, Special Redevelopment Counsel  
 
Plan Date: April 12, 2022 
 
Topology | 60 Union St #1N Newark, NJ 07105 
Prepared by: 
 
 
________________________ 
   
 
Leigh Anne Hindenlang AICP/PP               
 
 
NJ Planner License No. 628600 
             
 
 


 
 
 
3
Table of Contents 
 
 
1 
INTRODUCTION 
 
 
 
 
 
 
4 
 
 
2 
SITE DESCRIPTION 
 
 
 
 
 
 
7 
 
 
3  
PUBLIC PURPOSES   
 
 
 
 
 
14 
 
 
4 
LAND USE 
 
 
 
 
 
 
 
17 
 
 
5 
ADMINISTRATION 
 
 
 
 
 
 
42 
 
 
 
APPENDIX A: RELATION TO OTHER PLANS 
 
APPENDIX B: RELATED RESOLUTIONS 
 
APPENDIX C: PRELIMINARY INVESTIGATION 
 
APPENDIX D: LOCAL REDEVELOPMENT + HOUSING LAW 
 
APPENDIX E: DEFINITIONS 
 
 
 


 
 
 
4
1. INTRODUCTION 
1.1 
Introduction 
This Redevelopment Plan (“Plan”) provides a comprehensive vision for the 
redevelopment of the North + Springfield Redevelopment Area (the “Study 
Area,” “Redevelopment Area,” or “Area”). This Area is located on the edge 
of downtown Cranford, northeast of the Cranford NJ TRANSIT train station, 
and immediately southwest of the Township’s municipal building. The 
Redevelopment Area measures just under two acres and includes the 
following properties: Block 193, Lots 6.01, 10, 11, 12, 13 and 14  
 
Figure 1 below reflects the boundaries of the Redevelopment Area.  
 
 
Figure 1: Redevelopment Area Map 
 
The goal of this Plan is to provide a planning and policy framework for the 
reuse of the Redevelopment Area to effectuate the Township’s goals and 
objectives. Pursuant to the Local Redevelopment and Housing Law (“LRHL), 
“all provisions of the redevelopment plan shall be either substantially 
consistent with the municipal master plan or designed to effectuate the 
master plan” (N.J.S.A 40A:12A-7(d)). As mentioned in the 2019 Master Plan 
Reexamination Report, the Township set an objective to utilize 
redevelopment designations to encourage development on underutilized 
properties as part of a broader effort to proactively plan for the future and 
implement projects. Furthermore, both the 2009 Master Plan and the 2019 
Master Plan Reexamination Report recognize the need to provide a wide 
North Avenue Redevelopment Area 
Cranford Train Station 
193


 
 
 
5
range of housing options to meet the needs of residents in diverse income 
groups. The redevelopment of this area aides the Township in achieving its 
goals to provide additional housing options—in accordance with the 
Township’s Housing Plan Element and Fair Share Plan, as described in 
Appendix A—and to create development opportunities that encourage an 
increase in mass transit usage and a diverse mix of uses as a means of 
maintaining an economically vibrant community. 
 
As required by the LRHL, redevelopment plans must address “any significant 
relationship of the redevelopment plan to (a) the master plans of contiguous 
municipalities, (b) the master plan of the county in which the municipality is 
located, and (c) the State Development and Redevelopment Plan” (N.J.S.A 
40A:12A-7(a)(5). This Plan is also consistent with these plans, as detailed 
in Appendix A.  
 
1.2 
Regulatory History 
The Township of Cranford has determined that the use of redevelopment 
powers granted to municipalities under the LRHL would be the most effective 
to redevelop the properties located in the Redevelopment Area consistent 
with the foregoing.  
 
On February 11, 2020, the Township Committee of the Township of Cranford 
passed Resolution No. 2020-131 requesting the Planning Board to evaluate 
the properties that constituted the Study Area to determine if they could be 
designated as an Area in Need of Redevelopment (see Appendix B). The 
Township Planning Board authorized MASER Consulting (now Collier’s 
Engineering and Design) by resolution on February 19, 2020, to determine 
whether the Study Area qualifies as an Area in Need of Redevelopment. 
Subsequently, and in line with the recommendation of the Planning Board, 
the properties in the Study Area were designated as an “area in need of 
redevelopment” under Resolution 2020-298, adopted by the Township 
Committee on September 8, 2020 (see Appendix B). MASER Consulting’s 
Area in Need of Redevelopment Report is also included in Appendix C. 
 
The “area in need of redevelopment” designation provides the municipality 
with more tools to implement reinvestment including the use of short and long-
term tax incentives. For more information on Local Redevelopment and 
Housing Law Regulations and Policy, see Appendix D.   
 
With particular attention to site planning, building design, and public 
improvements, such as parking and traffic concerns, this Plan serves both 
future businesses and residents located within the Area as well as all 
members of the greater Cranford community. In accordance with the LRHL 
(N.J.S.A. 40A-12A-2), this Plan establishes the following requirements and 
standards for the Redevelopment Area: 
A. Public Purposes 
B. Land Uses 
C. Bulk Standards 
D. Design Criteria 


 
 
 
6
E. Building Requirements 
 
The provisions set forth in this Redevelopment Plan shall supersede, govern, 
and control the standards set forth in the Land Development Ordinance 
(LDO) adopted by the Township Committee of the Township of Cranford on 
December 16, 2014, by Ordinance No. 2014-25, as well as any applicable 
amendments. Anything not addressed by this Redevelopment Plan shall be 
governed by the provisions of the LDO. The Redevelopment Plan is consistent 
with Ordinance No. 2021-03, adopted by the Township Committee on 
March 30, 2021, to amend the Township’s Land Development Ordinance to 
create affordable housing overlay districts, several of which apply to the 
Redevelopment Area properties.  
 
 
2. SITE DESCRIPTION 
The Redevelopment Area is located on the northeastern edge of Cranford’s 
downtown and in close proximity to the Cranford NJ Transit train station (Figure 2). 
The Redevelopment Area comprises 6 parcels of Block 193 and is bounded by North 
Union Avenue to the west, Springfield Avenue to the east, and North Avenue East to 
the south. Currently, the Area includes the Township’s fire department, a public 
pocket park, a public parking lot, a gas station and two commercial structures.  
 
 
Figure 2: Redevelopment Area Context Map 
Institutional uses, namely Cranford’s municipal offices and Police Department, are 
located directly northeast of the Redevelopment Area across Springfield Avenue. 
Hanson Park 
McConnell Park 
North Avenue Redevelopment Area
Cranford Municipal Boundary 
NJ Transit Station 
Raritan Valley Line 
Cranford 
Hampton Park 
Rahway River Park
- Cranford Section 
Rosselle


 
 
 
7
Residential neighborhoods are located across the Rahway River behind the 
municipal building. To the west and south, lies Cranford’s vibrant downtown core. 
Recent mixed-use redevelopment projects were undertaken near the Redevelopment 
Area, specifically the Riverfront at Cranford Station and The Albero. Both projects 
are located in close proximity to the Redevelopment Area. Another nearby 
redevelopment project is Cranford Crossing, a mixed-use development built in 
2006. 
 
2.1 
Property Background 
A. History of the Site 
Cranford is a suburban community that grew around the Rahway River, 
which runs to the east of the Redevelopment Area. Cranford developed 
into a bedroom community for commuters into New York City seeking 
more suburban amenities. The Township was known as the “Venice of 
New Jersey” in the early 1900s during a time of significant industrial 
activity in the state.  
The Area was developed early on due to its central location within the 
Township and proximity to the train station, which opened for service in 
1839. As shown on historic Sanborn maps, see Figure 3 and 4 below, 
the Redevelopment Area was predominantly used for sparse residential 
purposes until the early 1900s.  The Redevelopment Area featured a 
few residential dwellings, but otherwise vacant parcels. 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Figure 3: 1893 Sanborn Fire Insurance Map
 


 
 
 
8
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
By 1922, this vacant land had become home to the fire department, a 
police station and several garages serving a variety of purposes. 
 
 
Today, only one of these buildings, the southernmost garage on North 
Avenue East, seems to be left standing. The fire department has shifted 
its location on the block to encompass much of the Springfield Avenue 
frontage. The police department has moved across Springfield Avenue. 
None of the original residential dwellings are still present. They have 
been replaced with several commercial properties.  
 
B. Existing Conditions 
1. Neighborhood Context 
The existing buildings located within and around the Redevelopment 
Area were mostly built between the 1920s and 1960s, according 
to property tax records from the State of New Jersey Division of 
Taxation’s database. The surrounding area is walkable, dense, and 
mixed use, creating a highly desirable, well-loved downtown.  
 
2. Existing Zoning 
Prior to the adoption of this Redevelopment Plan, the properties 
within the Redevelopment Area were under the ‘Downtown Core 
District’ (D-C) (see Figure 5).  
Figure 4: 1922 Sanborn Fire Insurance Map


 
 
 
9
 
Figure 5: Prior Zoning of Redevelopment Area 
 
The Downtown Core District is considered a business district where a 
wide range of commercial uses, including pedestrian-oriented retail, 
is permitted.   
 
As outlined in §255-44 Off-street parking, Article V Zoning, all 
ground floor nonresidential principal permitted uses in the Downtown 
Core District (D-C) zone, except offices, shall not be required to 
provide off-street parking spaces. These properties are part of the 
Central Business District for which public parking shall be provided 
by the Township.  
A detailed description of the prior zoning can be found in the 
Township of Cranford’s Land Development Ordinance, specifically 
Article V Zoning.  
3. Property Restrictions 
a. Easements 
At the time of the preparation of this Redevelopment Plan, no 
easements are established within the Redevelopment Area. The 
Redeveloper(s) will be responsible for identifying, maintaining, 
terminating, and relocating, if necessary, any existing 
easements. 
Train Station 
North Avenue Redevelopment Area
Cranford Zoning 
Downtown Business (D-B)
Downtown Core (D-C)
Downtown Transition (D-T)
Low Density Office Building (O-1)
Medium Density Office Building (O-2)
Office Residential Character (ORC)
One Family Detached (R-1)
One Family Detached (R-3)
One Family Detached (R-5)
Cranford NJ Transit Station 


 
 
 
10
b. Contamination 
The properties in the Redevelopment Area are not included on 
the New Jersey Department of Environmental Protection’s list of 
known contaminated sites. The Redeveloper(s) will be 
responsible for investigating and remediating any possible 
contamination on parcels they seek to redevelop. 
c. Wetlands and Flood Plain 
According to NJDEP and FEMA mapping, the Redevelopment 
Area is free of wetlands and the vast majority is located within 
Flood Zone X, an area of minimal flood hazard. A portion of 
Block 193, Lot 12 is located within different flood zones of the 
Rahway River. The Redeveloper(s) will be responsible for 
obtaining all necessary approvals and permits for proposed 
development within these flood zones. 
 
4. Mobility + Circulation 
The Redevelopment Area is located in close proximity to the Garden 
State Parkway and Route 28 (North Avenue) providing regional 
access. Union Avenue continues north into more residential areas and 
continues south to Walnut Avenue, which runs between downtown 
Cranford and the neighboring Township of Clark further to the south.  
 
Figure 6: Map of Surrounding Street Network 
 
Cranford’s downtown and train station are located directly 
southwest of the Redevelopment Area. The station is served by NJ 
Transit’s Raritan Valley Line and offers direct access to regional 
NJ Transit Station
Raritan Valley Line
Redevelopment Area
193


 
 
 
11
centers, including Newark and New York City. One-seat rides to 
and from Penn Station New York are currently available during 
midday and evening hours on weekdays. A direct service trip to 
Penn Station takes about 45 minutes. 
 
The Redevelopment Area is also within proximity of two train 
stations served by two other NJ Transit rail lines, the Northeast 
Corridor Line and North Jersey Coast Line. The Rahway and Linden 
train stations are served by both lines and are located about 4 miles 
away, or approximately a 12- to 15-minute drive, from the 
Redevelopment Area. The Linden Station is also accessible by NJ 
Transit bus service from Cranford Station. Accessibility by bus 
requires one transfer and takes approximately 30 minutes. The 
Northeast Corridor Line is a frequent commuter rail service running 
between Trenton and New York. Most trains on the North Jersey 
Coast Line operate between New York Pennsylvania Station and 
Long Branch, Monmouth County. 
 
The location is served by two frequent service bus routes. The 
nearest bus stop is located where the Redevelopment Area fronts 
on North Avenue East. Here, the NJ Transit 113 bus line on North 
Avenue connects Dunellen and Midtown Manhattan’s Port Authority 
Bus Terminal by way of Cranford and Roselle Park. The 
Redevelopment Area is also served by NJ Transit 59 bus line running 
along South Avenue West and connecting Newark with Plainfield 
and Dunellen. 
 
 


 
 
 
12
3. PUBLIC PURPOSES 
3.1 
Block + Lots 
The Redevelopment Area (see Figure 6) consists of Lots 6.01, 10, 11, 12, 
13 and 14 within Block 193. 
 
3.2 
Project Area Map 
 
Figure 6: Redevelopment Area Map 
3.3 
Goals + Objectives 
In order to successfully achieve the vision for redevelopment of this Area 
and alleviate existing challenges, any proposed Redeveloper(s) and 
project(s) must meet the following goals and objectives. These objectives 
build on and expand the priorities identified in the most recent Master Plan 
Reexamination and contemporary best practices. 
 
A. Promote Economic Development 
1. Promote investment in properties to ensure both the long-term 
economic health of the municipality, and to prevent the further 
deterioration of older businesses. 
2. Create new commercial spaces to allow new businesses to thrive and 
improve Cranford as a commercial center. 
3. Promote the creation of new jobs in Cranford that provide 
opportunities for both existing residents and for workers throughout 
the region. 
 
B. Create Expanded and Appropriate Housing Options 
1. Encourage a diverse range of households in Cranford through 
redevelopment that promotes a variety of housing options. 
2. Assist the Township in meeting its affordable housing obligations by 
creating a realistic opportunity for developing affordable housing. 
North Avenue Redevelopment Area 
Cranford Train Station 
193


 
 
 
13
3. Establish a mixture of affordable and market-rate units to ensure 
accessibility to households at a range of income levels. 
 
C. Reduce Negative Impact of Car Circulation + Traffic Issues 
1. Provide sufficient parking to support the development program but 
minimize the aesthetic and functional impacts. 
2. Create on-site parking and access solutions that accommodate safe 
and pedestrian-oriented streetscapes. 
3. Reduce overall automobile traffic in the municipality by promoting 
transit use through transportation policy as well as shared car 
services and other substitutes for personal private car usage. 
 
D. Blight Eradication 
1. Protect the health, safety, and welfare of the residents of Cranford 
by redeveloping stagnant properties. 
2. Eliminate detrimental influences such as deteriorated buildings and 
deleterious site conditions. 
 
E. Implement Sustainability 
1. Incorporate street trees and green infrastructure elements into 
building and landscaping designs to reduce stormwater runoff and 
improve local water quality. 
2. Reduce impervious coverage to prevent flooding and promote the 
absorption of stormwater runoff and alleviate existing flooding by 
constructing stormwater management systems that are integrated 
within planted areas, greenways, green roofs, and swales that filter 
runoff and maximize on-site infiltration. 
3. Encourage the use of sustainable building standards and materials 
as well as renewable energy technologies to reduce environmental 
impact. 
 
F. Design Quality, Usable Open Space 
1. Enhance the visual character and safety of the South Avenue 
frontage via streetscape improvements. 
2. Create a coordinated design for public open spaces and 
streetscapes that uses street trees and landscaping, lighting, street 
furniture, open space, and sidewalks to create an attractive 
pedestrian-friendly environment. 
 
 
 


 
 
 
14
4. LAND USE 
4.1. 
Definitions 
See Appendix E. 
 
4.2. 
Uses 
A. Permitted Principal Uses 
i. 
All principal permitted uses in the ‘Downtown Core District (D-C)’ 
pursuant to the Code of the Township of Cranford Section §255-
36 
ii. 
Dwelling, Multi-family 
B. Accessory Uses and Structures 
i. 
Accessory uses and structures customarily subordinate and 
incidental to permitted principal uses including building lobbies, 
community rooms, rooftop and outdoor amenity spaces, fitness 
rooms, maintenance and storage rooms, stairwells, retaining walls, 
utilities, laundries, parking, pools, storage, and stormwater 
management facilities (“Accessory Uses and Structures”).  
C. Prohibited Uses 
i. 
Any uses not specifically permitted herein. 
 
4.3. 
Area + Bulk Requirements 
A. Maximum Dwelling Units: 40 units 
B. Lot Requirements: 
i. 
Minimum Lot Area: .5 acres 
ii. 
Maximum Building Coverage: 90% 
iii. 
Maximum Lot Coverage: 95% 
 
4.4. 
Building Placement Standards: 
A. Any building’s Primary Façade shall front on North Avenue. 
B. For the implementation of this Plan, Springfield and North Avenue shall 
be treated as front yards. 
C. Front Yard Setback Minimum: 8’ from face of curb line and shall be 
comprised of at least 6’ sidewalk clearance and intermittent planters or 
landscaping at least 2’ in depth adjacent to the building façade. Planters 
or landscaping may utilize some of the 8’ sidewalk intermittently as long 
as a 6’ clearance remains for the pedestrian walkway. Eaves, cornices, 
bay windows, balconies, gutters, and similar architectural features may 
project up to three feet into the right-of-way. ADA access ramps or stairs 
to the entrances of the retail storefronts or building lobby may project 
into the front yard setback of Subdistrict 1 as long as a 6’ clearance 
remains for the pedestrian walkway.  
D. Side Yard Setback Minimum: 15’ between new building façades or 3’ 
from pre-existing building façades.  
E. Rear Yard Setback Minimum: 5’ between buildings, curb or property line, 
whichever is nearest, and proposed new structures. The following 
Accessory Uses and Structures may project into the rear yard setback as 
long as a 3’ clearance remains between buildings: utility and building 
maintenance rooms, egress stairwells, bicycle racks, retaining walls, 
parking, and stormwater management facilities or features.  


 
 
 
15
 
4.5. 
Height: 
A. Mixed-Use Structure with Commercial Ground Floor: four stories or 55’ 
maximum. 
B. 
Structure with Podium Parking: four stories or 55’ maximum. 
C. Structure with Required Parking Off-site: three stories or 45’ maximum. 
D. Measurement: Building height shall be determined by the vertical 
distance from the average finished grade to the highest point of the 
roof surface, except in the case of a building with a pitched 
roof building height shall be determined by the vertical distance from 
the average finished grade to the midpoint of the sloped roof. Rooftop 
appurtenances and mechanical equipment shall be exempt from the 
calculation of building height if they are appropriately screened from 
view. In addition, parapets that extend no more than 3 feet above a 
flat roof shall be exempt from the calculation of building height. 
Notwithstanding the foregoing, for any properties located in a flood 
zone or Flood Hazard Area the building height shall be measured from 
the vertical distance from the Grade Plane to the highest point of the 
roof surface of a building. 
E. 
Grade Plane: Areas or portions of the building area of a lot located 
within the flood hazard area or flood zone: The reference plane shall 
be the more restrictive of the base flood elevation or advisory base 
flood elevation of the flood hazard area plus four feet. 
F. Ceiling Height: 
1. Measurement: Ceiling height shall be measured from the top of the 
finished floor to the finished floor above, excluding beam drops and 
duct soffits.  
a. Ground-Story Minimum: 12’ 
b. Upper-Story Minimum: 9’ 
 
4.6. 
Parking 
A. Automotive Parking 
1. General Requirements 
a. No existing on-street parking spaces will count towards meeting 
minimum parking requirements laid out in this plan. However, 
newly created on-street parking spaces shall count towards 
meeting the minimum parking requirements laid out in this plan. 
b. Providing the required parking off-site through existing parking 
resources or new parking spaces within 300 feet of the 
proposed structure may be proposed as an alternative to 
provision of required parking on-site. 
c. All parking areas shall meet or exceed Americans with 
Disabilities Act (ADA) standards or other applicable standard. 
d. Parking spaces shall measure nine (9) feet wide by 18 (18) feet 
deep, except for compact car spaces to the extent permitted by 
this Plan. 
e. Compact car spaces measuring eight (8) feet wide by sixteen 
(16) feet deep, shall be permitted provided their total number 
does not exceed 20% of the total parking provided. 


 
 
 
16
f. Vehicular access to parking facilities shall be located and 
designed to minimize conflicts with pedestrian circulation. 
g. All parking facility entrances must be equipped with auditory 
and visual warning systems to avoid conflicts between motorists 
and pedestrians. 
h. An increase or decrease of more than 10% of the required 
minimum parking shall constitute a deviation.  
i. No parking shall be permitted within the front yard. 
j. All parking plans must show structural support columns to 
accurately depict feasibility of parking spaces and drive aisles.  
2. 
Electric Vehicle Requirements 
a. 
All parking facilities shall comply with the State’s P.L. 2021, 
c.171 
3. 
Minimum Off-Street Parking Ratios 
 
Use
Minimum Parking Spaces Required
Dwelling, Multi-family
1.4 per unit
All Other Uses
None
 
B. Bicycle Parking 
1. 
Location + Design of Facilities 
a. Where indoor bicycle parking is required, bicycle parking 
facilities shall be at least as protected as any automobile 
parking provided. 
b. Site plans shall show the proposed location of bicycle parking 
facilities on the Site and on the building floor plan design. A 
construction detail of the bicycle rack or parking facilities 
shall be provided. 
2. Requirements for Indoor Bicycle Parking 
a. Indoor parking shall, at a minimum, consist of a room within a 
residential building or workplace, or other setup providing 
similar security and protection from the elements as any 
automobile parking provided. 
b. Any required indoor bicycle parking facility must be in a 
convenient and accessible location. Ramps and elevators may 
be utilized to provide access to facilities not located at the 
ground-floor level.  
c. Bicycle parking facilities within an automobile parking area 
shall be separated by a physical barrier (i.e., bollards, 
reflective wands, curbs, wheel stops, poles, etc.) to protect 
bicycles from damage by cars.  
3. Requirements for Outdoor Bicycle Parking 
a. All required outdoor bicycle parking must be convenient and 
accessible to a main building entrance, street access and 
driveways. 
b. Bicycle parking shall be sited in a highly visible location, such 
as within view of passers-by, commercial activity, office and 
residential windows, an attendant or other personnel to 
discourage theft and vandalism and promote awareness of 
existence and availability.  


 
 
 
17
c. Bicycle parking shall be located so as not to block the 
pedestrian path on a sidewalk or within a site. A minimum of 
six (6) feet of unobstructed passage when parking is in use is 
required on public sidewalks. 
d. Size and style of bicycle racks shall be approved by the 
Township of Cranford Planning Board. 
e. Bicycle racks must be attached to concrete footings and made 
to withstand severe weather and permanent exposure to the 
elements. 
f. All bicycle racks shall be located at least two (2) feet in all 
directions from a wall, door, landscaping, or other obstruction 
that would render use of the racks difficult or impractical. 
4. Minimum Bicycle Parking Ratios 
a. Minimum bicycle parking requirements shall be in compliance 
with the bulk standards outlined in this document. 
Use
Minimum Indoor Requirement
Minimum Outdoor 
Requirement 
Dwelling, Multi-family 
0.25 spaces per unit
0.10 spaces per unit
All Other Uses
None
1 per 3,000 sq ft
 
4.7. 
Loading + Unloading 
A. Appropriate accommodations near main residential entrances and 
significant public spaces, out of the flow of traffic, should be reserved 
for pick-up and drop-off of passengers. 
B. Appropriate siting of loading areas to accommodate commercial 
deliveries, including parcel drop-off, residential moving, and other 
larger deliveries, should be in dedicated on-street loading zones. 
C. Loading zones or areas are preferably located in areas providing rear 
access.  
 
4.8. 
Access + Circulation Analysis 
Redeveloper(s) shall conduct a Traffic Impact Study for any proposed 
redevelopment project within the Redevelopment Area, which shall be 
submitted to the Township Committee, acting as the Redevelopment Entity, 
prior to any execution of a Redevelopment Agreement.  
 
The traffic study shall conform with applicable standards published by the 
Institute of Transportation Engineers. The primary purpose of the traffic study 
is to determine whether additional infrastructure improvements will be 
necessitated by redevelopment of the Area. Any improvements required in 
connection with implementation of the Plan shall be addressed in a 
Redevelopment Agreement to be executed by designated Redeveloper(s) 
and the Township. 
 
This study shall include, but shall not be limited to, an assessment of existing 
off-site features within the traffic study area (as defined below): 
 Traffic control devices 
 Pedestrian crossings and sidewalks 
 Geometries of existing and proposed rights-of-way 
 Off-street and on-street loading areas 


 
 
 
18
 On-street parking 
 Interaction with nearby driveways, alleyways, and access points 
 
The following intersections shall be included within the required traffic study: 
 All site driveways 
 All intersections abutting the development 
 The intersection of North Avenue East and Centennial Avenue 
 The intersection of North Avenue East and Forest Avenue 
 The intersection of North Union Avenue and Forest Avenue 
 The intersection of North Union Avenue and Riverside Drive 
 The intersection of North Union Avenue and Alden Street 
 The intersection of Miln Street and Alden Street 
 The intersection of North Union Avenue and North Avenue East 
 The intersection of North Avenue East and Alden Street 
 The intersection of Miln Street and Springfield Avenue 
 
A maximum of one (1) curb cut per frontage is allowed. Unless superseding 
decisions are made by the County or State to the contrary. The dimensions 
of this curb cut should not exceed any minimum requirements dictated by the 
County or State to allow for emergency vehicle access.  
 
4.9. 
Public Open Space 
A. The parking lot and grass seating area at the northern corner of the site 
should be maintained and if possible, improved so that it may continue 
to serve as a space to host community events and parking for nearby 
businesses.  
B. Additional creation of privately-owned public spaces are encouraged.  
4.10. Design Standards 
A. General Building Requirements 
1. 
Any building at the corner of Springfield and North Avenue shall 
have a significant, landmarked treatment to reflect the 
prominence of the intersection as a gateway into the downtown. 
2. 
General character and vernacular should be a mix of loft-style 
and historic Cranford architecture (Examples of more recent 
development, identified by Cranford residents as preferred 
building styles can be found below in Figures 7 + 8). 
3. 
Preferred materiality should be brick with a darker windows and 
accent materials.  
4. 
Fenestration patterns should utilize large window openings 
and/or tight groupings of smaller windows.  
5. 
Massing should utilize accentuated corners, shall step back at the 
fourth story, and clearly defined base/middle/top portioning.   
6. 
Buildings should be modulated horizontally while maintaining a 
complementary architectural vernacular across the façade.  
7. 
A minimum of two (2) complementary but differentiated 
architectural treatments are required within the Redevelopment 
Area.  
8. 
Primary entrances shall be defined by architectural features 
(canopy, portico, or similar).  


 
 
 
19
9. 
The rhythm of ground floor attachments and openings harmonize 
with the rhythm of attachments and openings on upper stories.  
10. 
Buildings shall have simple massing and details in order to clearly 
distinguish the main body of the building and the primary 
pedestrian entry.  
11. 
The use of awnings and canopies at the first-floor level is 
encouraged. Awnings and canopies shall be permitted to extend 
not more than four feet beyond the façade of the structure to 
which they are attached. Awnings and canopies shall not be 
permitted to overhang a public right-of way without express 
consent of the Township Committee.  
 
Figure 7: Development Precedent at Walnut Avenue and Chestnut Street  


 
 
 
20
 
Figure 8: Development Precedent at Centennial Avenue and N. Lehigh Avenue 
 
B. 
Façades  
1. 
Building façades shall be built of no more than three (3) primary 
materials, excluding accent materials. 
2. 
Buildings shall be articulated to break up façades and ensure 
that long monotonous building frontages are not constructed.    
3. 
Building façades may include horizontal siding, vertical siding 
with flush joints, stucco, and medium density overlay plywood 
(MDO) as an accent material in gables, dormers, and bay 
windows only. 
4. 
Natural materials are encouraged. 
5. 
Nonnatural materials intended to imitate natural materials shall 
not be permitted.  
C. Openings  
1. 
Window sizing and spacing shall be consistent with and 
complementary to the overall façade composition.   
2. 
As noted herein, the building may be composed of different 
elements to promote horizontal articulation. Window types shall 
be consistent within building elements. Window types in different 
building elements shall be complementary to window types in 
other building elements.  
a. Building Transparency:  
i. Story transparency shall be measured by dividing the 
area of windows, doors and other openings by the total 
façade area of a story.  
ii. Primary Façade: The ground level story shall have at 
minimum 35% transparency. All other stories shall have 
at minimum 30% transparency.  


 
 
 
21
3. 
Openings in walls with siding shall be trimmed with flat casing, a 
sloping sill, and drip cap at a minimum.  
4. 
Openings in masonry walls or walls with masonry veneer shall 
include brickmold casing.  
5. 
Openings in masonry walls or walls with masonry veneer other 
than stucco, shall have a precast lintel; masonry arch; or masonry 
header.  
6. 
Shutters, if included, shall be the same height as the window, and 
1/2 the width of the window. Small windows may have one 
shutter that is the full width of the window.  
7. 
Shutters shall be operable or designed and installed as if they 
were operable including hardware.  
8. 
Openings, including dormers, should be centered vertically with 
other openings or shall be centered with the wall between 
openings.  
9. 
Openings above should be equal in size or smaller than openings 
below.  
D. Roofs  
1. 
Eaves shall be continuous or include appropriate eave returns, 
unless overhanging a balcony or porch.  
2. 
The ridge of the primary building should generally be oriented 
either parallel to or perpendicular to the street.  
3. 
All gable and hipped roofs of a building, excluding ancillary 
roofs, should generally have the same slope where visible from 
a street or open space.  
E. 
Attachments:  
1. 
Bay windows or other projecting elements are encouraged on 
facades spanning more than 30’ to create articulation. 
2. 
Permitted attachments include awnings, canopies, bay windows, 
and chimneys.  
3. 
Awnings and canopies shall not be internally illuminated.  
4. 
Balconies shall not be fully enclosed. Balconies with walls on three 
sides and railings shall not be considered fully enclosed.  
5. 
Bay windows shall have visible support, either by extending the 
bay to grade with a foundation or transferring the projection 
back to the wall with beams, brackets, or brick corbeling.  
6. 
Chimneys shall extend to grade.  
7. 
The above standards shall not preclude the provision of outdoor 
dining.  
F. 
Permitted Materials: 
1. 
Permitted foundation materials  
a. Brick masonry 
b. Stone masonry  
c. Cement-parged concrete block  
2. 
Permitted primary façade materials  
a. Brick masonry  
b. Stone masonry  
c. Cementitious panel 
3. 
Permitted façade accent materials  


 
 
 
22
a. Cast stone  
b. Wood  
c. Fiber-cement trim, siding, and panels  
d. Composite trim, siding, and panels  
e. Architectural metal  
f. Accent materials shall not comprise more than 30% of the first 
story façade.   
4. 
Prohibited materials  
a. Materials not listed as permitted shall only be permitted 
within the reasonable discretion of the Planning Board.   
G. Vertical Rhythm  
1. 
Generally: The design of all structures shall incorporate a clear 
visual division between the base, middle and top as described 
below. These elements shall be established using cornice lines, 
windows, or similar horizontal architectural elements.  
2. 
Building Base: The base is defined as the first story of the 
building. Building base and ground floor shall be clearly defined 
utilizing the following architectural elements:  
a. The ground floor should be distinguished from upper floors. 
Use of a horizontal element such as a lintel or canopy allows 
for flexibility in design without interruption of repeated 
vertical elements used in upper floors. Residential ground 
floors may use similar techniques, or may include alternative 
strategies such as stoops, entryways, or other openings, to 
create contrast with upper floors.  
b. The relationship of width to height of windows and door 
openings at ground level should be visually compatible with 
openings in the same building façade and/or other nearby 
or related structures.  
c. Generally, massing should be oriented towards the base of 
the building.  
d. Awnings/canopies are encouraged, particularly at primary 
entrances.  
3. 
Building Middle: The middle shall be defined as the space 
between the top and base portions of the building. This space 
may be broken up through the use of more subtle and subdued 
horizontal architectural elements.   
a. Enclosed architectural projections (such as bay windows) up 
to three feet are allowed beyond the primary façade or 
projected façade components of the building, but minimum 
sidewalk width must be maintained.  
b. At the discretion of the Planning Board, projections over three 
feet are allowed above the first story, so long as they do not 
encroach into a required setback.  
4. 
Building Top: The top shall be defined as the top floor of the 
building. Appropriate cornice lines may enhance the top of the 
building. The top of the building may be differentiated in 
materials or staggered rooflines. Pitched or gabled roofs are 
encouraged.  


 
 
 
23
a. Vertical rhythm shall be defined utilizing the following 
techniques:  
i. Awnings or canopies over ground floor entrances.  
ii. Differentiation between vertical components, as follows:  
 Materials  
 Masonry details   
 Color changes  
 Fenestration changes  
 Inclusion of pre-cast or masonry details to define 
columns, piers and keystones  
 Decorative gutter, downspouts and scuppers  
 Spacing of columns and piers  
H. Horizontal Rhythm 
1. 
Generally, all buildings shall incorporate elements that divide 
façade planes and create a visual play of light and shadow. 
Long, uninterrupted horizontal façades are prohibited.  
2. 
Horizontal rhythm may be created using the following design 
elements:  
a. Building projections  
b. Stepbacks  
c. Uniformity and/or variety in fenestration patterns.  
d. A balcony or bay window  
e. A change in the roofline by including chimneys or by 
alternating parapet heights  
f. A change in building materials that correspond to a change 
in the façade plane  
g. Differentiated lighting fixtures or similar architectural 
elements.  
h. Landscape features such as trellises, trees, or other landscape 
features  
i. Shifting façade planes  
3. 
Rooflines: Rooflines shall be modulated with the remainder 
of the façade and can be used as an effective horizontal rhythm 
technique. Pitched or gabled roofs are permitted. For flat 
roofs or façades with a horizontal eave, fascia, or parapet, the 
roofline shall correspond with the modulation of the primary 
façade.   
4. 
Parking Garages + Blank Walls 
a. To the greatest extent feasible, all above ground parking 
structures shall be screened by habitable building space, 
particularly along Springfield and North Avenue. 
b. Parking that is unable to be screened by habitable building 
space shall be screened by alternative means, including:   
i. 
Residential stoops  
ii. 
Landscaping  
iii. 
Green walls  
iv. 
False windows  
v. 
Balconies  
vi. 
Fencing 


 
 
 
24
 Chain link fences are prohibited. Either black 
weather resistant metal or wood subject to 
Planning Board approval. 
c. Garage fenestration shall be designed to shield vehicle 
headlights from exterior view to the greatest extent 
possible.  
d. Open podium parking garages are not permitted.  
e. Where applicable, garage openings will be treated with 
similarly scaled openings as the windows above them. 
Garage openings shall be located within the same vertical 
alignment as windows or decorative grills that relate in color 
and scale to the windows above them. The size and scale of 
garage doors shall be minimized.  
f. Blank walls, meaning walls that lack fenestration or 
architectural features, are discouraged. Where blank walls 
must occur and are visible from the public right-of-way or 
Privately-Owned Public Open Space, measures to mitigate 
their aesthetic impact are encouraged, including public art 
landscaping, green walls, and false windows. 
g.  All surface parking areas shall be exempt from Building 
Placement Standards and shall be permitted a 0’ setback 
minimum requirement from any property lines, though subject 
to the landscaping and buffering requirements to the extent 
feasible. 
5. 
Sustainability  
a. The following sustainable development standards and 
development practices are mandated: 
i. 
Community and Site: 
 Create a tenant sustainability manual or fact 
sheet for residents, including information about 
how to improve energy efficiency, public 
transportation options, safe walking and bike 
routes, and waste disposal locations and 
recycling policies. 
 Enforce a no-smoking policy in the communal and 
shared spaces within the building and outdoors 
within 25 feet of the building. 
ii. 
Mitigating Heat Island Effect: 
 Use native tree species that will provide shade 
within 10 years. 
 Use a light-colored roofing material for any 
roofs to reduce heat island effect. 
iii. 
Landscaping: 
 Use native species that do not need excessive 
watering for all landscaping trees and plantings. 
 Retain existing native trees and shrubs and 
replant more trees than removed. 


 
 
 
25
iv. 
Lighting: 
 Use LED lighting in all indoor spaces, including 
dwelling units and parking facilities, and for 
external lights. 
 Use occupancy sensors in common areas. 
 Use occupancy sensors in stairwells, hallways, but 
ensure safe lighting levels. 
 Design exterior lighting to reduce light pollution 
for the areas surrounding the site. 
v. 
Waste Management and Recycling: 
 Facilitate recycling in common areas within 
buildings and in outdoor open spaces by 
providing easily accessible recycling bins. 
 Facilitate recycling in dwelling units by adding 
recycling bins and ensuring that the recycling 
drop-off location is clear and accessible. 
 Ensure that each trash room includes recycling 
containers or a mechanism to separate trash from 
recyclable materials. 
 Provide sufficient recycling collection capacity 
through meeting a minimum required 0.0625 
cubic yards per resident and 0.035 cubic yards 
per full time employee of any commercial uses. 
vi. 
Renewable Energy: 
 Evaluate the feasibility of adding photovoltaic 
solar panels on each building roof and provide 
Township of Cranford with evaluation and all 
underlying information. 
vii. 
Energy Efficiency: 
 Ensure refrigerators, washers, dryers, and 
dishwashers are ENERGY STAR rated. 
 Specify windows with a low-E coating and follow 
ENERGY STAR guidelines. 
 Ensure windows are operable in dwelling units to 
allow residents to naturally vent or cool space. 
 Include digital, programmable and user-friendly 
thermostats in the dwelling units. 
viii. 
Indoor Air Quality: 
 Incorporate ENERGY STAR rated fans that 
automatically vent in bathrooms in dwelling units. 
 Protect ducts and HVAC from dust during 
construction to ensure they are clean before 
occupancy. 
ix. 
Water Efficiency: 
 Use WaterSense rated fixtures in dwelling unit 
bathrooms. 
b. The following sustainable development standards and 
development practices are encouraged, but not mandated: 


 
 
 
26
i. 
Community and Site: 
 Enforce a no-smoking policy within the dwelling 
units. 
ii. 
Mitigating Heat Island Effect: 
 Consider placing any surface parking spaces 
under cover.  
 For residential buildings, meet an initial Solar 
Reflectance Index (SRI) of 78 or great for a roof 
slope less than or equal to 2:12. For a roof slope 
greater than 2:12, meet an initial SRI of 29 or 
greater. 
 Use hardscape surfaces with a solar reflectance 
(SR) value of at least 0.28.  
iii. 
Landscaping: 
 Avoid or minimize the use of irrigation to the 
extent possible.  
 Consider alternate water sources to replace the 
use of potable water for irrigation purposes. 
iv. 
Stormwater: 
 Undertake efforts to integrate porous concrete 
or other (semi-)permeable materials on-site 
designed in accordance with the New Jersey 
Stormwater Best Management Practices Manual. 
Address the use of pervious paving in any 
required maintenance plan for stormwater 
management measures. 
v. 
Materials: 
 Use low VOC paints, finishes, adhesives, and 
sealants.  
 Use recycled aggregate from crushed concrete, 
for instance, from buildings and pavement, and 
the demolition of existing structures on the Site, if 
feasible based on a contamination analysis 
conducted by a Licensed Site Remediation 
Professional. 
 Use materials and building products that are 
regionally sourced and have recycled content. 
 Prioritize using products of manufacturers that 
disclose an evaluation of their product life cycle. 
x. 
Indoor Air Quality: 
 Ensure all kitchen exhausts in dwelling units are 
directly vented to the outside. 
xi. 
Water Efficiency: 
 Use low-flow shower heads in dwelling unit 
bathrooms, preferably with a flow not higher 
than 1.75 gallons per minute. 
 Use low-flow faucets in dwelling unit bathrooms, 
preferably with a flow not higher than 0.35 
gallons per minute. 


 
 
 
27
 Use low-flow toilets, preferably with a flow not 
higher than 0.9 gallons per minute. 
c. In furtherance of Chapter 217 – Energy Efficiency of the 
Township of Cranford General Legislation, Redeveloper(s) 
are encouraged through the Township’s Green Building 
Density Incentive Program, to achieve formal LEED 
certification. 
 
4.11. General Site Design Standards 
A. Public and private realms should be integrated and connected. All 
streetscape and landscape improvements shall be designed by a 
licensed Landscape Architect. 
B. Fencing shall comply with the regulations in Section §255-26 
of Cranford’s Land Development Ordinance.  
C. Building massing and design should avoid impeding the viewsheds of the 
historic First Presbyterian Church of Cranford from within the site.  
D. Circulation 
1. 
No more than one (1) curb cut for vehicular access shall be 
permitted per façade.  
2. 
Demarcated pedestrian pathways shall be provided from the 
street front and all parking areas to entrances as well as across 
vehicular access points. 
E. Streetscape 
1. 
Sidewalk, Pedestrian zone: A dedicated pedestrian zone along 
the sidewalk shall be provided and will have a minimum 
unobstructed width of 6’ at all points, except where a currently 
existing sidewalk conflicts with the recommended sidewalk width, 
the design standards should supersede this requirement and 
adhere to the current streetscape and site conditions.  In such 
circumstances, the sidewalk shall taper over no more than 4’ from 
this Plan’s required sidewalk clearance and the adjacent existing 
sidewalks.  
2. 
Interstitial spaces: Area between the pedestrian zone 
and building frontages shall be designed in a manner that 
integrates the sidewalk into the site’s functionality. Direct 
pathways should be provided from sidewalks to pedestrian 
entrances. 
Interstitial 
spaces 
should 
include 
vegetation 
and publicly accessible seating areas to be activated by ground 
floor uses including, but not limited to, outdoor dining or 
parklets. Interstitial spaces shall be designed using hardscaping 
and landscaping to complement the pedestrian and planting 
zones.    
F. Sidewalks 
1. 
ADA compliant tactile pavers shall be used to define the edge of 
any service drive or driveways.    
2. 
Tactile pavers shall be installed to the same standards required 
by ADA at the base of public sidewalk curb ramps and should 
indicate to pedestrians that they are entering the driveway.  


 
 
 
28
G. Street Trees 
1. 
Pollution and salt resistant street shade trees are to be planted 
along the street, at regular intervals pending species 
type, 30’ on center if a small street tree with a canopy spread 
up to 30’ or spaced at 40’ on center intervals if a medium or 
large tree with a canopy spread above 30’. Trees shall be a 
minimum of two-and-a-half (2.5) inches in diameter at breast 
height. The Planning Board shall approve species and location of 
trees.  
2. 
Brick or Belgian block pavers at the perimeter of tree pits are 
encouraged.  
3. 
Raingardens and/or bioswales in tree pits are encouraged.  
4. 
Tree irrigation bags must be installed and maintained for at least 
six months after planting.  
5. 
Street trees should be coordinated with site lighting.  
H. Street Furniture 
1. 
The use of street furniture in interstitial spaces is encouraged.  
2. 
Any street furniture provided, including but not limited to benches, 
trash receptacles, and tables, shall be located such that a 
minimum of six feet of unobstructed sidewalk remains for the safe 
passage of pedestrians.   
3. 
Trash receptacles are to be provided at regular intervals along 
pedestrian walkways at a minimum of 100 feet. The use of 
compacting trash receptacles is encouraged.  
4. 
Street furniture must be designed to accommodate people of all 
ages and abilities and be compliant with ADA requirements and 
New Jersey Barrier Free Subcode.  
5. 
Developer shall propose a palate of furniture, fixtures, and 
finishes for seating that are consistent with the aesthetic 
of Cranford and the project as part of any subsequent 
redevelopment agreement. 
I. Lighting 
1. 
Security Lighting: where used for security purposes or to 
illuminate walkways, roadways and parking lots, only shielded 
light fixtures shall be used.  
2. 
Commercial Lighting: where used for commercial purposes such 
as 
in 
merchandise 
display 
areas, 
work 
areas signs, or architectural, landscape, all light fixtures shall be 
equipped with automatic timing devices and comply with the 
following:  
1. Light fixtures used to illuminate flags, statues, or any other 
objects mounted on a pole, pedestal, or platform, shall use a 
narrow cone beam of light that will not extend beyond the 
illuminated object. 
2. Other 
upward 
directed 
architectural, 
landscape, or 
decorative direct light emissions shall have at least 90% of 
their total distribution pattern within the profile of the 
illuminated structure.  


 
 
 
29
3. 
Externally illuminated signs including commercial building 
identification or other similar illuminated signs, shall comply with 
the following:  
1. Top mounted light fixtures shall be shielded and are 
preferred.  
2. When top mounted light fixtures are not feasible, illumination 
from other positioned light fixtures shall be restricted to the 
sign area. Visors or other directional control devices shall be 
used to keep spill light to an absolute minimum.  
4. 
All other outdoor lighting shall use shielded light fixtures.  
5. 
Floodlight type fixtures, once properly installed, shall be 
permanently affixed in the approved position.  
6. 
Foundations supporting lighting poles not installed four feet 
behind the curb, shall not be less than 24 inches above ground.  
7. 
Light Trespass (Nuisance Light): all light fixtures, except street 
lighting, shall be designed, installed and maintained to prevent 
light trespass, as specified below: 
1. At grade level above the property line of subject property, 
illuminations from light fixtures shall not exceed 0.3 foot-
candles in a vertical plane on residentially zoned property.  
2. Outdoor light fixtures properly installed and thereafter 
maintained, shall be directed so that there will not be any 
objectionable direct glare source visible above a height of 
five feet from any property or public roadway.  
8. 
Light fixtures near adjacent property may require special 
shielding devices to prevent light trespass.  
9. 
All lighting must be made to conform to the provisions of this 
section.  
J. 
Landscaping + Buffers 
1. 
Buffers may include dense vegetation, hedge rows, fences, and 
walls. Walls utilized as buffers may be constructed of stone, 
brick, or similar materials that promote an attractive aesthetic. 
Fences shall comply with §255-26 of the Township of Cranford 
Land Development Ordinance, including any amendments or 
supplements.  
2. 
Landscaped beds, gardens, and planting strips must be 
incorporated into open spaces, particularly in locations that 
separate vehicles from pedestrians and where blank façades, or 
utilities are present.  
3. 
Landscape buffers shall have a minimum height of three 
(3) feet at planting.  
4. 
The use of green infrastructure, such as bioswales or rain gardens, 
is highly encouraged.  
5. 
Shrubs, flowers, and ground cover should be designed to reduce 
expansive areas of mulch. Planting sizes and spacing should be 
provided for review and approval by the Planning Board.  
K. 
Retaining Walls 
1. 
Retaining walls may be required as a component of site 
improvements. If retaining walls are required, best efforts shall 


 
 
 
30
be made by the developer to minimize the impact of the walls 
on site design and circulation.   
2. 
Retaining walls shall be constructed of or clad in brick, 
stone, modular block, or stucco.    
3. 
Retaining walls should be designed in a manner that is 
harmonious with the balance of the site design. Efforts should be 
made to design retaining walls in an attractive manner through 
treatments like landscaping, art, or other interventions. 
4.12. Utilities 
A. General Requirements 
1. 
To the extent feasible by respective public utility providers 
servicing the area, all utilities (including transformers, HVAC, 
generators, telecommunication equipment) shall be located in a 
way that is visually unobtrusive and shall be suitably screened. 
Utilities shall be placed within the interior of the principal 
structure, if feasible. Otherwise, utilities shall be located to the 
rear of the side of the principal structure where such locations are 
infeasible inside, to the extent feasible. Decentralized HVAC 
systems are not permitted. 
2. 
Distribution lines for all utility systems shall be placed 
underground, to the extent feasible. 
3. 
All easements shall comply with Township requirements. Exact 
locations for utility lines and easements shall be established at 
the time of preliminary site plan approval or subdivision. 
4. 
Existing above-ground utilities shall be incorporated into the 
underground systems as improvements are undertaken, to the 
extent feasible. Any relocation and/or replacement of utility lines 
shall be the sole responsibility of the Redeveloper(s) and/or 
utility provider and shall not be an expense to the Township, 
provided, however, Township shall reasonably consent to the 
relocation and/or replacement of any needed utility lines 
5. 
Remote readers for all utilities, in lieu of external location of the 
actual metering devices, are preferred. 
6. 
Any proposed ground- mounted equipment (i.e., transformers, air 
conditioner units, etc.) within view from a street shall be screened 
by evergreen shrubs.  
7. 
No through-wall mechanical equipment shall be permitted. 
8. 
Façade penetrations, such as for dryer vents, shall be 
minimized. Any necessary façade penetrations shall be color 
matched with adjacent materials.  
9. 
Utility meters and similar infrastructure should be located within 
an enclosed room, to the extent feasible. Utility meters should not 
be visible from the street unless screening is provided.  
10. Rooftop utilities must be screened from view and architecturally 
treated to match the principal structure. In no case shall 
mechanical equipment be allowed to exceed 5’ above the 
maximum permitted building height. Rooftop utilities that exceed 
5’ above the roofline/maximum permitted building height shall 
be counted in the overall building height calculation. 


 
 
 
31
B. 
Fire Suppression 
1. 
Must meet NFPA 13R Codes and Standards. 
C. 
Water + Sewer 
1. 
Each development shall be connected to the public sanitary sewer 
and water systems, as approved by the Township Engineer.  
2. 
Redeveloper(s) must ensure all project provide sufficient flow and 
meet all standards required by the Fire Department. 
3. 
For water and sewer, Redeveloper(s) must model and provide 
guidance to Township of Cranford on existing service and 
capacity to ensure proper service for any development 
proposed. Continued monitoring and coordination with the 
Township of Cranford is required for all projects. 
D. 
Stormwater 
1. 
Any redeveloper within this Redevelopment Area will work with 
the Town to resolve the stormwater issues at Springfield and 
North Avenue. This will involve technical, physical space and 
financial support. 
2. 
All projects within the Redevelopment Area shall comply with 
Chapter 
365 
– 
Stormwater 
Management 
for 
Major 
Developments of the Township of Cranford General Legislation, 
as well as any applicable amendments or supplements, and be 
in accordance with New Jersey Department of Environmental 
Protection’s rules on Stormwater Management, N.J.A.C. 7:8.  
 
4.13. Affordability 
At least 20% of the total number of dwelling units pursued under this 
Redevelopment Plan shall be set aside and made available to the region’s 
very low-, low- and moderate-income households (the “Affordable Units”). 
All affordable units shall comply with the Township’s Affordable Housing 
Ordinance. 
 
All Affordable Units shall be family rental units and shall fully comply with 
the Uniform Housing Affordability Controls, N.J.A.C. 5:80-26.1, et seq. 
(UHAC”), including but not limited to the required bedroom and income 
distribution, with the sole exception that fifty percent (50%) of the 
Affordable Units within each bedroom distribution shall be required to be 
for low- or very-low-income households earning less than fifty percent (50%) 
or thirty percent (30%) of the median income, respectively. The Fair Housing 
Act’s definition of very low-income shall control. The income and bedroom 
distributions described above shall apply within each income strata (low-, 
very low- and moderate-income). Further, the Affordable Units shall be 
subject to affordability controls of at least 30 years and affordable deed 
restrictions as provided for by UHAC.  
 
The Affordable Units shall be integrated with the market units and shall not 
be concentrated in separate building(s) or in separate area(s) from the 
market units. In buildings with multiple dwelling units, this shall mean that the 
Affordable Units shall be generally distributed within each building with 
market units. The residents of the Affordable Units shall have full and equal 


 
 
 
32
access to all of the amenities, common areas, and recreation areas and 
facilities as the market units.  
 
Construction of the Affordable Units shall be phased in compliance with 
N.J.A.C. 5:93-5.6(d) and the description of phasing shall be included in the 
Redevelopment Agreement. The Redevelopment Agreement shall comply 
with the requirements in N.J.A.C. 5:97-6.6. 
 
The Redeveloper shall not make any arguments relative to the Property's 
creation of Realistic Development Potential ("RDP") and/or treatment as an 
RDP Site as opposed to an unmet need mechanism in Round 3 or any 
subsequent affordable housing Round in the future. 
  
Further, the Redeveloper shall not apply for or request an upward deviation 
of the Maximum Dwelling Units permitted pursuant to Section 4.3.A, which is 
40 units. 
 
 


 
 
 
33
5. ADMINISTRATION 
5.1. 
Redevelopment Actions 
The Township of Cranford shall have such powers and duties as set forth in 
the Local Redevelopment and Housing Law, N.J.S.A. 40A:12A-1 et seq. 
(LRHL) and as may be set forth in this Redevelopment Plan, including, but not 
limited to, the authority to acquire all real property identified in this Plan 
with and without eminent domain, to relocate residents and businesses, to 
designate Redeveloper(s), to establish clear terms and conditions for 
redevelopment through the negotiation, execution, and administration of 
Redevelopment Agreement(s), and to do such other things as permitted by 
law. 
 
5.2. 
Relocation Requirements 
Should implementation of this Redevelopment Plan require the displacement 
and relocation of businesses located within the Redevelopment Area, the 
Redeveloper(s) shall be responsible for any and all costs incurred by the 
Township in providing assistance to displaced parties in accordance with the 
Relocation Assistance Act, N.J.S.A. 20:4-1 et seq. and the Relocation 
Assistance Law of 1967, N.J.S.A. 52:31B-1 et seq. At the time of property 
acquisition, the actual extent of displacement will be confirmed, and if it is 
necessary, a Workable Relocation Assistance Plan will be prepared and 
submitted to the New Jersey Department of Community Affairs for approval. 
The Township will comply with the requirements of the New Jersey State 
relocation statutes and regulations as applicable and will provide all 
benefits and assistance required under applicable law. 
 
5.3. 
Township Designation of Redeveloper 
A. 
Usage of the Word ‘Developer’ 
Anytime the word “developer” is utilized in this Redevelopment Plan, 
the same shall mean the Redeveloper or Redevelopers that are to be 
designated by the Township Committee in accordance with this 
Redevelopment Plan. 
B. 
Standing before Planning Board 
Only Redeveloper(s) designated by the Township by resolution of the 
Township Committee of the Township of Cranford may proceed to 
implement the redevelopment project(s) set forth in this Redevelopment 
Plan before the Planning Board. In order to assure that the vision of 
the Redevelopment Plan and this Redevelopment Agreement(s) will be 
successfully implemented in an effective, comprehensive and timely 
way, and in order to promptly achieve the public purpose goals of the 
Plan, the Township Committee of the Township of Cranford, acting as 
the Redevelopment Entity, will select one or more Redeveloper(s) in all 
areas governed by this Redevelopment Plan. Any party not specifically 
designated as the “Redeveloper” and a party to a Redevelopment 
Agreement(s), as set forth above, shall not have the standing to 
proceed before the Planning Board for site plan approval. 
C. 
Procedural and Substantive Standards for Redeveloper Designation 
All designated Redeveloper(s) will be required to execute a 
Redevelopment Agreement(s) satisfactory to and authorized by the 


 
 
 
34
Township Committee of the Township of Cranford. The procedural and 
substantive standards described herein will guide Redeveloper 
selection(s). The Township Committee of the Township of Cranford, 
acting as the Redevelopment Entity reserves all options available to it 
under the LRHL to designate one or more Redeveloper(s) to execute 
Redevelopment Agreement(s) to implement this Plan. This Plan also 
encourages the owners of real property within the Redevelopment 
Area to apply for designation as a Redeveloper(s) in order to carry 
out redevelopment activities in accordance with the Plan. 
 
5.4. 
Redevelopment Agreement 
A Redevelopment Agreement(s) shall be negotiated with all designated 
Redeveloper(s). Each Redevelopment Agreement(s) shall provide a detailed 
description of the project(s) to be constructed and a schedule setting forth 
the timing and phasing, if applicable, of the construction. The following 
provisions regarding redevelopment shall be included in a negotiated 
Redevelopment Agreement(s) in connection with the implementation of this 
Redevelopment Plan and the selection of a Redeveloper(s) for any property 
or properties included in the Redevelopment Plan and shall apply 
notwithstanding the provisions of any zoning or building ordinance or other 
regulations to the contrary: 
A. 
The Redeveloper(s), its successor or assignees shall develop the 
property in accordance with the uses and building requirements 
specified in this Redevelopment Plan and shall comply with all the terms 
and obligations of the Redevelopment Agreement(s). 
B. 
Until the required improvements are completed, and a Certificate of 
Completion is issued by the Township Committee of the Township of 
Cranford as the Redevelopment Entity, the Redeveloper covenants as 
required 
under 
N.J.S.A. 
40A:12A-9 
and 
imposed 
in 
any 
Redevelopment Agreement(s), lease, deed or other recorded 
instrument between the Redevelopment Entity and the Redeveloper 
shall remain in full force and effect. 
C. 
The Redevelopment Agreement(s) shall include a provision that requires 
the Redeveloper(s) to provide the minimum inclusionary affordable 
housing as required by law or the Redevelopment Plan or, as 
negotiated between the parties, inclusionary affordable housing units 
in excess of the minimum requirement. 
D. 
The Redevelopment Agreement(s) shall contain provisions to assure the 
timely construction of the redevelopment project, the qualifications, 
financial capability and financial guarantees of the Redeveloper(s) 
and any other provisions to assure the successful completion of the 
project. 
E. 
The Redevelopment Agreement(s) shall provide that designated 
Redeveloper(s) shall be responsible for undertaking appropriate 
measures concerning utilities, services or infrastructure that, as a result 
of the redevelopment, may need to be installed or upgraded whether 
on-site or offsite if it is determined that the utility, service or 
infrastructure work has a rational nexus to complete the 
Redevelopment Project pursuant to this Redevelopment Plan. The 


 
 
 
35
Redeveloper(s), at the Redeveloper(s’) sole cost and expense, shall 
provide all necessary engineering studies for, and construct or install 
all on- and off-site municipal infrastructure improvements and capacity 
enhancements or upgrades required with a rational nexus to the 
project in connection of traffic control measures, water service, sanitary 
sewer service, stormwater management, and flood mitigation measures 
to the project, in addition to all required tie-in or connection fees. The 
Redeveloper(s) shall also be responsible for providing, at the 
Redeveloper(s’) sole cost and expense, all sidewalk, curb and 
streetscape improvements (street trees and other landscaping), street 
lighting, and on and off-site traffic controls and road improvements 
with a rational nexus to the project or required due to the sole impacts 
of the project. All infrastructure improvements shall comply with 
applicable local, state and federal law and regulations. 
F. 
In addition to the provisions set forth herein, the Redevelopment 
Agreement(s) may provide that the Redeveloper(s) will agree to 
provide amenities, benefits, fees, and payments in addition to those 
authorized under the Municipal Land Use Law. 
G. 
The 
Redevelopment 
Agreement(s) 
shall 
provide 
that 
the 
Redeveloper(s) shall be responsible to post sufficient escrows to cover 
any and all costs of the Township and the consultants retained by the 
Township to review the proposed redevelopment project and advise 
the Township on any and all aspects of the redevelopment process, 
negotiation 
of 
the 
Redevelopment 
Agreement(s), 
and 
the 
implementation of the project, and as otherwise set forth in the 
Redevelopment Agreement(s). 
H. 
The Redevelopment Agreement shall require that the Redeveloper 
reimburse the Township for some or all of the costs and fees incurred 
by the Township in the process it undertook to designate the 
Redevelopment Area as an area in need of redevelopment, to adopt 
this Redevelopment Plan and to select Redeveloper(s) to implement the 
Redevelopment Plan. 
I. 
The Redevelopment Agreement(s) shall provide that no covenant, 
lease, conveyance or other instrument shall be effectuated or executed 
by the Township of Cranford or by a Redeveloper(s) or any of its 
successors or assignees, whereby land within the Redevelopment Area 
is restricted upon the basis of race, creed, color, national origin, 
ancestry, affectional preference, marital status or gender in the sale, 
lease, use or occupancy thereof. This covenant shall run with the land. 
J. 
The Redevelopment Agreement(s) shall comply with the requirements in 
N.J.A.C. 5:97-6.6. 
 
 
 
5.5. 
Planning Board Approval Process 
This Redevelopment Plan requires the designated Redeveloper(s) to submit 
all plans to the Township Committee of the Township of Cranford, acting as 
Redevelopment Entity, for review and authorization to proceed before the 
Planning Board prior to the Planning Board holding a public hearing on the 


 
 
 
36
application pursuant to the Municipal Land Use Law, N.J.S.A. 40:55D-1 et 
seq.. Within 45 days after submission of a site plan or subdivision application 
to the Township under its regular procedures for submission to the Planning 
Board, the Township Committee shall review the application for consistency 
with this Redevelopment Plan. Within that 45-day timeframe, the Township 
Committee shall issue a letter of material consistency, or non-consistency. 
Should no letter of material consistency or non-consistency be issued within 
the 45-day timeframe, then the application shall be deemed consistent for 
the purposes of this Redevelopment Plan and the Planning Board shall hear 
the application for Site Plan and/or Subdivision Approval once the 
application is deemed complete pursuant to applicable law.  
 
A. 
Township Committee Review 
The Township Committee of the Township of Cranford, acting as the 
Redevelopment Entity, shall review and approve, in a manner 
materially consistent with this Redevelopment Plan and all proposed 
redevelopment projects within the Redevelopment Area to ensure that 
such project(s) is materially consistent with the Redevelopment Plan 
and any relevant Redevelopment Agreement(s). Such review shall 
occur concurrently with the submission of an application for approval 
of the redevelopment project(s) to the Planning Board. In addition, the 
review may address the site and building design elements of the 
project to ensure that the project adequately addresses the goals and 
objectives of this Plan and the Redevelopment Agreement(s).  Such a 
review by the Township Committee of the Township of Cranford may 
not be duplicative with the review by the professionals engaged by 
the Township of Cranford Planning Board. The Township Committee 
shall not be reviewing checklists or making determinations of 
Completeness, and the review shall be limited to consistency with the 
Redevelopment Plan, Affordable Housing Settlement and applicable 
Redevelopment Agreements. 
 
B. 
Planning Board Review Process 
After the Township Committee review process noted above is 
completed, all redevelopment applications shall be submitted to the 
Township of Cranford’s Planning Board through the normal site plan 
and subdivision procedures as outlined in N.J.S.A. 40:55D-1 et seq. 
The Planning Board shall deem any application for redevelopment for 
any property subject to this Redevelopment Plan incomplete if the 
applicant has not been designated by the Township Committee of the 
Township of Cranford as a Redeveloper(s), a Redevelopment 
Agreement(s) has not been fully executed and the redevelopment 
application is not submitted with a letter of approval authorized by 
resolution of the Township Committee. 
1. Site Plan and Subdivision Review 
Prior to commencement of construction, site plans for the 
construction of improvements within the Redevelopment Area, 
prepared in accordance with the requirements of the Municipal 
Land Use Law (N.J.S.A. 40:55D- 1 et. seq.), shall be submitted by 


 
 
 
37
the applicants for review and approval by the Planning Board of 
the Township of Cranford so that compliance with this 
Redevelopment Plan can be determined. 
  
Any subdivision of lots and parcels of land within the 
Redevelopment Area shall be in accordance with the requirements 
of this Redevelopment Plan and the subdivision ordinance of the 
Township of Cranford except that where this Redevelopment Plan 
contains provisions that differ from those in the subdivision 
ordinance, this Plan shall prevail.  
 
No construction or alteration to existing or proposed buildings 
shall take place until a site plan reflecting such additional or 
revised construction has been submitted to, and approved by, the 
Planning Board. This pertains to revisions or additions prior to, 
during and after completion of the improvements.  
 
In addition to the above-mentioned items, the following items, 
which shall be acceptable and approved by the Township 
Committee, shall be submitted as part of a site plan application:  
2. Mandatory Submissions  
a. A copy of applications or conceptual designs that have been 
or will be submitted to Union County. 
b. A technical memorandum outlining energy efficiency strategies 
consistent with this Plan and the Town’s Zoning Code. 
c. A streetscape/landscape design package including name of 
designer and design drawings.  
d. When proposing accessory roof decks, a report including 
design drawings and operations shall be provided. 
C. 
Approvals by Other Agencies 
The designated Redeveloper(s) shall be required to provide the 
Township with copies of all permit applications made to federal, state 
and county agencies upon filing such applications, as will be required 
by the Redevelopment Agreement(s) to be executed between the 
designated Redeveloper(s) and the Township. 
 
5.6. 
Deviations/Variances 
The Planning Board shall be allowed to grant “c” variances, deviations, 
design waivers, and/or exceptions. The Zoning Board of Adjustment shall not 
be allowed to grant any “d” variances, but rather the applicant shall be 
required to seek an amendment to the Redevelopment Plan. Any proposed 
changes to the Redevelopment Plan shall be in the form of an amendment to 
the Redevelopment Plan adopted by the Township Committee of the 
Township of Cranford in accordance with the procedures set forth in the LRHL. 
 
5.7. 
Severability 
The provisions of this Redevelopment Plan are subject to approval by 
Ordinance. If a Court of competent jurisdiction finds any word, phrase, 
clause, section, or provision of this Redevelopment Plan to be invalid, illegal, 


 
 
 
38
or unconstitutional, the word, phrase, clause, section, or provision shall be 
deemed severable, and the remainder of the Redevelopment Plan and 
implementing Ordinance shall remain in full force and effect. 
 
5.8. Adverse Influences 
No use or reuse shall be permitted which, when conducted under proper and 
adequate conditions and safeguards, will produce corrosive, toxic or noxious 
fumes, glare, electromagnetic disturbance, radiation, smoke, cinders, odors, 
dust or waste, undue noise or vibration, or other objectionable features so 
as to be detrimental to the public health, safety or general welfare. 
 
5.9. 
Non-Discrimination Provisions 
No covenant, lease, conveyance or other instrument shall be affected or 
executed by the Township of Cranford or by a Redeveloper(s) or any of his 
successors or assignees, whereby land within the Redevelopment Area is 
restricted, or the Redeveloper(s), upon the basis of race, creed, color, 
national origin, ancestry, affectional preference, marital status or gender in 
the sale, lease, use or occupancy thereof. 
 
Appropriate covenants, running with the land forever, will prohibit such 
restrictions and shall be included in the Redevelopment Agreement(s) and 
the disposition instruments. There shall be no restrictions of occupancy or use 
of any part of the Redevelopment Area on the basis of race, creed, color, 
national origin, ancestry, affectional preference, marital status or gender. 
 
5.10. Infrastructure 
A. 
Redeveloper should make commercially reasonable best efforts to 
locate transformers in locations that do not negatively affect the 
pedestrian experience. 
B. 
When proposing the use of ground mounted electrical transformers 
within the confines of the Redevelopment Area, a narrative 
explanation shall be provided that identifies other possible locations 
and feasibility considerations of each site and provides an 
explanation for the reasonable infeasibility of alternative sites. 
 
5.11. Procedure for Amending the Plan 
This Redevelopment Plan may be amended from time to time upon 
compliance with the requirements of state law. A request for same may be 
submitted to the Township Committee of the Township of Cranford. The 
Township of Cranford reserves the right to amend this plan. A $7,500 escrow 
shall be paid by the party requesting such amendment, unless the request is 
issued from an agency of the Township. The Township, at its sole discretion, 
may require the party requesting the amendments to prepare a study of the 
impact of such amendments, which study must be prepared by a professional 
planner licensed in the State of New Jersey and other additional 
professionals as may be required by the Township. 
 


 
 
 
39
5.12. Redevelopment Plan Duration 
The provisions of this Redevelopment Plan specifying the redevelopment of 
the Redevelopment Area and the requirements and restriction with respect 
thereto shall be in effect for a period of fifty (50) years from the date of 
adoption of this Redevelopment Plan by the Township Committee of the 
Township of Cranford. 
 
5.13. Certificates of Completion 
Upon completion of a project, the Redeveloper(s) shall submit for a 
Certificate of Completion. Concurrently, a zoning ordinance amendment shall 
be submitted to the Township Committee of the Township of Cranford 
requesting that the zoning for the subject parcel(s) be incorporated into the 
Township’s Land Development Ordinance to ensure that the standards remain 
applicable. Any variances or deviances sought after the adoption of this 
zoning ordinance amendment shall be granted by either the Planning Board 
or Zoning Board of Adjustment. 
 
5.14. Land Use Map Amendments 
The adoption of this Redevelopment Plan or any amendments thereto shall 
automatically allow for any necessary modifications to the official Township 
of Cranford Zoning Map to ensure consistency between the two documents. 
 
5.15. Additional Superseding Provisions 
The standards contained within this Redevelopment Plan shall supersede any 
conflicting standards contained within the Land Development Ordinance 
(LDO) of the Township of Cranford or other applicable Township of Cranford 
codes or ordinances. 
A. 
Terms and Definitions 
Any terms or definitions not addressed within this Redevelopment Plan 
shall rely on the applicable terms and conditions set forth in the Land 
Development Ordinance of the Township of Cranford. 
 
B. 
Other Applicable Design and Performance Standards 
Any design or performance standards not addressed within this 
Redevelopment Plan shall rely on the applicable design and 
performance standards set forth in the Land Development Ordinance 
of the Township of Cranford. 
 
5.16. Other Provisions 
A. 
This Redevelopment Plan herein has delineated a definite relationship 
to local objectives as to appropriate land uses, density of population, 
and improved public utilities, recreation and community facilities and 
other public improvements. This Redevelopment Plan has set forth 
various programs and strategies requiring implementation in order to 
carry out the objectives set forth herein. 
B. 
This Redevelopment Plan sets forth the proposed land uses and 
building requirements for the Redevelopment Area. 
C. 
The diagrams, images and other graphic representations provided in 
this Redevelopment Plan are intended to provide a framework for 


 
 
 
40
interpretation of the written standards and regulations contained 
herein. Nothing in this Redevelopment Plan shall preclude the partial 
redevelopment of a block depicted in such diagrams, images or other 
graphic representations, provided that such subdivision or re-
subdivision and partial redevelopment of a block is fully in 
conformance with the written standards and regulations contained 
herein. 
D. 
Final adoption of this Plan by the Township Committee of the Township 
of Cranford shall be considered an amendment of the Township’s 
Zoning Map. 
 
5.17. Other Redevelopment Actions 
In carrying out this Redevelopment Plan, the Township of Cranford and any 
designated Redeveloper(s) may be required to undertake a variety of 
redevelopment actions. These may include, but will not be limited to: 
A. 
Consolidation and/or subdivision of tax lots. 
B. 
Acquisition and assembly of suitable parcels of land for the 
construction of the uses set forth in this Redevelopment Plan. 
C. 
Clearance of abandoned, deteriorated, obsolete structures or uses or 
structures, or remains of structures, on underutilized land areas, where 
necessary. 
D. 
Construction of new structures or other improvements. 
E. 
Provisions for public infrastructure necessary to service and support 
new 
redevelopment, 
including 
improved 
streetscapes 
and 
beautification of the area. 
F. 
Vacation of public utility easements or rights-of-way as may be 
necessary for redevelopment. 
 
5.18. Public Improvement Approvals 
In cases where third party governmental approvals are pending at the time 
of project completion, the Township of Cranford may at its discretion allow 
a certificate of occupancy to be issued for site while public improvements 
are pending. It is anticipated that the conditions required to issue a 
certificate of occupancy will be specified in a Redevelopment Agreement(s) 
to be negotiated between designated Redeveloper(s) and the Township of 
Cranford. It is recommended that this aspect of potential Redevelopment 
Agreement(s) 
be 
structured 
to 
require 
Redeveloper(s) 
to 
work 
collaboratively with the Township’s professionals to design the required 
improvements and, in cases where the municipality applies for permits 
directly, Redeveloper(s) shall facilitate the Township’s efforts to obtain 
permits from requisite third-party agencies. The following steps are 
recommended in cases where certificates of occupancy may be issued prior 
to implementation of all public approvals: 
 
A. 
Step 1 – Engineering Studies / Preliminary Analysis:  
Redeveloper(s) shall prepare required technical memoranda that 
may be required by third-party governmental agency on a pre-
application basis. The memorandum will be presented to the 
municipality for the municipality to use for coordination with third-


 
 
 
41
party agencies. Redeveloper(s’) professionals shall attend all 
required coordinated meetings prior to preparing application 
materials. 
 
B. 
Step 2 – Engineered Plans:  
Once authorization to design is granted, the Redeveloper(s) shall 
prepare engineered design documents suitable for public bidding 
and in accordance with applicable requirements and standards for 
approval. The Redeveloper(s) shall coordinate with the Township 
and the Township’s professionals on all final designs. 
 
C. 
Step 3 – Permit Applications & Supporting Materials:  
At such a time when the Redeveloper(s) and the Township agree on 
the final engineered design, the Redeveloper(s) shall provide all 
necessary materials to support the requisite application(s) to 
applicable approval agency, which the Township shall, in turn, 
submit for approval. The Redeveloper(s) shall support the Township 
during the requisite application review process on an as needed 
basis. The Redeveloper(s) shall maintain an escrow account to 
compensate the Township’s professionals for work required to 
facilitate receipt of necessary approvals. 
 
D. 
Step 4 – Construction Bond:  
Once approvals are obtained, the Redeveloper(s) shall post a bond 
in an amount necessary to cover the construction cost, which shall be 
based upon the awarded contract amount. 
 
E. 
Step 5 – Post-Design & Inspection Services:  
The Redeveloper(s’) consultants shall provide all post-design 
engineering services; inspection coordination and other services as 
may be required as part of any approval process. Redeveloper(s’) 
consultants shall be approved as may be necessary for construction 
inspection and other services as may be applicable. 
 
F. 
Step 6 – As-Built Certification:  
Redeveloper(s’) consultant shall provide as-built certification 
documents and other close-out materials as may be required in 
accordance with any approval process and shall provide support at 
such a time when new improvements are accepted by third party 
agencies. 
 
G.         This Section 5.18 is not applicable to any applications for 
 
Preliminary and Final Site Plan Approval pursuant to the Municipal 
 
Land Use Law, N.J.S.A. 40:55D-1 et seq. 
 
5.19. Computations 
When a numerical calculation of zoning standards for a particular lot results 
in a fractional number, such numbers shall be rounded down to the next whole 


 
 
 
42
number for fractions less than .500 and rounded up for fractions .500 and 
above. 
 
 
 


 
 
 
43
APPENDIX A: RELATION TO OTHER PLANS 
 
A.1. 
2009 TOWNSHIP OF CRANFORD MASTER PLAN 
The Township’s Master Plan provides three sets of guiding criteria: The Township Vision for 
2020, Principles, and Goals and Objectives.  
This Redevelopment Plan is consistent with the Master Plan’s Vision and Principles, as it 
permits dense, mixed-use development in proximity to downtown and NJ Transit rail and 
bus service. The Plan will support economic activity within the downtown, expanding the 
Township’s tax base, and employ sustainable design practices. 
This Redevelopment Plan is also consistent with the Goals & Objectives, which include: 
- 
Conserve and promote the economic vitality of the Downtown so that the core of 
Cranford remains healthy.  
- 
Provide a parking strategy to accommodate all of the Downtown’s constituents: 
commuters, office workers, shoppers and Downtown residents. Require adequate 
parking as a prerequisite to new development. 
- 
Promote the Township’s accessibility to transportation facilities such as the Garden 
State Parkway and New Jersey Transit rail and bus lines as attractive to both 
Township businesses and residents.  
- 
Continue to develop commercial and business (i) in the Downtown, (ii) on the North, 
South and Centennial Avenues, and (iii) in existing centers of commerce. 
- 
Continue to evaluate development opportunities that utilize Cranford’s rail and bus 
lines in order to encourage an increase in mass transit usage. 
- 
Encourage the development of a diversified economic base that generates 
employment growth, increases property values, and promotes the improvement of 
underutilized properties. 
- 
Capitalize on Cranford’s competitive advantages for economic development, 
including its designation as a regional work center, metropolitan location, extensive 
transportation and utility infrastructure, a stable and highly skilled labor force and 
an excellent quality of life. 
- 
Create attractive gateways at the principal entrances to the Township through 
upgraded land uses, streetscape improvements and signage. 
- 
Provide a wide range of housing to meet the needs of residents in diverse income 
groups. 
- 
Define residential uses and boundaries to guard against intrusion from incompatible 
land uses. 
- 
Concentrate higher density residential uses in the Downtown to take advantage of 
transportation infrastructure and require adequate parking as a prerequisite to 
new development. 
- 
Require all in-fill development to be done in a manner that is consistent and 
compatible with the surrounding neighborhood and environment. 
- 
Encourage sustainable development practices. 
- 
Incorporate energy-efficient and renewable energy technologies into new 
development. 
- 
Promote change to establish Cranford as an environmentally sustainable community. 
- 
Promote development in existing nonresidential areas that accommodate 
alternative modes of transportation and shared parking. 


 
 
 
44
- 
Create attractive "gateways" into the Township and improve the appearance of 
intermediate and major thoroughfares. 
- 
Develop and implement streetscape projects for major public thoroughfares. 
- 
Preserve and protect Cranford’s small-town character, historic elements and natural 
amenities. 
A.2. 
2019 MASTER PLAN REEXAMINATION REPORT 
The Township’s recent Reexamination Report did not replace the Master Plan’s Goals & 
Objectives but thoroughly reviewed and streamlined them to better state Cranford’s vision 
and address changes to conditions and assumptions. The only notable revision regarding 
this Redevelopment Plan is to promote a variety of uses in the Downtown, instead of just 
commercial and business uses, which this mixed-use plan advances. 
A.3. 
2021 HOUSING PLAN ELEMENT + FAIR SHARE PLAN 
In March 2021, the Township adopted its Housing Plan Element and Fair Share Plan 
(HPEFSP), incorporating Cranford’s affordable housing requirements into its Master Plan 
pursuant to its Mount Laurel settlement. The Redevelopment Area was considered as part of 
the Township’s Realistic Development Potential calculation. The HPEFSP estimated 40 total 
housing units would be built in the Area and that this development would provide a total of 
8 affordable units, which would be family rental units. This Redevelopment Plan will permit 
the project envisioned by the HPEFSP to be developed, and, therefore, this Redevelopment 
Plan is consistent with the HPEFSP. 
A.4 
ADJACENT MUNICIPALITIES 
A. Township of Clark 
Clark updated its Master Plan in 2003 and last reexamined it in 2013. The Reexamination 
Report recommended expanding housing opportunities and promoting a pedestrian-
oriented downtown, in addition to prior Township goals to promote a balance of land-uses 
and nonresidential tax ratables while maintaining Clark’s the single-family suburban 
character. This Plan is consistent with the above goals and recommendations. 
 
B. Borough of Garwood 
Garwood adopted its Master Plan & Re-Examination Report in 2009. Garwood’s goals and 
objectives are consistent with this Plan and include providing affordable housing, providing 
a healthy mix of land uses, guiding redevelopment to limit the disruption of existing 
neighborhoods, and promoting a desirable built environment through creative development 
techniques and effective design and arrangement. 
 
C. Borough of Kenilworth 
Kenilworth adopted a new Master Plan in 2011, and the Goals and Objectives of the 
Master Plan are consistent with this Redevelopment Plan. These Goals and Objectives 
include providing opportunities for residents to age in place, enforcing performance 
standards, retaining existing commercial businesses, enhancing the appearance of 
commercial districts and the downtown through design and landscaping ordinances, provide 
downtown street furniture and streetscape enhancements, improve the Borough’s gateways 
through innovatively designed development projects, encouraging sustainable development, 
and developing the Borough’s economic base by leveraging underutilized properties and 
expanded permitted nonresidential uses. 
 
D. City of Linden 
The City adopted its last Reexamination Report in 2008, reaffirming the goals and 
objectives from the City’s 2002 Master Plan and 2003 Reexamination. Linden prioritized 
preserving the residential density and character of existing neighborhoods, diversifying the 


 
 
 
45
City’s commercial economic base, rehabilitating existing structures for housing, encouraging 
development that improves the community. The City also pursued designation as a transit 
village and adopted a Transit Oriented Development area around its train station in 2008, 
encouraging revitalization in the train station area. More recently, the City adopted a new 
Land Use Element in 2019. The Element details Linden’s existing redevelopment areas, which 
include several mixed-use redevelopment plans. Two of these mixed-use plans are transit-
oriented projects near the train station along Elizabeth Avenue and South Wood Avenue. 
This Redevelopment Plan is consistent with Linden's Master Plan and Reexamination Report. 
 
E. Borough of Roselle 
Adopted in 2010, Roselle’s Master Plan is consistent with this Redevelopment Plan. The 
Master Plan calls preserving the character and density of existing residential 
neighborhoods, guiding redevelopment to limit the disruption of existing neighborhoods, 
and encouraging alternative forms of mass transportation. In particular, the Master Plan 
recommends encouraging “planned unit developments that incorporate the best features of 
design and relate the type, design and layout of residential, commercial, and recreational 
development to the particular site.” 
 
F. Borough of Roselle Park 
Roselle Park adopted its last comprehensive Master Plan in 1997 and reexamined it in 
2003 and 2009. This Redevelopment Plan is consistent with the Goals and Objectives of the 
Borough’s 2009 Reexamination Report, which calls for preserving the integrity and 
desirable environment of existing neighborhoods, rezoning underutilized properties to 
capitalize on mass transit and highway access, encouraging redevelopment adjacent to the 
central business district (CBD), and improving the CBD through design and streetscape 
enhancements. 
 
G. Township of Springfield 
Springfield adopted a Reexamination and Update in 2017, following up on its 1997 
Master Plan and previous 2005 Reexamination. The 2017 Reexamination focused on zoning 
amendments in relation to its affordable housing settlement and did not significantly modify 
the Township’s Master Plan Goals and Objectives, which remain consistent with this 
Redevelopment Plan and include actively pursuing redevelopment of vacant and 
underutilized properties, rezoning areas to allow for more residential and mixed-use 
development and enhancing streetscapes.  
 
H. Town of Westfield 
Westfield adopted its Master Plan in 2002 and completed reexaminations in 2009 and 
2019. The Town undertook an extensive public participation process in 2019 in preparation 
for the new 2019 Master Plan Reexamination Report. Based on this process, the Town 
adopted new a new set of Guiding Principles and updated their Goals and Objectives from 
the 2002 Master Plan and 2009 Reexamination. This Redevelopment Plan is consistent with 
Westfield’s new vision, which encourages redevelopment of underutilized lots, concentrating 
a variety of uses in the downtown, sustainable and equitable practices, promoting high-
quality residential and commercial development, maintaining a diverse business sector, 
multi-modal transportation, diversifying housing stock and providing affordable housing 
while maintaining the predominant single-family character of the Town, and embracing the 
opportunities of new concepts in urban design while retaining the best qualities of a small 
town. 
 


 
 
 
46
I. Township of Winfield 
Developed in the 1940s, Winfield is a fully built-out, master-planned community. There is 
no master plan for the community readily available. Given the Redevelopment Area’s 
central location within Cranford, no adverse impacts are expected for Winfield by this 
Redevelopment Plan.  
A.5. 
2016 UNION COUNTY TRANSPORTATION MASTER PLAN 
This Redevelopment Plan is largely consistent with the 2016 Union County 
Transportation Master Plan, which seeks to integrate transportation planning with 
land use and economic development. Pursuant to N.J.S.A. 40A: 12A-7(a)(5), this 
Redevelopment Plan relates directly to the goals and objectives of the Union County 
Transportation Master Plan, including: 
- 
Goal #2: To ensure that quality public transportation is available in Union 
County, also by achieving the following objective: 
o Support transit-oriented development. 
- 
Goal #3: To increase safety and mobility while minimizing congestion on the 
roadway system. 
- 
Goal #4: To maintain the efficient movement of goods. 
- 
Goal #6: To encourage and support programs and policies that create 
transportation options and enhance quality of life, also by achieving the 
following objective: 
o Promote compact, mixed-use development patterns which promote 
walkability and support transit. 
- 
Goal #7: To promote a coordinated, comprehensive, and cooperative 
transportation planning process. 
 
A.6. 
STATE PLANS 
A. 2001 New Jersey State Development + Redevelopment Plan 
The State Development and Redevelopment Plan (SDRP) was adopted in 2001 and 
organized the state into several planning areas. The Redevelopment Plan is located within 
the Metropolitan Planning Area, (PA-1) of the SDRP. The following intent was documented 
for PA-1:  
- 
Provide for much of State’s future redevelopment;  
- 
Revitalize cities and towns;  
- 
Promote growth in compact forms;  
- 
Stabilize older suburbs;  
- 
Redesign areas of sprawl; and  
- 
Protect the character of existing stable communities.  
The SDRP also puts forth statewide goals, including:  
- 
Revitalize the state’s cities and towns;  
- 
Promote beneficial economic growth, development and renewal for all residents of New 
Jersey;  
- 
Provide adequate housing at a reasonable cost; and  
- 
Preserve and enhance areas with historic, cultural, scenic, open space, and recreational 
value.  
This Redevelopment Plan effectuates the above goals and will redevelop and 
rehabilitate underutilized properties into a mixed-use, transit-oriented development 
that will enhance the Township’s tax base. The Redevelopment Plan will also provide 
diverse housing options to ensure the housing needs and preferences of all residents 
are met. 


 
 
 
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B. New Jersey Smart Growth Principles 
New Jersey Department of State has developed a definition and has identified areas within 
the state as Smart Growth Areas. This encourages a compact form of development and 
redevelopment in recognized Centers as stipulated in the State Development and 
Redevelopment Plan, including existing infrastructure that serves the economy, the 
community, and the environment. This Plan is a Smart Growth project and conforms to New 
Jersey’s Smart Growth Principles, including:  
- 
It provides for a mix of land uses in a community design that takes advantage of existing 
transportation opportunities and diversifies the Township’s housing stock.  
- 
The Redevelopment Area’s uses and proximity to transportation corridors, the 
downtown, parks, and schools encourage efficient transportation movements and 
walkable communities.  
- 
This Redevelopment Plan provides a framework for equitable, predictable, and 
efficient development decision making.  
- 
The Redevelopment Plan expands upon a collaborative and transparent redevelopment 
process.  
 
C. 2011 New Jersey State Strategic Plan 
The New Jersey State Planning Commission released its final draft of the State Strategic 
Plan on November 14, 2011. Compared to the State Development & Redevelopment Plan, 
the State Strategic Plan emphasizes a more “proactive, aggressive, and strategic approach 
to planning for the State’s future. An approach that aligns clear goals with sound decision 
making and coordination among government entities will better position New Jersey for 
growth opportunities and allow New Jersey to once again compete for and capitalize on 
growth opportunities.”  
 
Central to the State Strategic Plan is its contemplation of development in Smart Growth 
locations and regional centers. This Plan furthers several objectives, goals, and findings of 
the State Strategic Plan as it effectuates the following “Garden State Values:”  
- 
Concentrate Development and Mix Uses;  
- 
Prioritize Redevelopment, Infill, and Existing Infrastructure;  
- 
Increase Job and Business Opportunities in Priority Growth Investment Areas;  
- 
Create High-Quality, Livable Places;  
- 
Provide Transportation Choice + Efficient Mobility of Goods;  
- 
Diversify Housing Opportunities; and  
- 
Make Decisions with Regional Framework. 
 
 


 
 
 
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APPENDIX B: RELATED RESOLUTIONS 
 
 
 
 


 
 
 
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APPENDIX C: PRELIMINARY INVESTIGATION 
 
 


 
 
 
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APPENDIX D: LOCAL REDEVELOPMENT + HOUSING LAW 
New Jersey’s Local Redevelopment and Housing Law (the “LRHL”) empowers local 
governments to initiate a process by which designated properties can be transformed to 
advance the public interest that meet certain statutory criteria may be designated “in need 
of redevelopment”. Municipalities then have the option of adopting a redevelopment plan 
for all or a portion of the designated area and employ several planning and financial tools 
to make redevelopment projects more feasible to remove deleterious conditions.  
C.1. 
PROCESS 
The LRHL requires local governments to follow a process involving a series of steps 
before they may exercise powers under the LRHL. The process is designed to ensure 
that the public is given adequate notice and opportunity to participate in the public 
process. Further, the redevelopment process requires the Governing Body and 
Planning Board interact to ensure that all redevelopment actions consider the 
municipal Master Plan. The steps required are generally as follows: 
 
A. The Governing Body must prepare a proposed resolution with a supporting 
report attached, which would determine identified properties as an area in need 
in redevelopment and refers both the report and proposed resolution to the 
Planning Board for its review. Section 14 of the LRHL lists the following criteria 
that are used to determine if properties can be designated as an area in need 
of redevelopment: 
1. A signification portion of structures therein are in a 
deteriorated or substandard condition; 
2. More than half of the housing stock in the delineated area is 
at least 50 years old; 
3. There is a pattern of vacancy, abandonment or 
underutilization of properties in the area; 
4. Environmental contamination is discouraging improvements 
and investment in properties in the area; or 
5. A majority of the water and sewer infrastructure in the 
delineated area is at least 50 years old and is in need of 
repair or substantial maintenance. 
B. Within 45 days of the receipt of the proposed resolution, the Planning Board 
submits its recommendations, including any modifications recommended, to the 
Governing Body for its consideration. The Governing Body is not bound by the 
Planning Board’s recommendations and may adopt the resolution with or without 
modifications. If the Planning Board does not submit recommendations within 45 
days, the Governing Body may adopt the resolution with or without modification. 
C. The Governing Body adopts the proposed resolution, with or without 
modification, designating the proposed area as an area in need of 
redevelopment. 
D. A redevelopment plan may be prepared establishing the goals, objectives, and 
specific actions to be taken with regard to the “area in need of redevelopment.” 
E. The Governing Body may then act on the Plan by passing an ordinance adopting 
the Plan as an amendment to the municipal Zoning Ordinance. Only after 
completion of this process is a municipality able to exercise the powers under 
the LRHL. 
 


 
 
 
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C.2. 
REDEVELOPMENT PLAN CONTENT 
The LRHL identifies required components to be included in a redevelopment plan. In 
accordance with N.J.S.A 40A:12A-7a, the redevelopment plan must include an 
outline for the planning, development, redevelopment or redevelopment of a project 
area which is sufficient to indicate:  
 
A. Its relationship to definite local objectives as to appropriate land uses, density 
of population, and improved traffic and public transportation, public utilities, 
recreational and community facilities and other public improvements.  
B. Proposed land uses and building requirements in the project area.  
C. Adequate provision for the temporary and permanent relocation, as necessary, 
of residents in the project area, including an estimate of the extent to which 
decent, safe and sanitary dwelling units affordable to displaced residents will 
be available to them in the existing local housing market.  
D. An identification of any property within the redevelopment area which is 
proposed to be acquired in accordance with the redevelopment plan.  
E. Any significant relationship of the redevelopment plan to (a) the master plans of 
contiguous municipalities, (b) the master plan of the county in which the 
municipality is located, and (c) the State Development and Redevelopment Plan 
adopted pursuant to the “State Planning Act,” P.L. 1985, c.398 (C.52:18A-196 
et al.).  
 


 
 
 
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APPENDIX E: DEFINITIONS 
DWELLING, MULTI-FAMILY 
A building containing more than two dwelling units. 
 
INTERSTITIAL ZONE  
The area between the build-to-line and the nearest sidewalk edge.  
 
OPEN PODIUM PARKING 
On-grade parking that is sheltered under a building that is elevated on piers without being 
wrapped either in habitable residential or commercial uses or proper architectural screening 
treatments.  
 
PARKING FACILITY 
Any private customer and employee garage, private residential garage, and public 
garage. 
 
PRIMARY FAÇADE  
The façade where the primary entrance and address for a building are located along a 
public right-of-way. 
 
 
 


 
 
 
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