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CranfordYellow Risk

ClosedBuilding & Construction

North & Springfield Redevelopment Area

BID #: N/A

ISSUED: 3/30/2023

OPENED: 12/11/2025

DUE: 6/15/2023

VALUE: $2,500

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Executive Summary

The Township of Cranford is seeking proposals from developers interested in the acquisition and redevelopment of a portion of the North + Springfield Redevelopment Area, located in Downtown Cranford. This area comprises approximately 2 acres of primarily Township-owned properties identified as Block 193, Lots 6.01, 10, 11, 12, 13, & 14. The goal is to revitalize the downtown area while complying with the Township’s affordable housing obligations, incorporating design criteria from the Connolly & Hickey Vision Plan. The selected redeveloper will be required to purchase Township and privately-owned properties at fair market value, as determined by a licensed appraiser. Responses must be submitted to the Business Administrator, 8 Springfield Avenue, Cranford, New Jersey 07016, and include one original, two hard copies, and a digital copy on a USB drive. A $2,500 Submission Fee is required. A pre-submission conference is strongly suggested. Questions must be submitted by May 24, 2023. The deadline for submissions is June 15, 2023, at 10:00 AM.

Web Content

Thursday, March 30, 2023, submission packages may be obtained at the Township Clerk's Office, 908-709-7210, during regular business hours, 8:30 am to 4:30 pm, Monday through Friday, excluding holidays, or by downloading the documents on the Township's website: https://www.cranfordnj.org/ bids

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North & Springfield Redevelopment Area | Cranford, NJ
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North & Springfield Redevelopment Area
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North & Springfield Redevelopment Area
North & Springfield Redevelopment Area
Start / End Dates and Times:
March 30, 2023 - 8:30 am to June 15, 2023 - 10 am.
Bid
: Closed
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 and 14 on the tax map of the Township of Cranford, Union County, State of New Jersey.
Beginning on Thursday, March 30, 2023, submission packages may be obtained at the Township Clerk's Office, 908-709-7210, during regular business hours, 8:30 am to 4:30 pm, Monday through Friday, excluding holidays, or by downloading the documents on the Township's website:
https://www.cranfordnj.org/bids
. Registration on the Township's website is required.
Responses shall be submitted to: Business Administrator, 8 Springfield Avenue, Cranford, New Jersey 07016, in a sealed envelope labeled "Proposal for North + Springfield Redevelopment Area" and containing the Submission Fee, one original submission, two hard copies, and a digital copy on a USB Drive on or before June 15, 2023, 10 am, as more fully set forth in Section 3.1.
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.
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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

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