Cranford Redevelopment Plan | 24 South Avenue West Approval

Cranford’s Township Committee adopted a redevelopment plan on October 6 for 24 South Avenue West, the former EF Britten industrial site. The plan, adopted as Ordinance 2026-25, establishes a regulatory framework for multifamily or mixed-use development on the roughly three-quarter-acre property designated as Block 474, Lot 1.

The plan permits development at a density of up to 30 units per acre, allowing approximately 22 units on the site. Of those units, five must be designated as affordable housing, representing 22.7% of the total. The township designed the plan in part to help Cranford meet its fourth-round affordable housing obligation, a state requirement that must be documented through court submission by the end of October.

Township Attorney Thomas Slattery told residents that the density maximum reflects the site’s existing overlay zone designation and that the plan requires adequate parking and buffers between commercial and residential uses. He emphasized that adoption represents the final step in Cranford’s affordable housing planning process, with court submission by month’s end critical to maintaining the township’s compliance timeline.

The township previously designated 24 South Avenue West as a non-condemnation area in need of redevelopment, a designation that does not authorize eminent domain. Any property acquisition must occur through voluntary agreement. The township is establishing land-use regulations for future proposals rather than actively pursuing a specific developer.

Public comment at the October 6 hearing revealed community interest in development details. Mayor Kathleen Miller Prunty stated that no committee member supports a payment-in-lieu-of-taxes (PILOT) agreement, a common incentive tool in redevelopment projects. Commissioner Gina Black indicated a preference for a less dense project than the maximum allowed. “We need five affordable units, and we need to be creative about how we do that,” she said.

Residents raised concerns about traffic congestion and parking, particularly from speakers on nearby side streets who questioned whether 22 units would worsen existing conditions. Slattery noted during ordinance introduction that the property is underutilized and partially demolished, with office space already permitted in the area, leaving commercial development a possibility.

The Committee also approved several other matters at the October 6 meeting, including establishing a stop intersection at Haskins and Adams avenues and designating the Roosevelt and Sherman parking lots as municipal lots with no overnight parking. The consent agenda approved a $572,199 construction contract with Crossroads Paving for Hamilton Avenue improvements and a $160,000 engineering contract with Colliers Engineering & Design for South Avenue and Elise Street drainage improvements.

Commissioner Terrence Curran announced plans to plant 60 new trees around town later this month through a contract with Cerbo’s Parsippany Greenhouses and introduced Ordinance 2026-26, which would give the Shade Tree Commission flexibility to maintain approved replacement tree lists and update permitting for hazardous tree removal.

Curran also announced an autism acceptance and inclusion event scheduled for October 15 at 7:30 p.m. at the Community Center. A nurse practitioner from the Morristown Autism Center will discuss identifying and managing autism-related needs and finding resources throughout New Jersey. The township is inviting residents, families, and caregivers to provide feedback on recreation programs and ways to make them more accessible.

FAQ

1. What property is being redeveloped and why?
The property at 24 South Avenue West, the former EF Britten industrial site, was designated as a non-condemnation area in need of redevelopment. Cranford adopted a redevelopment plan to establish regulatory guidelines for future multifamily or mixed-use development on the approximately three-quarter-acre site.

2. How many units can be built and how many must be affordable?
The plan permits up to 30 units per acre, allowing approximately 22 total units on the property. Five units must be designated as affordable housing, meeting the 22.7% affordability requirement to help Cranford fulfill its fourth-round state affordable housing obligation.

3. What design requirements does the plan include?
The plan requires adequate parking and buffers between commercial and residential uses. The density maximum reflects the site’s existing overlay zone designation and is consistent with surrounding regulatory standards.

4. When was the plan adopted and what’s the next step?
The plan was adopted as Ordinance 2026-25 on October 6, 2026. The township must submit the plan to the court by the end of October to maintain its fourth-round affordable housing compliance timeline.

5. Will the township use eminent domain to take the property?
No. The property was designated as a non-condemnation area in need of redevelopment, which does not authorize eminent domain. Any acquisition must occur through voluntary agreement with the property owner.

6. Does the plan support tax incentives for developers?
Mayor Kathleen Miller Prunty stated that no committee member supports payment-in-lieu-of-taxes (PILOT) agreements, which are tax incentive tools sometimes used in redevelopment projects.