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Palmyra updates redevelopment projects; Conifer affordable housing ahead of schedule
Summary
Council received multiple redevelopment updates: the Conifer 102-unit affordable housing project is ahead of schedule and accepting applications; public hearings for Roto Cylinder and Callahan properties are set for May 28, 2025; COAH Round IV and a Housing Element amendment were discussed with required follow-up resolutions.
Borough officials briefed the council on a series of redevelopment and housing matters at the May 5 caucus meeting, including progress on a 102-unit affordable housing development and scheduled Land Use Board hearings for several redevelopment properties.
Administrator Mr. Gural said Conifer’s 102 affordable housing units are ahead of schedule; two buildings are expected to be completed by summer with the remainder by year-end, and Conifer continues to accept applications. "They are beautiful," Mr. Gural said after a recent tour with Mayor Gina Ragomo Tait, noting strong public interest.
Mr. Gural and borough attorney Mr. Brewer reported that notices for public hearings on the Roto Cylinder property (Pamarco & Armotek) and the Callahan property are scheduled before the Land Use Board on May 28, 2025 to consider determinations of areas in need of redevelopment. Mr. Brewer also said the borough will likely require a cross-easement for sewer infrastructure in the Northern Triangle tied to future sub-redevelopment agreements.
On COAH Round IV and the Housing Element amendment (HEFSP), Mr. Gural described the settlement with the New Jersey Builders Association covering prospective and rehab units and explained the statutory timing: once the Land Use Board adopts the amendment, the council must act within 48 hours to approve the amendment unless there are significant changes. Borough staff indicated a council resolution will be prepared to confirm the Housing Element amendment following the Land Use Board action (with a follow-up resolution expected on June 2, 2025 if appropriate).
Why it matters: the Conifer project adds affordable units in Palmyra, and the May 28 Land Use Board public hearings and subsequent council actions carry legal timing requirements under local redevelopment law and COAH procedures.
What’s next: Land Use Board hearings on May 28, council consideration of Housing Element amendment timing and council resolutions tied to the Land Use Board outcome.
