Cranford nursing facility seeks multistory addition, requests multiple variances

Cranford Park Propco LLC continued its application to the Cranford Zoning Board of Adjustment on March 9, seeking preliminary and final major site plan approval and a D(2) expansion of a nonconforming use at 600 Lincoln Park East.

Planner Gabe Bailer, accepted as an expert in planning, told the board the project would add a three‑story rear addition and a two‑story interior connection between existing buildings, creating 68 rooms and 120 beds. He said the existing facility is outdated, lacks an elevator and must be upgraded to meet New Jersey Department of Health requirements; “the facility may close if they cannot meet the requirements,” Bailer said.

The application requests several bulk variances: a proposed height of 35 feet where 32 feet is permitted; an increase in maximum building coverage to 25.2% and lot coverage to 57.5% (existing lot coverage 41.2%); three stories where 2.5 are permitted; and a proposed rear-yard setback of 26.13 feet versus an ordinance‑calculated requirement of approximately 218.91 feet. The plan proposes 53 parking spaces where 60 are required and includes eight land‑banked spaces. The applicant also proposes removing 58 trees (13 marked hazardous) and planting 93 new trees; the planner said the applicant would discuss mature tree replacements during technical review.

Bailer said the owner is willing to deed‑restrict any affordable units; he estimated 16 one‑bedroom units could qualify under UHAC rules and would be deed‑restricted, a point Union County Assistant Counsel Kevin Campbell later reiterated, noting a 40‑year deed restriction would apply.

Campbell objected to any testimony from Bailer on the Master Plan reexamination because Bailer served on the reexamination committee; applicant counsel John DeMassi limited the planner’s testimony to how the Master Plan is relevant to the application. Bailer said the 2009 Master Plan recommended rezoning this site to RSC‑1, but that recommendation was not adopted by the governing body.

Board Planner Greer Patras told the applicant there are unresolved technical issues and recommended a technical meeting to resolve details on drainage, tree replacement, generator location and other items before the matter returns to the full board. Patras reviewed SICA standards and suggested mitigation measures including screening, landscaping, stormwater improvements and parking management.

Cranford Battalion Chief Matt Lubin testified that revised turning templates satisfied the fire department’s operational concerns, sidewalks were widened to six feet, the front turnaround was widened to accommodate two ambulances and elevator locations were approved. Lubin asked for a snow‑removal plan and noted ladder‑truck access and tight streets could remain a concern under heavy snow.

Operations witness Mr. Kraus described delivery patterns (bi‑weekly kitchen/nursing deliveries, twice‑weekly milk deliveries, and small‑package resident deliveries) and said increased on‑site care could reduce resident transfers offsite. Board Engineer Kevin Boyer recommended further turning‑template checks to confirm maneuverability for larger trucks.

No formal vote on the application was taken. Applicant counsel said professionals will meet with Mr. Boyer and Ms. Patras to address outstanding drainage, tree and generator details; the hearing was continued to April 13, 2026.

The board accepted no public comments on the application during this session.