Cranford City Zoning Code
ARTICLE XI
Vacant Property Registration
[Added 8-19-2025 by Ord. No. 2025-15]
§ 255-108 Purpose.
It is the intent of this article to protect and preserve the public health, safety and welfare and security and quiet enjoyment of residents and neighborhoods by:
A.
Requiring all property owners, including lenders, trustees and service companies, to property maintain vacant and/or foreclosing properties; and
B.
Regulating the maintenance of vacant and/or foreclosing properties in order to prevent blighted and unsecured properties.
§ 255-109 Definitions.
For the purposes of this article, the following terms, phrases, words and their derivations shall have the meanings given herein. When consistent with the context, words used in the present tense include the future, words in the plural include the singular, and words in the singular include the plural. The word "shall" is always mandatory and not merely directory.
DAYS
Consecutive calendar days.
PROPERTY
Any real estate, or portion thereof, located in the Township of Cranford, including any improvements thereon.
RESIDENTIAL PROPERTY
Any property that contains one or more dwelling units used, intended or designed to be occupied for living purposes.
SECURITY
Measures taken to ensure that the property is inaccessible to unauthorized persons, including, but is not limited to, the closure and locking of windows, doors (including garage) and any other opening. In the case of windows, such shall be secured by means of reglazing or boarding of same.
TOWNSHIP
The Township of Cranford.
VACANT
With regard to any property, whether or not there is a structure on the property, that no portion of the property is legally occupied. A property shall not be deemed "vacant," for purposes of this article where:
A.
There is a building on the property containing multiple units, if any of the units are legally occupied;
B.
The legal occupant has temporarily left the property for vacation or other purposes for a period not exceeding 180 days, possessing both the intent to return and the legal right to return, such as a Residential Property owner or tenant who resides in another municipality or state for a portion of the year; or
C.
The property or any building thereon is under construction with current valid construction permits, and work is being performed on the property on a regular basis.
VACANT LOT
A parcel of land that has no structure, or a partially built structure, or property upon which construction was initiated and discontinued prior to completion, leaving the building unsuitable for occupancy, and construction has not been completed in accordance with the permits issued, a partial structure or a partially demolished structure leaving the partial structure unsuitable for occupancy. The Township's concerns regarding vacant lots are consistent with the findings and declarations relative to abandoned properties set forth in N.J.S.A. 55:19-79. Vacant lots are a concern because they tend to attract or be subjected to illegal dumping and other nefarious activities.
§ 255-110 Registration required; fee.
A.
All owners of vacant property must register such vacant properties with the Construction Code Official or his designee within 30 days of such property becoming vacant. The registration must be renewed annually as set forth below for as long as the property remains vacant.
B.
The registration shall contain the name of the property's owner, including any beneficiary, the direct street address of the owner, and name, telephone number and address of the person responsible for management of the property, and, in the case of a corporation or LLC, a copy of the certificate of formation and address for service, if applicable. Any bank that registers a vacant property or vacant lot shall designate a registered agent listed in the State of New Jersey.
C.
An annual registration fee of $1,000 shall accompany the registration form submitted. The fee will be required with each registration or re-registration of the property. Any property that has been validly registered for at least two consecutive years shall pay a fee of $2,000. If the same property remains on the list for three years, then the fee will be increased to $3,000 and, after four years, the fee will be increased to $4,000. For all registrations of a fifth consecutive year or more, a $5,000 fee shall apply. An additional fee of $500 shall be required for re-registration submitted more than 10 days after the annual expiration of a previous registration.
§ 255-111 Securing of vacant property and vacant lots.
A.
It is the responsibility of the owner for security of any vacant property registered under this article. The owner should also be responsible for notifying the Township by written notice to the public officer of any change in ownership.
B.
A property owner or local property manager shall perform bi-monthly inspections to verify compliance with this article.
C.
The property shall have posted on the inside of an interior window facing the street or on at least one boarded window facing the street or secured on the exterior of the building facing the street where such can be read from the street, on a sign or board no less than 18 inches by 24 inches with words in a prominent font and clearly legible, the name and twenty-four-hour contact number of the owner or a local property management company.
D.
All vacant lots and property which has been determined to be a nuisance by the public officer in the Township as defined by Municipal Code § 255-91 shall be completely fenced along the front yard (and side yards if it is a corner property) of the property with a six-foot-high solid wood fence (that cannot readily be seen through) with support posts spaced a maximum of eight feet apart. The fence must remain structurally sound and in good repair at all times. Property owners or their designee must apply for a permit from the Construction Official prior to installing a fence.
E.
All owners of vacant lot at the effective date of this article shall be permitted 60 days to come into compliance with this revised Municipal Code.
§ 255-112 Enforcement authority.
A.
Inspectors under the authority of the Construction Official shall have the authority to issue a summons for any violations found under this article.
B.
Additional authority. In addition, the Construction Official or his or her designee shall have the authority to require the owner/beneficiary to implement additional maintenance and/or security measures, including requiring a specific type of material for closure purposes, requiring additional lighting, the providing of security guard protection if such building is located in an industrial area or isolated area as determine by the Construction Official, or any other reasonable measures designed to assist in securing the property or rendering it from further decline.
C.
Registration of a vacant lot shall not preclude a property from inclusion on the Township's Abandoned Properties List.
§ 255-113 Maintenance.
Properties subject to this article shall be kept free of all weeds, dry bushes, dead vegetation, junk, debris, building material and garbage. Furthermore, there shall not be permitted any accumulation of flyers, notices, discarded personal items of any sort that give the appearance that the property is vacant or abandoned. The property owner shall be responsible for the removal of any graffiti. Visible front side yards and back yards shall be kept properly landscaped according to existing code standards. Failure to adhere to any of the requirements listed above may result in the fines listed in Chapter 319 of the Municipal Code.
§ 255-114 Violations and penalties.
A.
In addition to the registration fees referenced herein, the penalty set forth in Chapter 1, Article I, General Penalty, shall be imposed for each violation of this article for which the party is found responsible.
B.
In the event that a bank fails to comply with § 255-110B, a fine of $2,500 shall be imposed.
