Guess who’s in court trying to force Chatham to bring back the big Redevelopment Plan to allow up to 720 more apartments on the Ivy end of River Road?
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That’s right:The one now pushing another big Redevelopment Plan is AJDM, the very same Ivy-affiliated developer Chatham just gave the green light to build a small, 100-apartment project on the same part of River Road!https://chathamchoice.org/2026/06/__trashed/
But why? Isn’t AJDM happy with the project it was pushing all last spring? Didn’t the Mayor suggest that project would satisfy everyone?
Looks like that project was simply a. ploy. Now AJDM won’t give up until the Council adopts a Redevelopment Plan so that AJDM can build many more apartments on the same property, and also likely get Mayor &. Council to grant a PILOT, excusing AJDM from paying any property taxes.
And on 8/28/26 Fair Share Housing Center joined the fray.
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Why exactly would our Mayor & Council want to grant yet another developer like AJDM a free pass not to pay property taxes like the rest of us?
UPDATE: Recent developments have shed new light on the events described below, revealing important facts. They are incorporated to help explain what this situation means for Chatham Borough as of October 5, 2026.
At that meeting, our Borough Council stunned observers by voting DOWN a big Redevelopment Plan the Mayor & Council had been pushing hard for more than two years.https://chathamchoice.org/2024/06/visioning/
Why would the Council vote down a pet project?What the heck is going on here?
The Mayor said the Council voted down the Plan because of a more recent proposalby AJDM Chatham, LLCto build apartments on River Road under existing zoning law, meaning without the lucrative PILOT property tax exemption and other special incentives available under a redevelopment plan.
What all that means is when the Mayor & Council first presented the new River Road Redevelopment Plan to the public, they already knew what the AJDM was preparing to build without the benefit of such a plan or a PILOT tax exemption.
So contrary to the Mayor’s explanation, seeing the developer’s proposal cannot be the reason the Council chose to reject its pet Plan at the June 22 meeting. So why did they?
To figure out what’s actually going on here, it helps to know how the Plan for River Road got on the agenda, and the effect of its rejection.
First, though the Mayor & Council had spent years angling for a new Plan for River Road, they probably were dismayed when, in December 2025, the compulsory affordable housing program virtually forced them to propose such a plan on command.
A December 9, 2025 settlement agreement with Fair Share and a big developer provided for unpleasant consequences if the. Borough Council failed to accept or reject a plan for River Road before July 1, 2026, and hinted that it had better provide for high-density apartment buildings.
So in April 2026, the Mayor & Council did propose a Plan that would have allowed up to 720 new, high-density apartments on the Borough end of River Road near the Ivy, including something like 169 on the AJDM property.
Meanwhile, AJDM’s smaller 100-apartment proposal was before the Planning Board. Some assumed that proposal was a bargaining chip, meant to prod the Borough Council to adopt the big Redevelopment Plan. Others insisted it was a hedge, in case the Council rejected the Redevelopment Plan.
Nobody expected what happened next.
Our Council’s June 22, 2026 vote to reject the River Road Plan triggered consequences under another decision our Council made at that same June 22, 2026 meeting, voting to approve a court order that wasn’t in the agenda package posted online, and the public couldn’t see until it was filed with the court the following day.
The mysterious document the Council approved was a court order setting the terms of the Certificate of Compliance the Borough needed to gain immunity from lawsuits over its affordable housing policy for 2025-2035.
That order, which the court ok’d a few days later on June 26, 2026, gave the Borough until July 1, 2026 to decide whether or not to adopt the Plan for River Road, and gave others up to 30 days to weigh in on that decision.
By approving that court order, our Council simultaneously gained the benefit of the Certificate of Compliance and opened the door to demands for ever higher density zoning on River Road.
That wasn’t necessarily a bad move. Our Mayor & Council needed that Certificate to protect the Borough and, at the same time would have been fools to rubber stamp a Plan allowing up to 720 new apartments in one small part of River Road, even if rejecting that Plan might trigger an objection by some would-be developer, demanding that higher density to make a project feasible.
And to some that risk seemed small given AJDM’s proposal to build 100 apartments. Didn’t that prove that current zoning was sufficient to attract development?
All good, right?
Surprise! Less than two weeks after getting that approval, AJDM itself filed an objection to the Compliance Certificate, claiming essentially that the level of density that had attracted it to River Road was NOT sufficient to attract development. The Borough must adopt another Redevelopment Plan, allowing higher-density housing.
So the Borough must, either fight those objections or cave and accept a sea of very high-density housing on River Road.
If anyone can handle this situation, it’s the Borough’s longtime affordable housing lawyer. But he isn’t the one who decides whether to stand firm or cave and adopt a very high-density Redevelopment Plan for the rest of River Road. That’s up to our Mayor & Council.
Let’s jus hope they’re equal to the task.
Meanwhile, the Borough’s Fourth Round housing plan seems to be on hold.
You know our Mayor & Council often turn a deaf ear to the residents who elected them.
Sometimes they have to listen to you. Now for instance.
With a strong candidate like David Andeasen challenging the Party machine in the June 2nd primary, our Mayor & Council cannot ignore your views on the two big issues facing them:
To meet a July 1 deadline, the Council needs to vet a new Redevelopment Plan for River Road by its June 8th meeting. The proposed Plan would allow up to 720 MORE apartments on River Road, at least 64% more than allowed under current zoning. https://chathamchoice.org/2026/04/another-project-on-river-road/
Only after that is resolved will the court issue a Certificate of Compliance. As such, the Mayor & Council have plenty of time to hold a public forum to explain their plan to develop the green, taxpayer-owned parcel at 58 North Passaic, next to Memorial Park, versus buying an alternative site, before hiring a contractor to pave over 80% of that green gem. https://chathamchoice.org/2026/03/just-the-facts/
Wondering why the Council hasn’t already laid out the facts about its plan for 58 North Passaic Avenue – at least the construction costs?
Why would the Mayor & Council even consider allowing 720 new apartments on River Road when it’s already flooded with cars?
Wouldn’t a Redeveloper inevitably get a PILOT property tax break at the expense of the rest of us?
attend public Council meetings on Monday, May 11 and Tuesday May 26, 2026, 7:30 pm, at Borough Hall, 54 Fairmount Avenue, upper level. (Speaking is optional.)
Why are our Mayor & Council negotiating yet another Redevelopment contract, when they haven’t even unveiled their plan for the second big Redevelopment project they aim to build on River Road, next to the massive, 245-unit Ivy apartment project?
Or simply email the Mayor & Council and ask: Why are you negotiating yet another Redevelopment contract, when you don’t even have a plan for the second big Redevelopment project you aim to build on River Road, next to the massive, 245-unit Ivy apartment project?
Ever notice that each NJ town has its own unique character?
One reason is that each town is protected by a local Master Plan, created by residents to guide local officials in big decisions.
When asked to adopt a new regulation or grant a special exemption from zoning laws, our leaders must consider if what’s proposed is consistent with the Master Plan. If not, they must vote it down.
Changing the Master Plan can be done only by the local Planning Board, which is made up only of residents and must follow a transparent process. They review the Master Plan, discuss and air proposed changes at public meetings, take questions and comments from residents, and make decisions in public.
At the Wednesday, May 7 meeting – the Board’s first since January – members learned about a major change in the Master Plan’s Fair Share & Housing Element, which was crafted behind closed doors by a special 8-member advisory committee that includes four non-residents and does not answer to the public. https://www.chathamborough.org/boards/advisory/235-affordable-housing
The only hearing scheduled to give residents chance to ask questions or tell the Planning Board what they think of the changes is at the same June 18 meeting where the Planning Board must vote to approve those changes.
That puts our Planning Board in a tight spot. Or rather, it’s a tight spot for the rank and file members, who who aren’t also Mayor, or married to the boss of the dominant party, or members of the elite committee that drafted the changes behind closed doors.
But what options do the rank and file Planning Board members really have?
Should they stand up for the right of residents to participate in the process, and risk not being reappointed to the Boardby the Mayor?
Or should they go along to get along, and hope for other opportunities to protect Chatham Borough?
That’s the easy way out, but if they take it, they will have lost control of one of the most important parts of our Master Plan.
It’s time for the Planning Board to do right by residents and stand up for itself. Refuse to be bullied into approving a Housing Element they had no role in crafting. Demand a chance to do their job, and weigh alternatives.
Your opportunity to ask or weigh in about any of that at a public meeting – before it’s too late to make any difference – will be at the Council meeting this Monday, May 12, 7:30 pm, Borough Hall, 54 Fairmount Avenue, upper level.
Please keep in mind that you need not say a word. You can make a difference simply by attending that meeting.
You first heard about the Ivy on River Road and the new building on Main Street too late to make your opinion count?
Love it or hate it, the time to weigh in is BEFORE they break ground.
Consider the NEXT two big decisions facing Chatham Borough:
First, how will the Borough satisfy its affordable housing quota (RDP) for the next ten years?
That’s something the Planning Board must decide before the end of June. So far they haven’t let us in on their thinking.
What are the options?What do they have in mind? How many new apartments can we expect? Where might they be built? What will they cost us in higher taxes, more traffic & environmental issues, and lower quality of life?
Second, what about the Council’s upcoming Redevelopment Plan for River Road, a 500-unit project, TWICE the size of the Ivy, and almost certainly property tax-free?
Why would the Mayor & Council pursue such a thing, knowing the project is NOT needed to satisfy the Borough’s RDP affordable housing quota and would NOT count toward the quota?
Of course the project would enrich the lucky redevelopers, but would it benefit Borough residents in any way? If so, howexactly?
If you care about the future of your hometown, you will start asking those questions before it’s too late, or at least observe a meeting to show you care.
Go to the Council meeting at 7:30 pm this Monday, April 28 at Borough Hall, 54 Fairmount Avenue, upper level. You need not speak or even stay to the end.
But WHAT “Redevelopment Contract” are they talking about?
Are they looking to renegotiate the Borough’s longstanding deal with the Ivy? Or the 15-unit project they agreed to build at Post Office Plaza back in 2022?
Last November 11, our Borough Council commissioned a draft Redevelopment Plan for a massive, 500-unit apartment project on River Road, next to the huge, 245-unit Ivy complex.
Since then, it’s come to light that the new project would be risky for Chatham Borough in at least seven ways, as follows:
First, this new River Road project is NOT required by affordable housing law, and it would NOT help fulfill the Borough’s new Fourth Round affordable housing RDP quota for 2025-2035 either.
The new apartments would be in addition to the Borough’s 2025-2035 affordable housing quota, which the Council must figure out how to satisfy before the end of this June2025.
Second, the alleged risk associated with NOT adopting that 500-apartment Redevelopment Plan for River Road is imaginary.
Our Council President insists that, absent the new Plan, current zoning allows private property owners to develop up to 707 new apartments on River Road and the Borough would have NO say in the matter. That sounds scary, but where is the evidence?
In fact, about 40% of the Redevelopment Area (and more than 50% of the Gateway 1 district) is Borough-owned. Would-be developers can’t touch it without the Council’s consent.
Also, the part of the Redevelopment area that’s privately-owned is mostly small lots, all subject to many federal, state, and local rules and regulations, including setbacks. https://ecode360.com/6793110#29899351
As such, the owners of that private property would NOT be able to build anywhere near 707 new apartments there without Borough approval.
Third, if the Borough Council tries to prevent private development by adopting a rental Redevelopment Plan, then we’ll end up with far more apartments on River Road. That’s because to satisfy the legal requirement to provide at least 75 affordable units, making up at least 15% of the project, a rental Plan would have to provide for at least 500 new apartments – more than twice the number at the Ivy.
Our Mayor & Council are well aware that the Redevelopment Plan would allow construction of 500 apartments – twice the number at the Ivy. They heard it directly from Borough Planner Fran Reiner last March. Go to minute 1:06:00 here: https://chathamborough.granicus.com/MediaPlayer.php?view_id=1&clip_id=197
Fourth, some Council members don’t seem to realize that such a Plan would also almost inevitably involve granting the redeveloper corporate welfare, at the very least a total PILOT exemption from paying property taxes, same as the Ivy.
Fifth, some believe the Mayor & Council could negotiate for a smaller project by persuading a developer to provide MORE than 15% affordable rental units. A 20% affordable project, for instance, could be limited to 375 units. But what would the Council need to do to induce a redeveloper to accept that deal?
Would they give away the Borough land along the River? Allow the redeveloper to build several extra stories? Grant the redeveloper an even more lavish PILOT tax exemption? All three? How would such concessions impact financial security and quality of life in the Borough?
Sixth, even a 375-unit Redevelopment project would burden our precious water supply, and might force us to resort to less desirable sources.
Seventh, the Mayor & Council President claim that adopting a Plan would enable them to get the redeveloper to throw in a “free” riverside park and other so-called “amenities.” But the fact is that nothing is free.
To get those goodies, the Borough Council would have to accept an even worse a deal for residents and taxpayers. They’d probably need to give away most or all of the Borough land along the River, to allow the redeveloper to build even more extra stories, and to grant the redeveloper an even more lavish PILOT tax exemption.
Before spending any more time or money on another Redevelopment Plan for River Road, our Mayor & Council need to tell us how they would avoid getting stuck with a huge, 500-unit rental projectthat would clog up our roads, and would almost certainly demand an exemption from property taxes, forcing the rest of us to make up the difference.
Tell the Mayor & Council to set aside this ill-conceived scheme and concentrate on urgent business, including meeting our affordable housing quota without overburdening our wallets and infrastructure.
