November 1, 2017

the determination; it was for the Council to decide if there would or would not be any economic incentives. Mr. Dwyer stated the process included a Redevelopment Plan then be prepared by the Board; then adopted by Council ordinance. A developer could then submit an application for development to the Board for approval. Ms. Morelli asked how long was the process. Chairman Bagoff stated the timeframe varied; it depended on the scope of the plan. Mr. Weston stated at least many months. Rene Tiesh, 10 Ridge Road, asked for clarification regarding the safety of the roads for bicyclists and pedestrians; had any studies been done for the area. Mr.Grygiel stated the shopping center roadways were not pedestrian or bicycle friendly. He had not conducted a study but relied on his professional opinion based on twenty years of practice as to the appropriate layout of a shopping center. Lewis Dorf, 4 Hepworth Court, asked Mr. Grygiel if he knew of any other 70-acre properties that were almost vacant within 30-60 minutes of Manhattan. Mr. Grygiel stated the question was beyond the scope of the study. Mr. Dorf asked if Mr.Grygiel knew the current asking price for warehouse space in the area. Mr. Grygiel answered no. Tal Ben-Zvi, 5 Allsop Court, stated Mr. Grygiel had written the shopping center could not compete with modern shopping centers. He asked Mr. Grygiel if he had prepared any foot traffic or vehicular traffic studies or sales per square footage to come to that conclusion. Mr. Grygiel stated his conclusion was based on his observations, the current vacancy rate, current tenants, and the competition within the marketplace. He stated the 33% vacancy rate was high for a shopping center; especially given its location. Mr. Ben-Zvi asked Mr. Grygiel if he knew if the owner refused to renew certain leases; had substantially increased tenants rent; or refused to make improvements for tenants. Mr. Grygiel stated he did not know if the owner refused to renew leases or raise rents. He stated the discussions he had with the owners indicated they had made some improvements. Mr. Ben-Zvi asked the Board to order a subpoena for the owners to get correct documentation. Chairman Bagoff stated the Board would not order a subpoena. He stated if the information was pertinent for the Board to make its decision; the correct action would be to ask the owner to provide the information.

off stated the Board would not order a subpoena. He stated if the information was pertinent for the Board to make its decision; the correct action would be to ask the owner to provide the information. If the owner did not comply, the Board would not have the information for the vote. Robert Rashkes, 35 Oak Crest Road, asked if representatives of Shop Rite, AMC Theatres and others located in the redevelopment area had been notified about the hearing. Mr. Grygiel stated the property owners had been notified; he did not know if they had notified their tenants. Loren Svetvilas, 699 Prospect Avenue, asked Mr. Grygiel, when the plan he did for the developers moved forward, would it come back to the Board. Mr. Grygiel stated currently, there was no plan; it was a study. If the study were adopted as an Area in Need of Redevelopment, he would then advise the Board on the Redevelopment Plan. He stated he did not work for the developer; he worked for the Township. Mr. Svetvilas asked Mr. Grygiel if he was a West Orange resident. Chairman Bagoff stated the question was not relevant. The Public had no further questions for Mr. Grygiel. Chairman Bagoff asked the Public if they had comments on the presentation. 10