November 1, 2017

criteria “b” would be defined as “The discontinuance of the use of buildings previously used for commercial, manufacturing, or industrial purposes; the abandonment of such buildings; or the same being allowed to fall into so great a state of disrepair as to be untenantable. Criteria “d” would be defined as “Areas with building or improvements which, by reason of dilapidation, obsolescence, overcrowding, faulty arrangement or design, lack of ventilation, light and sanitary facilities, excessive land coverage, deleterious land use or obsolete layout, or any combination of these other factors, are detrimental to the safety, health, morals, or welfare of the community. Mr. Grygiel stated that in a Study Area with multiple parcels, individual properties or blocks that did not meet any of the statutory conditions might still be included within an area in need of redevelopment provided that within the Study Area as a whole, one or more of the expressed conditions were prevalent. This provision was referred to as “Section 3”. He stated that his research indicated that the 5-acre parcel that was surrounded by Essex Green on one side and Executive Drive on anther was currently vacant and had been since at least 2002; and did not have a reasonable chance of being redeveloped without being included in an overall redevelopment area. Mr. Grygiel gave a brief recapitulation of the individual property evaluations within the Study Area. He stated the properties were aggregated into three assemblages based on common use and/or common ownership. They were evaluated based on surveys of land usage, property conditions, occupancy and ownership status. Referring to Block 155.21, Lot 40, Essex Green Shopping Center (CLPF Essex Green LLC), Mr. Grygiel stated the property was delimited from its eastern frontage along Prospect Avenue and along Rooney Circle to the north, west, and south inclusive of the AMC Movie Theatre and Shop Rite. The property measured 33.60 acres and was irregular in shape. Vehicular access to the site was challenged due to its proximity to the Route 280 exit ramp. The main driveway into the shopping center was located along Prospect Avenue and did not provide direct access into the shopping center parking area; there was also access from Rooney Drive to the north and south. He stated pedestrian and bike access to the shopping center and the overall Study

e direct access into the shopping center parking area; there was also access from Rooney Drive to the north and south. He stated pedestrian and bike access to the shopping center and the overall Study Area were extremely limited. The shopping center was built in 1957 and the last major renovation was done in 1991. He listed some of the current tenants; he stated the total square footage of the commercial space was 330,000 sq. ft.; the current occupancy was 77%. He stated he visited the shopping center and the interior retail units; the center’s unique layout and the interior retail units were obsolete by modern retail standards. The retail units were long and awkwardly laid out; many were designed with two “main entrances” located at either end of the units, and the units were characterized by low ceiling heights. The shopping center’s loading system consisted of a single loading dock on the lower level that connected to a system of tunnels where merchandise was unloaded and then distributed throughout the shopping center via a system of underground tunnels and stairways. There were no elevators connecting the basement and ground floor retail units; most tenants did not utilize the central loading dock, they relied on trucks pulling up to the front entrance of their stores which was not the original design, nor was it safe. Additionally, the shopping center was designed with a large central courtyard that was not used and was wasted space. He stated that for those reasons and for others cited in the report, he believed the property met criteria “b” and “d”. The shopping center was functionally obsolete; the main shopping center building was at least 60 years old; the retail space had