November 1, 2017

little functional value in the current marketplace. Referring to Block 155, Lot 40.03, (CLPF Essex Green LLC), the vacant piece of property to the west of the shopping center, Mr. Grygiel stated the property was essentially undevelopable without assemblage with another property. It had topographical and access restraints, it was separated from the rest of the shopping center; it was located at the top of the hill above the office buildings. The property had been vacant for at least 15 years, possibly much longer. He opined the property qualified met criteria “Section 3”; it would be integral to the effective redevelopment of the overall redevelopment area. Referring to the office buildings, Block 155, Lots 40.02, 41.02, and 42.02, (West Orange Office Executive Park, LLC), Mr. Grygiel stated these properties were all located to the north and west of Rooney Circle. The properties were under common ownership and shared common issues. The properties measured 32.26 acres; the total square footage of office space was 403,000 sq. ft.; the current vacancy rate was nearly 60%. He stated the issues with the office complex were numerous; but not unique to West Orange. He stated suburban office space in New Jersey has experienced a fundamental change over the past decade; most new office development was occurring in urban or mixed-use locations where retail and other amenities were within walking distance. He stated the office buildings were disconnected from main roads; there was no direct vehicular or pedestrian access into the office park. He stated the office buildings were designed in the 1970's; office ceilings were low; window space on a number of the buildings was small; the spaces did not get a lot of light and air. He stated the architect for the property owner had indicated the buildings were considered “Class C’” office space in real estate; there was currently no real market for this this type of office space in New Jersey; they could not compete in the current market place. He opined that for those reasons the properties met criteria “b” and “d”. He cited the obsolete arrangement, dated aesthetics, large amounts of unused parking areas, and high vacancy rate. He stated that for the properties to become an economic driver for the Township, they must introduce upgrades including more on-site amenities and a mix of uses. He stated that throughout New

cy rate. He stated that for the properties to become an economic driver for the Township, they must introduce upgrades including more on-site amenities and a mix of uses. He stated that throughout New Jersey, the only older office buildings/retail centers that seemed to survive were the ones that adapt to a mixture of uses or substantially upgrade their facilities. Referring to the overall Study Area, Mr. Grygiel opined that all but one of the properties qualified for redevelopment designation under criteria “b” and “d’, which was 93% of the land area within the Study Area; he stated 65.86 acres out of the total land area of 70.58 acres met the designation criteria. The remaining property which in and of itself did not meet any of the statutory criteria could be included in accordance with “Section 3”. Mr. Grygiel concluded his presentation. Chairman Bagoff asked the Board if they had questions for Mr. Grygiel. Mr. Wilkes asked if the Study Area was zoned for commercial use only, not residential. Mr. Grygiel stated the shopping center was in the P-C zone which was strictly commercial, the office buildings were in the OB-1 zone which did allow for a one-family, detached dwelling, although he would not recommend it for the area. Mr. Wilkes asked if Mr. Grygiel knew the current occupancy of the three office buildings; Mr. Grygiel stated they were approximately 60% vacant. Mr. Wilkes asked if redevelopment would include Shop Rite; Mr. Grygiel answered yes. He said that was a good question because while the property was included 5