November 1, 2017

to fight blight. Mr. Grygiel stated that was among the various purposes. Mr. Malanga asked, for an area to be designated an Area in Need of Redevelopment it was a shorthand way of saying the area was blighted. Mr. Grygiel stated the designation came out of the old Urban Renewal Law that talked about blight; the law had changed several years ago; it was expanded to include the nine conditions that could be addressed; it was no longer just inner city, run-down buildings. Mr. Malanga asked Mr. Grygiel several questions related to his criteria “b” determination. He asked if Mr. Grygiel had observed broken or boarded up windows, graffiti, or trash strewn throughout the premises. Mr. Grygiel stated there was partial discontinuance of use; there were formerly occupied spaces that were vacant; the buildings were in disrepair; he described the outdated retail units and mechanical systems. He stated he did not recall seeing any broken/boarded up windows; there may have been some graffiti in the tunnels; he had observed trash. Mr. Malanga asked Mr. Grygiel to explain how the properties were untenantable. Mr. Grygiel stated the issue was based on the market industry. Mr. Malanga asked if Mr. Grygiel had inspected tenant leases; Mr. Grygiel answered no. Mr. Malanga asked if he had inspected any financial statements or tax returns; Mr. Grygiel stated it was not his obligation for the redevelopment study. Referring to criteria “d”, Mr. Malanga asked Mr. Grygiel to clarify where in the report he had defined the factors that were detrimental to the safety, health, morals, or welfare of the community. Mr. Grygiel stated the report spoke generally about the Township’s objectives for the area; that it would be an economic driver for the Township. If the current conditions persisted and vacancies continued, the area would no longer serve that purpose. Mr. Malanga asked if the area was currently detrimental; not ten years in the future. Mr. Grygiel stated he did not believe so. Mr. Malanga asked if Mr. Grygiel was familiar with the sale and purchase history of the Essex Green Shopping Center; did he know the most recent purchase price. Mr. Grygiel stated generally. Mr. Malanga stated the purchase price of the property had increased over the last several years; he stated that Mr. Grygiel could not give an opinion on whether the shopping center was a blighted property because it

ted the purchase price of the property had increased over the last several years; he stated that Mr. Grygiel could not give an opinion on whether the shopping center was a blighted property because it was going up in value. Mr. Grygiel stated in general, blighted properties decrease in value; however, the statute stated the proof was not blight; any of the other conditions could be met. Mr. Malanga asked if redevelopment area bonds and tax abatements were important reasons for a developer or property owner to seek designation. Mr. Grygiel stated they could be reasons. Mr. Malanga asked if the principle reason for the study was to provide the developers of the shopping center and office buildings with redevelopment area bonds and tax abatements. Mr. Grygiel stated no; not to his knowledge. Mark Meyerowitz, 19 Howell Drive, asked if it would be possible for the Township to move the Public Works garage to the area; would Mr. Grygiel as Township Planner recommend moving the garage to the area. Mr. Grygiel stated the Township had the power to move a building or buildings functions; he had no current recommendation for the garage. In response to question from Mr. Meyerowitz, Mr. Grygiel clarified that if there were a designation, it would be a Non-Condemnation Area in Need of Redevelopment. Sally Malanga, 57 Ridge Road, asked Mr. Grygiel if he was paid separately for the report. Mr. Grygiel stated his firm had a different contract; the report was above the scope of his typical Township engagement. Ms. Malanga asked on what date was he contracted for the report. Mr. Grygiel stated he did not have the exact date. Ms. Malanga stated Mr. Grygiel had testified he was hired to create the designation for the Township; she asked Mr. Grygiel what exactly was he instructed to do by the administration. Mr. Grygiel stated he was hired 8