20260824_Master Plan Consistency Memo_76 80 Main Street Redevelopment Plan

Memorandum Page 2 of 2 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com Consistency Analysis The Township of West Orange’s Planning Board adopted the 2019 Master Plan Update on December 4, 2019. The 76-80 Main Street Redevelopment Plan is consistent with the Township’s 2019 Master Plan Update. The 2019 Master Plan Update makes some key recommendations that are relevant to this Redevelopment Plan: 1. Modify permitted uses in commercial zones, in recognition of market changes for retail and other uses. 2. Permit microbreweries, distilleries and wineries in appropriate locations. These type of uses have become more prevalent in recent years in New Jersey due to changes in state laws, and can be economic development drivers. 3. Modify Zoning as appropriate to allow for varied non-residential uses. The Redevelopment plan proposes to add a variety of commercial uses to a non-residential building in order to create vibrancy and usage of the site, in recognition of the market changes. A single use office building with a large parking lot is not a viable option per modern land use planning standards, with this Redevelopment plan, additional uses are permitted along the ground floor to create options for the usage of the property. The Plan permits a number of different non-residential uses with varied offerings and customer bases and by creating new commercial spaces that have the capacity to support local business. The Plan aligns with additional goals of permitting redevelopment near transit and requiring onsite electric vehicle parking. The Redevelopment Area is located within a mile of the Orange Train Station and also requires a percentage of on site parking to be reserved for electric vehicle parking. Overall, the Plan is in alignment 2019 Master Plan goals and objectives. The 76-80 Main Street Redevelopment Plan is consistent with the Township’s 2019 Master Plan Update.