80 Main Street Redevelopment Plan

76 -80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE , COUNTY OF ESSEX Page 16 Prepared by Heyer, Gruel & Associates 76 -80 Main Street District Standard Required Minimum Lot Area 145 ,000 SF Minimum Lot Width 60’ Minimum Front Yard Setback Main Street: 59’ Mount Pleasant Avenue: 100’ Minimum Side Yard Setback 78’ Minimum Rear Yard Setback 50’ Maximum Building Coverage 30% Maximum Lot Coverage 95% Maximum Building Height 5 stories / 60’ 6.1.5 Additional Standards for Outdoor Cafés 1. The outdoor café licensing requirements found at §5 -10 of West Orange’s Code are hereby incorporated. 2. Adequate access for emergency response personnel must be allowed to the main entrance of the serving establishment from the outdoor serving area as defined by Township fire regulations. 3. Adequate sidewalk access (at least four feet) must be maintained for easy passage of pedestrians on any public sidewalk or right -of-way. 4. Outdoor or patio type furniture must be used; upholstered furniture is prohibited. 5. Cleanliness of the outdoor serving area is the responsibility of the serving establishment. 6. A sketch showing the proposed location of tables, chairs and umbrellas shall be prepared and submitted to the Director of Planning and Development for approval prior to the use of the sidewalk area. 7. The use of the described locations shall be authorized by a sidewalk cafe permit issued by the Director of Planning upon compliance by the applicant with the requirements of this subsection and the payment of an annual fee to be prescribed by Resolution at the approval of the Township Council. 8. Any permit issued by the Director of Planning shall designate the hours of operation of any sidewalk cafe but in no event may a sidewalk cafe remain open after 11:00 p.m. on Sunday through Thursday or after 12:00 midnight on Friday, Saturday and legal holi days. 9. Nothing herein shall be deemed to be a waiver of the provisions of any health and/or licensing ordinance regulating the operation of a sidewalk cafe. 6.2 SIGNAGE STANDARDS Unless otherwise specified herein, all projects within the Area shall comply with OB -2 signage and general regulations per §25 -15 . Deviation from the signage standards requires variance relief pursuant to N.J.S.A. 40:55D -70 (C) . Notwithstanding the provision of §25 -15.7 of the Township Land Use Code, site plan approval shall not be

tion from the signage standards requires variance relief pursuant to N.J.S.A. 40:55D -70 (C) . Notwithstanding the provision of §25 -15.7 of the Township Land Use Code, site plan approval shall not be required for changes to individual tenant signage upon a change of tenancy where the proposed new signage is otherwise consistent with the design standa rds under §25 -15 of the Township Code. 6.2.1 Façade Signage 1. Each ground -floor tenant may have one façade sign per façade , limited to a maximum area of 40 square feet. 6.2.2 Freestanding and Monument Signage 1. One freestanding/monument sign with (or without) tenant panels shall be permitted . 2. The maximum width of a monument sign shall be 8 feet.

76 -80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE , COUNTY OF ESSEX Page 17 Prepared by Heyer, Gruel & Associates 6.2.3 Awning s & Awning Signage 1. No portion of an awning or canopy or its sign may extend below 6.5 feet when extended or retracted, and may not extend more than eight feet from the building line when open. An awning or canopy sign may not exceed eight inches in height, but may run the en tire length of the allowable edge. 6.3 PARKING REQUIREMENTS The following parking requirements shall apply to the Area. Deviation from the parking standards requires variance relief pursuant to N.J.S.A. 40:55D -70 (C) . 6.3.1 Minimum Required Number of Parking Spaces 1. Minimum Required Parking Spaces : For office uses, 3 parking spaces per 1,000 SF of gross floor area are required. For ground -floor commercial uses, 4 parking spaces per 1,000 SF of gross floor area are required. a. Redevelopers must supply electric vehicle parking as required by §25 -12.6. b. The parking requirement for a building or development with a mix of nonresidential uses shall be the total of the requirements of the component uses. 6.3.2 Off-Street Loading Requirements Unless otherwise specified herein, all projects within the Area shall comply with the loading regulations at §25 -12 of West Orange’s Land Use Ordinance . 6.4 LANDSCAPING AND ENVIRONMENTAL REQUIREMENTS The following landscaping and environmental requirements shall apply to the Area. Deviation from the landscaping and environmental standards requires variance relief pursuant to N.J.S.A. 40:55D -70 (C) . 1. Green roofs shall be permitted and installed in accordance with §25 -8.11 of West Orange’s Land Use Ordinance. 2. Along any side or rear property line which is contiguous to a residential use, a 5-foot -wide buffer strip shall be planted and maintained in perpetuity with trees and shrubbery of such sizes and densities as to adequately screen the buildings from such abutting residential district or use in a residential zone. When a required buffer area is impractical due to size constraints, decorative fencing shall be provided in lieu of a landscaped buffer. 3. Landscaping shall be required for any part of the property not used for buildings, off -street parking, sidewalk area or other similar purposes. a. All plant material used shall be planted consistent with standards as established by the American

the property not used for buildings, off -street parking, sidewalk area or other similar purposes. a. All plant material used shall be planted consistent with standards as established by the American Association of Nurserymen. A planting schedule shall be provided by the developer as part of any Site Plan Application. Any landscaping that dies within one (1) year of planting shall be replaced. 4. All developments shall comply with the Township of West Orange Zoning Ordinance at §25 -29, “Stormwater Control,” in addition to the NJ DEP ’s current regulations and best practices for stormwater management . 5. All applicants for major site plan and/or subdivision approval shall complete a Sustainability Checklist form as a completeness item as outlined in §25 -51.16.

76 -80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE , COUNTY OF ESSEX Page 18 Prepared by Heyer, Gruel & Associates 6.5 DESIGN STANDARDS The following are site plan design standards. The standard for relief for any deviations from these standards shall be consistent with the MLUL requirements at N.J.S.A 40:55D -51 as a design waiver . The design standards are intended to reinforce the physical, visual, and spatial characteristics of the Area. 6.5.1 Fencing and Screening Requirements 1. Walls and fences which are not more than 50% solid are permitted anywhere on the property provided they are not higher than four feet. 2. Solid f ences or walls not exceeding six feet in height shall be permitted in the side and rear yards . 3. A fence or wall to be used for screening may not exceed six feet in height. 4. The finished side of the fence must face away from the applicant’s property. 5. The use of barbed wire, razor wire, and electrical wire fence is prohibited. 6. Utility boxes and other ground level utility structures shall be screened on at least three sides by either fencing and/or landscaping that will conceal the box throughout all seasons of the year, while permitting access by the utility company. 7. Roof equipment including but not limited to elevator towers, air conditioning units, satellite dishes, and similar equipment shall be screened with either a solid or decorative shield. Such equipment should be located in the center of the roof when possibl e. No roof equipment shall exceed 15 feet in height. 6.5.2 Lighting Requirements 1. Site lighting shall be design ed to (1) p rovide adequate illumination in appropriate locations for site users and the general public for purposes of traffic and pedestrian safety, security, property and building identification, and aesthetic improvement ; (2) prevent excessive illumination and glare; and (3) provide proper orientation and shielding of fixtures to prevent undue illumination of adjacent properties. 2. All new l ighting fixtures shall be directed downward and shall be equipped with the necessary shielding so as to prevent the direct source of light from being visible from any point beyond the property lines of the premises upon which the lighting structure is loca ted. 3. The level of illumination at ground level shall not exceed 0.1 footcandle s at the property line . 4. The d uration of operation

lines of the premises upon which the lighting structure is loca ted. 3. The level of illumination at ground level shall not exceed 0.1 footcandle s at the property line . 4. The d uration of operation of all lighting and maximum lumen power permitted shall be as determined satisfactory by the Planning Board with due regard to whether any limitations imposed will deprive the applicant of a reasonable use of his property and whether t he application will be detrimental to the public health and general welfare or to the property and personal rights of the abutting owners. Provisions shall be made for the reduction in the intensity of illumination to the minimum needed for security purposes when the facility is not in operation. 5. All new wiring for light fixtures shall be laid underground and not strung between poles or buildings. 6. All areas of the site as depicted on the site plan shall be identified as to the minimum and maximum level s of illumination. The fixture spacing, type mounting height, wattage, photometric pattern shall be shown and calculated for each type of fixture used. A plot of the minimum and maximum design illumination shall show the location of each fixture by a symbol and the limits of the isolux/isocandela trace. The lighting for off -street parking shall be designed to direct light downward towards the parking areas. 7. The following illumination standard s shall be required:

76 -80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE , COUNTY OF ESSEX Page 19 Prepared by Heyer, Gruel & Associates Illumination Standards Standard Type Required Illumination Levels Building Entrances/Exits 1.0 FC min. to 6 FC max. Parking Areas 1.5 FC min. to 5 FC max. Pedestrian Walkways 0.6 FC min. to 3 FC max. 6.5.3 Circulation and Off -street Parking Requirements 1. For any street -fronting property line, a sidewalk shall be provided within the road right -of-way. The sidewalk standards found in Chapter 20 of West Orange’s Code shall apply. 2. All off -street parking areas shall be surfaced with an asphalt, bituminous, or cement binder pavement which shall be graded and drained to dispose of all surface water as provided by the Township Engineer. There shall be a five -foot -wide sidewalk at least five inches above the parking area level between any building and a parking area or drive used by the public. 3. The entire perimeter of all newly paved parking areas and the edges of all newly paved entrance and exit drives shall be enclosed with a concrete or granite block curb at least six inches above the paving surface. New c urbing shall not be less than five feet from any fence or screening nor less than five feet from any structure. 4. C oncrete wheel stops shall be provided for newly paved parking areas . 5. All parking spaces within a parking area shall be clearly marked showing the parking arrangement and traffic direction within the parking area, and such marking shall be continuously maintained. 6. Any parking area shall be screened on any side which adjoins a residential use by a fence, wall, berm, evergreen or hedge maintained in good condition as required. 7. All parking areas shall be so designed that vehicles are not required to back directly onto a public right -of-way. 8. Such parking area shall be used solely for the parking of passenger automobiles and no repair work or service of any kind shall be conducted in the parking lot. 9. All driveways for two -way traffic shall be a minimum of 2 4 feet wide and in no case shall a driveway be less than 14 feet wide. All parking areas shall be designed with service aisles to meet the following standards: Parking Angle Aisle Width 30 ° 11 feet (one -way) 45 ° 13 feet (one -way) 60 ° 18 feet (one -way) 90 ° 24 feet (two-way) 10. Each entrance or exit from such parking area shall be at

llowing standards: Parking Angle Aisle Width 30 ° 11 feet (one -way) 45 ° 13 feet (one -way) 60 ° 18 feet (one -way) 90 ° 24 feet (two-way) 10. Each entrance or exit from such parking area shall be at least 10 feet from any residential use . 11. All required parking for the Area shall be provided on the same lot as the principal building or use that they serve . 12. Off -street parking facilities may be placed in any required yard provided that the parking area is screened pursuant to the requirements in 6.2.1 of this Redevelopment Plan. Off -street parking facilities may be place d in any required front yard provided that there is a minimum of 10 feet distance between the parking area and the lot line. 13. The existing dimensions of the site’s parking spaces shall be grandfathered in. Should the parking lot be restriped , minimum dimension s of 9 feet by 18 feet and 8.5 feet by 18 feet shall be required for ground -floor and office uses, respectively. Minimum parking space dimensions

76 -80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE , COUNTY OF ESSEX Page 20 Prepared by Heyer, Gruel & Associates shall be measured perpendicular to the axis of the length with adequate provisions for ingress and egress to all parking spaces. 6.5.4 Recycling and Refuse Storage Unless specified otherwise herein, all projects within the Area shall comply with the recycling regulations at §25 -8.14 of West Orange’s Land Use Ordinance. 1. A recycling and refuse storage area shall be provided on the property. 2. For purposes of this redevelopment plan, the standards found within §25 -8.14 shall also apply to the property’s required refuse storage area, where applicable. 7 ELECTRIC VEHICLE INFRASTRUCTURE The LRHL (N.J.S.A. 40A:12A -7(A) (8)) requires that redevelopment plans state the proposed locations for zero -emission vehicle fueling and charging infrastructure within the project area in a manner that appropriately connects with an essential public charging network. As previously stated, it is a requirement of this redevelo pment plan that redevelopers supply electric vehicle parking in accordance with the West Orange Land Use Ordinance’s EV standards. 8 CONFORMANCE WITH TOWNSHIP OBJECTIVES The LRHL (N.J.S.A. 40A:12A -7(A) (1)) requires that redevelopment plans be reviewed for consistency with local policies and objectives, which includes a review of the Township’s Master Planning documents. 8.1 2019 MASTER PLAN UPDATE The 2019 Master Plan Update, West Orange’s most recent Master Plan document, was approved in December 2019. The Plan includes a Reexamination Report and Plan Element Updates . Below are the Township’s planning goals and objectives from the 2019 Master Plan Update that are most relevant to the 76 -80 Main Street Rehabilitation Area: 1. Consider changes to permitted uses, including modifying permitted uses in commercial zones. 2. Modify zone district designations to address inconsistencies between existing land uses and zoning, and to promote economic development in certain locations. 3. Continue to maintain a balance of land uses, including varied nonresidential uses and a range of appropriate housing types and sizes. 4. Promote development in locations near transit and services. 5. Increase focus on walkability and complete streets throughout the Township. 9 RELATIONSHIP TO OTHER PLANS 9.1 2025 STATE DEVELOPMENT AND REDEVELOPMENT

opment in locations near transit and services. 5. Increase focus on walkability and complete streets throughout the Township. 9 RELATIONSHIP TO OTHER PLANS 9.1 2025 STATE DEVELOPMENT AND REDEVELOPMENT PLAN The LRHL requires a review of the relationship between the Redevelopment Plan and the State Development and Redevelopment Plan (SDRP) (N.J.S.A. 40A:12A -7(a) (5)). In December 2025 , the State Planning Commission adopted the newest iteration of the SDRP. The SDRP is a document that, while not binding, guides State -level development and redevelopment policy as well