80 Main Street Redevelopment Plan

76 -80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE , COUNTY OF ESSEX Page 6 Prepared by Heyer, Gruel & Associates 1 INTRODUCTION AND PROCESS Across New Jersey, suburban office buildings have struggled to adapt to the economic changes brought about , in part, by the COVID -19 pandemic. As work -from -home rates and tenancy costs have increased, so too have vacancies in office building s . To combat these challenges, developers have sought to enhance existing office buildings by incorporat ing new residential or commercial uses that inject new life into the structure and diversify revenue streams. Constructed in the early 1970s, the five -story office building located at 76 -80 Main Street has remained a vital employment location for decades , with current tenants includ ing medical, legal, and financial companies . However, the property’s underlying zoning standards do not support the range of modern, flexible commercial uses needed to support the building’s continued success. Thus, to ensure the property’s continued vitality, this Redevelopment Plan (the “Plan”) seeks to streamline 76 -80 Main Street’s zoning standards to enable the renovation of the building’s ground floor . 1.1 REHABILITATION STUDY AND DESIGNATION An area in need of rehabilitation s tudy is the first step in a multi -step planning process outlined in the Local Redevelopment and Housing Law (the “LRHL”) at N.J.S.A. 40A:12A -1 et seq. The purpose of the study is to establish a factual basis for the designation of a specified area in need of rehabilitation. On May 4, 2021, the Township Council adopted Resolution 77 -21 , directing the Township Engineer to prepa re a report determining whether the entire Township qualifie d as an area in need of rehabilitation. Subsequently, the Township Council adopted Resolution 210 -21 on August 17, 2021 , directing the Township Planning Board to review the Township Engineer’s report and determine whether the entirety of the Township met the statutory criteria to be designated as an area in need of rehabilitation pursuant to the LRHL. At the public hearing on September 1, 2021, the Planning Board voted in favor of the designation. In accordance with the Board’s recommendation, the Township Council adopted Resolution 323 -21 on December 14, 2021 , designating the entire Township as an area in need of rehabilitation. Since the Area governed by this

the Board’s recommendation, the Township Council adopted Resolution 323 -21 on December 14, 2021 , designating the entire Township as an area in need of rehabilitation. Since the Area governed by this Redevelopment Plan is an Area in Need of Rehabilitation, no condemnation or long -term tax exemption powers are conferred upon the Township pertaining to this plan. 2 STATUTORY REQUIREMENTS This Plan has been prepared pursuant to Section 7 of the LRHL (N.J.S.A. 40A:12A -7), which provides that “no redevelopment project shall be undertaken or carried out except in accordance with a redevelopment plan adopted by ordinance of the municipal govern ing body, upon its finding that the specifically delineated project area is located in an … area in need of rehabilitation … according to criteria set forth in … section 14 … as appropriate.” Pursuant to the requirements of the LRHL, this Redevelopment Pla n includes an outline for the planning, development, redevelopment, or rehabilitation of the Area sufficient to indicate: 1. Its relationship to definite local objectives as to appropriate land uses, density of population , and improved traffic and public transportation, public utilities, recreational and community facilities and other public improvements; 2. Proposed land uses and building requirements in the project area; 3. Adequate provision for the temporary and permanent relocation , as necessary , of residents in the project area , including an estimate of the extent to which decent, safe and sanitary dwelling units affordable to displaced residents will be available to them in the existing local housing market;