2549-18 Exhibit to Ordinance Adopting Redevelopment Plan for Essex Green and Executive Drive Properties.pdf

replacement housing unit for each affordable housing housing market; unit that has been occupied at any time within the last 4. An identification of any property within the 18 months, that is subject to affordability controls and redevelopment area proposed to be acquired in that is identified as to be removed as a result of accordance with the redevelopment plan; implementation of the redevelopment plan. 5. Any significant relationship of the redevelopment plan This redevelopment plan includes each of these required to: sections, as applicable, serving as a guide for the a. The Master Plans of contiguous municipalities; redevelopment of the 300 Executive Drive Property in the Township of West Orange. 6 | July 2018 HEYER, GRUEL & ASSOCIATES

Township of West Orange, Essex County, New Jersey | 300 EXECUTIVE DRIVE REDEVELOPMENT PLAN EXISTING CONDITIONS The Township is bordered by a number of municipalities. Location and Description Livingston, Roseland, and Essex Fells are located to the west, The 300 Executive Drive Area consists of a single tax parcel, Verona and Montclair are located to the north, the City of Block 155, Lot 42.01, in West Orange Township. Lot 42.01 is Orange is located to the east, and Millburn, Maplewood, and owned by RA 300 Executive Drive, LLC, and is approximately 8.7 South Orange are located to the South. acres in area. The site is developed with an approximately The Township is developed with a mix of uses and features 130,000 square foot office building and parking lot. several historic districts. Residential neighborhoods exist in a mix The northern and western property lines of the Area abut the I- of densities with single-family homes, townhouse and 280 right-of-way. The I-280 and Prospect Avenue interchange condominium developments, and multi-family developments provides major highway access in close proximity to the Area in located in the Township. The historic planned community of question. Llewellyn Park is one of the most prominent neighborhoods in the municipality. The Area, and much of the Township, is encumbered by steep slopes. 300 Executive Drive is located at the bottom of a hill, well Commercial development in the Township includes highway below the adjacent buildings at 100 and 200 Executive Drive, oriented shopping centers, campus style office parks, and Main the Essex Green Shopping Center, and Prospect Avenue. The Street and neighborhood business districts. Public land and map on page 8 shows the steeply sloped portions of the Area sensitive environmental features, particularly areas with steep and its surroundings.

page 8 shows the steeply sloped portions of the Area sensitive environmental features, particularly areas with steep and its surroundings. slopes are also important to land use patterns in the Township. Turtleback Zoo, the Orange Reservoir, and Eagle Rock Regional Context Reservation are some of the most prominent open space and The Township is located in central Essex County and is bisected recreation areas in the Township. by the Interstate 280 corridor, which runs east to west. The Garden State Parkway is several miles to the east and is the major north-south highway in the region. HEYER, GRUEL & ASSOCIATES 7 | July 2018

300 EXECUTIVE DRIVE REDEVELOPMENT PLAN | Township of West Orange, Essex County, New Jersey 8 | July 2018 HEYER, GRUEL & ASSOCIATES

Township of West Orange, Essex County, New Jersey | 300 EXECUTIVE DRIVE REDEVELOPMENT PLAN Existing Land Use Permitted Principal Uses The Area and its immediately adjacent properties are  One-Family, Detached Dwelling developed with office buildings. Essex Green consists of a  Water Reservoir, Well Tower, Filter Bed shopping center with an AMC Theater, Shop Rite, and  Federal, State, County or Township Building miscellaneuous other stores. A Courtyard by Marriott Hotel is  Golf Course or Golf Course House located to the east of the Area at the intersection of Rooney  Farm, Nursery, Greenhouse and Similar Uses Circle and Prospect Avenue. A PSE&G electical station and  Hospital transmission lines are located to the south of the Area. These are  Office Buildings a dominant feature in this vicinity. A neighborhood of single Permitted Accessory Uses family residences and the Essex Green Villas Condominium  Required Accessory Parking development is located south of the PSE&G transmission  Signs corridor. The Villas at Eagle Ridge Townhome development is located to the east across Prospect Avenue. Permitted Conditional Uses  Commercial  Private Club, Other than a Existing Zoning Recreation Golf Club The 300 Executive Drive Redevelopment Area is in the OB-1  Public School  House of Worship  Private School  Nursing Home Office Buildings Zone. There are a number of zones in close  Library  Long-term Care Residential proximity to the site including the P-C Planned Shopping Center

 Library  Long-term Care Residential proximity to the site including the P-C Planned Shopping Center Health Care Facility  Museum  Congregate Care Facility Zone, the B-2 Retail Business Zone, the R-5 Single Family  Park or Playground  Assisted Living Residential Zone, the PURD Planned Unit Residential Zone, the O-  Public Utility Building  Commercial Antenna or Structure R Office Research Zone, and the O-RA Office Redevelopment  Telephone Exchange  Check Cashing Facility Alternative Zone. The Area is near several clusters of residential  development but is isolated from them by the topography of the area, the I-280 corridor, and the PSE&G transmission lines. The following are the standards for the OB-1 District: HEYER, GRUEL & ASSOCIATES 9 | July 2018

300 EXECUTIVE DRIVE REDEVELOPMENT PLAN | Township of West Orange, Essex County, New Jersey OB-1 District Bulk Requirements are specifically approved by the Planning or Zoning Bulk Standard Requirement Board and are constructed in a manner acceptable to Minimum lot area 10,000 SF the Township Engineer. Furthermore, no accessory Minimum lot area / unit 6,000 SF Minimum lot width 60 feet structure of off-site parking area shall be located within Minimum front yard 30 feet the required front yard no closer than 25 feet to the side Minimum side yards 10 feet + 8 feet Minimum rear yard 30 feet or rear property lines in the OB-1 District. Maximum building coverage 40% Maximum lot coverage 50% Additional Standards  Retail sales or service permitted as an accessory use in the OB-1 District shall be an integral part of the permitted building, shall be limited to sales or services designed for the convenience of the employees, visitors and tenants of the permitted building and no goods, advertisements or other evidence of such sales or services shall be visible from the street. Such use shall not consist of more than 15 percent of the total first floor area in the OB-1 District and shall be designated on the preliminary site plan.  In the OB-1 District, one square foot of open space shall be provided for each square foot of building area except that no more than 40 percent of the lot in the OB- 1 District may be covered by buildings or structures. Off- street parking areas are not permitted within open space areas, except for “overflow” parking spaces that 10 | July 2018 HEYER, GRUEL & ASSOCIATES

Township of West Orange, Essex County, New Jersey | 300 EXECUTIVE DRIVE REDEVELOPMENT PLAN HEYER, GRUEL & ASSOCIATES 11 | July 2018

300 EXECUTIVE DRIVE REDEVELOPMENT PLAN | Township of West Orange, Essex County, New Jersey REDEVELOPMENT CONTEXT – SUBURBAN OFFICE MARKET rated as Class C office space, which is not well positioned to For several decades, New Jersey’s economy and employment compete in the oversaturated office market described in the base grew substantially through the construction of suburban Rutgers Report. office parks. The majority of these facilities, built during the 1980s Office Building Class Definitions: Office space is grouped into and 1990s predate modern technological and infrastructure three classes ranked A through C. The rating system looks at needs. Facilities of this vintage are often physically outdated factors including rent, building finishes, system standards and and located in suburban communities near highway efficiency, building amenities, location/accessibility, and market interchanges or along highway corridors. perception. The scale is a subjective system that is meant to rate the competitiveness and desirability of the space in question. The most recent Rutgers Regional Report, dated October 2017,  Class A buildings have the highest rents, are geographically written by James Hughes and Will Irving, outlines ongoing trends accessible, and have state of the art systems, modern in the New Jersey economy. The report discusses the change amenities, and high quality finishes. These are new or recently over the last 10 to 15 years of increased development in the upgraded facilities. metropolitan cores and contraction in suburban areas.  Class B buildings are generally fair to good for the area, and Demographic changes, consumer preferences,

urban areas.  Class B buildings are generally fair to good for the area, and Demographic changes, consumer preferences, and the nature have adequate building systems. The rents for these buildings of many industries has changed and reduced the demand for are generally in the average range. suburban office corridors and their aging infrastructure. In order  Class C buildings are identified as merely functional space to stay competitive, office buildings that were built for a singular that can secure below average rents in the area. narrow focus need to become more flexible and attractive to (Source: BOMA International the modern economy and its new generation of employees.1 www.boma.org/research/pages/building-class-definitions.aspx) According to LoopNet.com, a commercial real estate listing service, the 300 Executive Drive Building was built in 1984, and is 1 “Rutgers Regional Report – Issue Paper No. 38 “New Jersey’s Economic Roller Coaster” p.20-25 https://rucore.libraries.rutgers.edu/rutgers-lib/54266/PDF/1/play/ 12 | July 2018 HEYER, GRUEL & ASSOCIATES