2977-26 Redevelopment Plan - 80 Maiin Street.pdf

76-80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE, COUNTY OF ESSEX Page 14 Prepared by Heyer, Gruel & Associates 4 PLAN PRINCIPLES, GOALS, AND OBJECTIVES 4.1 PURPOSE The purpose of the 76-80 Main Street Redevelopment Plan is to (1) streamline the property’s outdated zoning regulations, (2) promote the renovation of the interior and exterior of the structure’s ground floor to accommodate new retail tenants, and (3) maintain the existing office building use. 4.2 PLAN GOALS AND OBJECTIVES 1. Encourage the renovation of the interior and exterior of the existing office building’s ground floor, along with new external improvements such as restaurant seating, loading areas, and an expanded pedestrian walkway. 2. Create new retail spaces within the office building, stimulating economic development and providing new employment opportunities. 3. Modernize the property’s land use standards. 5 RELATIONSHIP OF THE PLAN TO THE TOWNSHIP LAND DEVELOPMENT REGULATIONS Per the LRHL at N.J.S.A. 40A:12A-7(C), redevelopment plans are required to specify whether they supersede existing zoning or act as an overlay to the existing zoning. This Redevelopment Plan shall supersede the existing underlying zoning within the Area. When utilizing the standards in this Redevelopment Plan, Township regulations affecting development that are in conflict are superseded by this Plan. Where design or engineering standards or definitions are not specified in this Plan, the standards set forth in the Township Ordinance shall apply. No deviations from the Redevelopment Plan standards may be granted which would require a “d” variance pursuant to N.J.S.A. 40:55D-70d. If such a deviation is requested, it may only be addressed as an amendment to the Plan, subject to the sole discretion of the Mayor and Township Council. Requests for “d” variance relief shall not be heard by the Township’s Zoning Board of Adjustment. Any deviations from bulk and other specific standards shall require “c” variance relief, where noted in the Plan. The Planning Board shall have the power to grant relief to the same extent as the Board may grant relief from bulk and dimensional requirements pursuant to N.J.S.A. 40:55D-70(C). An application requesting a deviation from the requirements of this Redevelopment Plan shall provide public notice of such application in accordance with the public notice requirement set

0:55D-70(C). An application requesting a deviation from the requirements of this Redevelopment Plan shall provide public notice of such application in accordance with the public notice requirement set forth in N.J.S.A. 40:55D-12(A) & (B). The Planning Board may grant exceptions or waivers from design standards for site plan or subdivision approval as may be reasonable and within the general purpose and intent of the provisions for site plan review and/or subdivision approval within the Plan. The Board may grant exceptions or waivers if it is determined that the literal enforcement of one or more provisions of the Plan is impracticable or would exact undue hardship because of peculiar conditions pertaining to the site. No deviations may be granted under the terms of this section unless such deviations can be granted without resulting in substantial detriment to the public good and will not substantially impair the intent and purpose of the Redevelopment Plan and Master Plan. All development must be approved by the Planning Board except as otherwise specified and shall be submitted through the normal site plan and subdivision procedures as identified in applicable Township Ordinances and by N.J.S.A. 40:55D-1, et seq.