2977-26 - 80 Main Street Redevelopment Plan 7.6.26.pdf

76 -80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE , COUNTY OF ESSEX Page 8 Prepared by Heyer, Gruel & Associates Figure 1 – Locational Map

76 -80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE , COUNTY OF ESSEX Page 9 Prepared by Heyer, Gruel & Associates Figure 2 – Tax Map of R ehabilitation Area The Area is made up of one (1) parcel : Block 88, Lot 17. The parcel measures approximately 14 7,812 square feet (±3. 39 acres) in area. The property includes a five -story office building surrounded by a surface parking lot containing 375 parking spaces (Figure 4). A two -way vehicular driveway is located at each frontage (Figure 7), and a concrete pathway provides pedestrian access off of Main Street . A refuse/recycling and utility area are located in the site’s northwest corner (Figure 5). The property is surrounded by a combination of landscaping and fencing.

76 -80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE , COUNTY OF ESSEX Page 10 Prepared by Heyer, Gruel & Associates Figure 3 - Rehabilitation Area Aerial Map

76 -80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE , COUNTY OF ESSEX Page 11 Prepared by Heyer, Gruel & Associates Rehabilitation Area Site Photographs, taken March 10 , 2026 Figure 4: The office building viewed from the southern drive aisle Figure 5: The property’s refuse/recycling and utility area Figure 6: The office building’s primary entrance Figure 7: The property viewed from the northern driveway The office building’s current bulk standard measurements are outlined in the following table. Standard Existing Condition Lot Area 147,812 SF Lot Width ±60’ Front Yard Setback Main Street: 59.3’ Mount Pleasant Avenue: ±100’ Side Yard Setback 78.1’ Rear Yard Setback 50.4’ Building Coverage ±10.6% Lot Coverage 91.7% Building Height 5 stories

76 -80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE , COUNTY OF ESSEX Page 12 Prepared by Heyer, Gruel & Associates Figure 8 – Existing Site Plan of Block 88, Lot 17 3.2 LAND USE Within a half -mile radius of the Area, prominent land use types include residential, commercial, and public uses. Residential uses include the Township’s historic Llewellyn Park residential community and an assortment of other detached dwellings. Commercial uses are mainly concentrated along Main Street, including a BP gas station, the West Orange Hand Car Wash, the Bank of America Financial Center, and various other professional, retail, and food service businesses. Public uses include the West Orange Town Hall, the West Orange Police Department, and the Thomas Edison National Historical Park. In summation, this area of West Orange contains a diverse combination of uses. The Area’s office building, in its existing and proposed s tate, is consistent with the existing neighborhood. 3.3 TRANSPORTATION The Area fronts on two principal arterial county roads: Main Street (CR 659) and Mount Pleasant Avenue (CR 660) . According to the U.S. Federal Highway Administration (FWHA), a principal arterial road “serves the major centers of activity in a region, provides the longest trips, and carries the highest traffic volumes over a minimum mileage. In addition, Interstate 28 0, a major highway, is located approximately two blocks west of the Area. Further more , the Orange S tation train stop , served by NJ Transit’s Morristown Line and Gladstone Branch, is located one mile southeast of the Area. Also, a pproximately eight NJ Transit bus stations are located within a quarter mile of the Area. 3.4 ZONING The Area is currently within the OB -2: Office Building District . The permitted principal uses for the OB -2 District include office building s , detached one -family dwellings, water reservoirs, well towers, filter beds,

76 -80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE , COUNTY OF ESSEX Page 13 Prepared by Heyer, Gruel & Associates governmental facilities (federal, state, county, or township buildings), golf courses & golf club houses, farms, nurseries, greenhouses, and hospitals. Permitted accessory uses within the district include required accessory parking and signs. Figure 9: Map of Existing Zoning

76 -80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE , COUNTY OF ESSEX Page 14 Prepared by Heyer, Gruel & Associates 4 P LAN PRINCIPLES, GOALS, AND OBJECTIVES 4.1 PURPOSE The purpose of the 76 -80 Main Street Redevelopment Plan is to (1) s treamline 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 space s 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. Th is 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

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 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 gr anted 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.

76 -80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE , COUNTY OF ESSEX Page 15 Prepared by Heyer, Gruel & Associates 6 LAND USE PLAN The Land Use Plan defines one (1) district with specific use, bulk, and design standards: the “ 76 -80 Main Street District” . This district encompasses Lot 17 within Block 88. 6.1 76 -80 MAIN STREET DISTRICT 6.1.1 Purpose The purpose of the 76 -80 Main Street District is to ensure the vitality of the property’s office building through an interior and exterior ground -floor renovation that creates new retail space. The district’s development will encompass the adaptive reuse of the existing structure’s ground -floor and exterior renovations . 6.1.2 Permitted Principal Uses The following uses shall be permitted principal uses. Mixed uses and multiple principal uses on one lot shall be permitted . Definitions for the permitted uses may be found in Appendix A . Uses followed by an asterisk (*) are permitted for ground floor use only. Any use not listed below shall be prohibited. Art Gallery or Studio Artisan Workshop* Bank/Fiduciary (with or without drive -thru) Experiential Retail* Fitness Center/Health Club* Massage, Bodywork, or Somatic Therapy Establishment* Microbrewery* Offices, General, Medical, and Professional Personal Service Store or Studio* Restaurant (with or without liquor license and bar use)* Retail Store* Winery* 6.1.3 Permitted Accessory Uses The following uses shall be permitted a ccessory uses . Any use that is incidental and accessory to a principal permitted use is permitted, including, but not limited to, the uses enumerated below. However, the “Video Arcade or Amusement Arcade” use shall only be permitted as an accessory use to the “Restaurant” use. Electric vehicle supply equipment Fencing Outdoor cafe Signage Surface parking and loading Video Arcade or Amusement Arcade 6.1.4 Bulk Standards The following table outlines the 76 -80 Main Street District’s required bulk standards. On corner lots, each lot line abutting a street shall be considered a front yard. The primary front yard is that which the primary entrance of the structure faces : in this instance, the yard fronting on Main Street. The other front yard will be considered the secondary front yard. Each lot line intersecting with either of the frontages shall be considered a side yard. Any lot line that does not form a front yard or side

er front yard will be considered the secondary front yard. Each lot line intersecting with either of the frontages shall be considered a side yard. Any lot line that does not form a front yard or side yard shall be considered the rear yard.