2977-26 - 80 Main Street Redevelopment Plan.pdf

Township of West Orange Essex County, New Jersey 76-80 Main Street Redevelopment Plan May 14, 2026 Adopted XX, 2026 Prepared by:

76-80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE, COUNTY OF ESSEX Page 2 Prepared by Heyer, Gruel & Associates 76-80 Main Street Redevelopment Plan Township of West Orange Essex County, New Jersey May 14, 2026 Adopted: XX, 2026 Prepared by Heyer, Gruel & Associates Community Planning Consultants 236 Broad Street Red Bank, New Jersey 07701 732-741-2900 The original of this report was signed and sealed in accordance with N.J.A.C. 13:41-1.3(b) _________________________________________ Susan S. Gruel, P.P. #1955 With assistance from Brooke Schwartzman, AICP, Associate Planner and Jonathan Hansel, Associate Planner

76-80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE, COUNTY OF ESSEX Page 3 Prepared by Heyer, Gruel & Associates Acknowledgements Mayor and Township Council Susan McCartney, Mayor Susan Scarpa, Council President Michelle Casalino, Councilwoman Joe Krakoviak, Councilman Joyce Rudin, Councilwoman Tammy Williams, Councilwoman Township of West Orange Planning Board Dr. Robert Bagoff, Chairman Jerry Guarino, Vice-Chairman Susan McCartney, Mayor Susan Scarpa, Council President Ken Alper William B. Wilkes, II Lee D. Klein, PE, PTOE Christopher Morgan, Sr. Frank Noborine John Cardoza (Alternate #1) Lori Kapferer (Alternate #2) Cover Image Source: Real Estate NJ & Iron Ore Properties, LLC

76-80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE, COUNTY OF ESSEX Page 4 Prepared by Heyer, Gruel & Associates TABLE OF CONTENTS 1 INTRODUCTION AND PROCESS ....................................................................................................... 6 1.1 Rehabilitation Study and Designation ......................................................................................... 6 2 STATUTORY REQUIREMENTS .......................................................................................................... 6 3 EXISTING CONDITIONS .................................................................................................................... 7 3.1 Location and Description ............................................................................................................ 7 3.2 Land Use................................................................................................................................... 12 3.3 Transportation .......................................................................................................................... 12 3.4 Zoning ...................................................................................................................................... 12 4 PLAN PRINCIPLES, GOALS, AND OBJECTIVES ............................................................................... 14 4.1 Purpose .................................................................................................................................... 14 4.2 Plan Goals and Objectives ........................................................................................................ 14 5 RELATIONSHIP OF THE PLAN TO THE TOWNSHIP LAND DEVELOPMENT REGULATIONS ............. 14 6 LAND USE PLAN ............................................................................................................................. 15 6.1 76-80 Main Street District......................................................................................................... 15 6.1.1 Purpose........................................................................................................................................15 6.1.2 Permitted Principal Uses ............................................................................................................15 6.1.3 Permitted Accessory Uses

.........................15 6.1.2 Permitted Principal Uses ............................................................................................................15 6.1.3 Permitted Accessory Uses .........................................................................................................15 6.1.4 Bulk Standards ............................................................................................................................15 6.1.5 Additional Standards for Outdoor Cafés ...................................................................................16 6.2 Signage Standards.................................................................................................................... 16 6.2.1 Façade Signage ...........................................................................................................................16 6.2.2 Freestanding and Monument Signage ......................................................................................17 6.2.3 Awnings & Awning Signage ........................................................................................................17 6.3 Parking Requirements .............................................................................................................. 17 6.3.1 Minimum Required Number of Parking Spaces ........................................................................17 6.3.2 Off-Street Loading Requirements ..............................................................................................17 6.4 Landscaping and Environmental Requirements ........................................................................ 17 6.5 Design Standards ..................................................................................................................... 18 6.5.1 Fencing and Screening Requirements .......................................................................................18 6.5.2 Lighting Requirements ................................................................................................................18 6.5.3 Circulation and Off-street Parking Requirements .....................................................................19 6.5.4 Recycling and Refuse Storage ...................................................................................................20 7 ELECTRIC VEHICLE INFRASTRUCTURE

...........................19 6.5.4 Recycling and Refuse Storage ...................................................................................................20 7 ELECTRIC VEHICLE INFRASTRUCTURE .......................................................................................... 20 8 CONFORMANCE WITH TOWNSHIP OBJECTIVES ........................................................................... 20 8.1 2019 Master Plan Update ......................................................................................................... 20 9 RELATIONSHIP TO OTHER PLANS ................................................................................................. 20

76-80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE, COUNTY OF ESSEX Page 5 Prepared by Heyer, Gruel & Associates 9.1 2025 State Development and Redevelopment Plan ................................................................... 20 9.2 Essex County Plans .................................................................................................................. 22 9.3 Relationship to Master Plans of Contiguous Municipalities ...................................................... 22 10 IMPLEMENTATION OF THE REDEVELOPMENT PLAN ..................................................................... 22 10.1 Property Acquisition and Relocation ......................................................................................... 22 10.2 approval of a Designated Developer .......................................................................................... 22 10.3 Appointment of a Designated Redeveloper ............................................................................... 23 10.4 Conditions in Redevelopment Agreement ................................................................................. 23 10.5 Duration of Redevelopment Plan............................................................................................... 23 10.6 Amending the Redevelopment Plan .......................................................................................... 23 APPENDIX A .......................................................................................................................................... 24

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 buildings. To combat these challenges, developers have sought to enhance existing office buildings by incorporating 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 including 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 study 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 prepare a report determining whether the entire Township qualified 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 Redevelopment Plan is an

ion, 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 governing 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 Plan 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;

76-80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE, COUNTY OF ESSEX Page 7 Prepared by Heyer, Gruel & Associates 4. An identification of any property within the redevelopment area proposed to be acquired in accordance with the redevelopment plan; 5. Any significant relationship of the redevelopment plan to: a. The Master Plans of contiguous municipalities; b. The Master Plan of the County in which the municipality is located; and c. The State Development and Redevelopment Plan adopted pursuant to the “State Planning Act” P.L. 1985, C398 (C52:18A-196 et al.); 6. As of the date of the adoption of the resolution finding the area to be in need of redevelopment, an inventory of all housing units affordable to low- and moderate-income households, as defined pursuant to section 4 of P.L. 1985 c.222 (C.52:27D-304), that are to be removed as a result of implementation of the redevelopment plan, whether as a result of subsidies or market conditions, listed by affordability level, number of bedrooms, and tenure; 7. A plan for the provision, through new construction or substantial rehabilitation of one comparable, affordable replacement housing unit for each affordable housing unit that has been occupied at any time within the last 18 months, that is subject to affordability controls and that is identified as to be removed as a result of implementation of the redevelopment plan; 8. 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. 3 EXISTING CONDITIONS 3.1 LOCATION AND DESCRIPTION The Township of West Orange is centrally located within Essex County and is bordered by nine municipalities: the Township of Verona, the Township of Montclair, the Township of the City of Orange, the Village of South Orange, the Township of Maplewood, the Township of Millburn, the Township of Livingston, the Borough of Roseland, and the Borough of Essex Fells. The Rehabilitation Area (the Area) is located in the Township’s eastern section, at 76-80 Main Street (i.e., the site’s primary address). The Area has approximately 103.2 feet and 618.2 feet of frontage along Mount Pleasant Avenue and Main Street, respectively.