Township Council Meeting — Packet

WHEREAS, in the event that the Planning Board finds that the Redevelopment Plan is inconsistent with the Master Plan and/or has other comments or recommendations to the Redevelopment Plan, the Council will either (a) accept the Planning Board’s Master Plan determination and recommendations before proceeding to adopt the Redevelopment Plan or (b) by a vote of the full majority of its authorized membership, approve the Redevelopment Plan with the Master Plan inconsistencies and set forth its reasons on the record, which shall also be reflected in the minutes of the meeting on second reading, for its determination with respect to the Planning Board’s recommendation, pursuant to N.J.S.A. 40A:12A-7(d) and/or (e); and WHEREAS, the Mayor and Council wish to adopt the Redevelopment Plan. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Township of West Orange that the Redevelopment Plan in the form attached hereto as Exhibit A is hereby adopted; and BE IT FURTHER ORDAINED that the Redevelopment Plan shall supersede existing zoning for the Property and the Township Zoning Ordinance District Map is hereby, and shall be, amended to specifically designate the 80 Main Street Redevelopment Area zoning as set forth in the Redevelopment Plan; and BE IT FURTHER ORDAINED that the Section 25-7.1 of the Land Use Regulations of the Township Code is hereby, and shall be, amended to add a new Section “d” stating: Pursuant to Section V (Administrative Provisions) of the 80 Main Street Redevelopment Plan, the Redevelopment Plan supersedes use, bulk and design standards and provisions of the Township Development regulations. See the 80 Main Street Redevelopment Plan for applicable regulations. #12487894.1 #12488429.1 #96041312.1

TOWNSHIP OF WEST ORANGE ATTEST: By: Susan McCartney, Mayor Karen J. Carnevale, RMC, Susan Scarpa, Council President Township Clerk Introduced: May 26, 2026 Adopted: June 9, 2026 #12487894.1 #12488429.1 #96041312.1

2977-26 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 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 Page 2 Prepared by Heyer, Gruel & Associates

76-80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE, COUNTY OF ESSEX 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 Page 3 Prepared by Heyer, Gruel & Associates

76-80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE, COUNTY OF ESSEX 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

6.1.1 Purpose........................................................................................................................................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

.............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 .......................................................................................... 20 8 CONFORMANCE WITH TOWNSHIP OBJECTIVES ........................................................................... 20 8.1 2019 Master Plan Update ......................................................................................................... 20 9 RELATIONSHIP TO OTHER PLANS ................................................................................................. 20 Page 4 Prepared by Heyer, Gruel & Associates

76-80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE, COUNTY OF ESSEX 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 Page 5 Prepared by Heyer, Gruel & Associates

76-80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE, COUNTY OF ESSEX 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