Township Council Meeting — Packet

on, 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; Page 6 Prepared by Heyer, Gruel & Associates

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

(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. Page 7 Prepared by Heyer, Gruel & Associates

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

76-80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE, COUNTY OF ESSEX Figure 2 – Tax Map of Rehabilitation Area The Area is made up of one (1) parcel: Block 88, Lot 17. The parcel measures approximately 147,812 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. Page 9 Prepared by Heyer, Gruel & Associates

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

76-80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE, COUNTY OF ESSEX Rehabilitation Area Site Photographs, taken March 10, 2026 Figure 4: The office building viewed from the southern drive Figure 5: The property’s refuse/recycling and utility area aisle 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’ Main Street: 59.3’ Front Yard Setback 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 Page 11 Prepared by Heyer, Gruel & Associates

76-80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE, COUNTY OF ESSEX 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 state, 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 280, a major highway, is located approximately two blocks west of the Area. Furthermore, the Orange Station train stop, served by NJ Transit’s Morristown Line and Gladstone Branch, is located one mile southeast of the Area. Also, approximately 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 buildings, detached one-family dwellings, water reservoirs, well towers, filter beds, Page 12 Prepared by Heyer, Gruel & Associates

76-80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE, COUNTY OF ESSEX 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 Page 13 Prepared by Heyer, Gruel & Associates

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