Township Council Meeting — Packet

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 building s . To combat these challenges, developers have sought to enhance existing office buildings by incorporat ing 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 includ ing 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 s tudy 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 prepa re a report determining whether the entire Township qualifie d 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 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 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 govern ing 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 Pla n 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 redeve lopment 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

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. 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 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. 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 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, Page 12 Prepared by Heyer, Gruel & Associates