Township Council Meeting — Packet

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 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OBJECTIVES 4.1 PURPOSE The purpose of the 76 -80 Main Street Redevelopment Plan is to (1) s treamline the property’s outdated zoning regulations, (2) promote the renovation of the interior and exterior of the structure’s ground floor to accommodate new retail tenants, and (3) maintain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utilizing the standards in this Redevelopment Plan, Township regulations affecting development that are in conflict are superseded by this Plan.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

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 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. Page 14 Prepared by Heyer, Gruel & Associates

76 -80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE , COUNTY OF ESSEX 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. Bank/Fiduciary (with or without Art Gallery or Studio Artisan Workshop* drive -thru) Massage, Bodywork, or Somatic Experiential Retail* Fitness Center/Health Club* Therapy Establishment* Offices, General, Medical, and Personal Service Store or Microbrewery* Professional Studio* Restaurant (with or without Retail Store* Winery* liquor license and bar use)* 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

nd 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 Fencing Outdoor cafe equipment Video Arcade or Amusement Signage Surface parking and loading 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 yard shall be considered the rear yard. Page 15 Prepared by Heyer, Gruel & Associates

76 -80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE , COUNTY OF ESSEX 76 -80 Main Street District Standard Required Minimum Lot Area 145 ,000 SF Minimum Lot Width 60’ Main Street: 59’ Minimum Front Yard Setback Mount Pleasant Avenue: 100’ Minimum Side Yard Setback 78’ Minimum Rear Yard Setback 50’ Maximum Building Coverage 30% Maximum Lot Coverage 95% Maximum Building Height 5 stories / 60’ 6.1.5 Additional Standards for Outdoor Cafés 1. The outdoor café licensing requirements found at §5 -10 of West Orange’s Code are hereby incorporated. 2. Adequate access for emergency response personnel must be allowed to the main entrance of the serving establishment from the outdoor serving area as defined by Township fire regulations. 3. Adequate sidewalk access (at least four feet) must be maintained for easy passage of pedestrians on any public sidewalk or right -of-way. 4. Outdoor or patio type furniture must be used; upholstered furniture is prohibited. 5. Cleanliness of the outdoor serving area is the responsibility of the serving establishment. 6. A sketch showing the proposed location of tables, chairs and umbrellas shall be prepared and submitted to the Director of Planning and Development for approval prior to the use of the sidewalk area. 7. The use of the described locations shall be authorized by a sidewalk cafe permit issued by the Director of Planning upon compliance by the applicant with the requirements of this subsection and the payment of an annual fee to be prescribed by Resolution at the approval of the

tor of Planning upon compliance by the applicant with the requirements of this subsection and the payment of an annual fee to be prescribed by Resolution at the approval of the Township Council. 8. Any permit issued by the Director of Planning shall designate the hours of operation of any sidewalk cafe but in no event may a sidewalk cafe remain open after 11:00 p.m. on Sunday through Thursday or after 12:00 midnight on Friday, Saturday and legal holi days. 9. Nothing herein shall be deemed to be a waiver of the provisions of any health and/or licensing ordinance regulating the operation of a sidewalk cafe. 6.2 SIGNAGE STANDARDS Unless otherwise specified herein, all projects within the Area shall comply with OB -2 signage and general regulations per §25 -15 . Deviation from the signage standards requires variance relief pursuant to N.J.S.A. 40:55D -70 (C) . Notwithstanding the provision of §25 -15.7 of the Township Land Use Code, site plan approval shall not be required for changes to individual tenant signage upon a change of tenancy where the proposed new signage is otherwise consistent with the design standa rds under §25 -15 of the Township Code. 6.2.1 Façade Signage 1. Each ground -floor tenant may have one façade sign per façade , limited to a maximum area of 40 square feet. 6.2.2 Freestanding and Monument Signage 1. One freestanding/monument sign with (or without) tenant panels shall be permitted . 2. The maximum width of a monument sign shall be 8 feet. Page 16 Prepared by Heyer, Gruel & Associates

76 -80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE , COUNTY OF ESSEX 6.2.3 Awning s & Awning Signage 1. No portion of an awning or canopy or its sign may extend below 6.5 feet when extended or retracted, and may not extend more than eight feet from the building line when open. An awning or canopy sign may not exceed eight inches in height, but may run the en tire length of the allowable edge. 6.3 PARKING REQUIREMENTS The following parking requirements shall apply to the Area. Deviation from the parking standards requires variance relief pursuant to N.J.S.A. 40:55D -70 (C) . 6.3.1 Minimum Required Number of Parking Spaces 1. Minimum Required Parking Spaces : For office uses, 3 parking spaces per 1,000 SF of gross floor area are required. For ground -floor commercial uses, 4 parking spaces per 1,000 SF of gross floor area are required. a. Redevelopers must supply electric vehicle parking as required by §25 -12.6. b. The parking requirement for a building or development with a mix of nonresidential uses shall be the total of the requirements of the component uses. 6.3.2 Off -Street Loading Requirements Unless otherwise specified herein, all projects within the Area shall comply with the loading regulations at §25 -12 of West Orange’s Land Use Ordinance . 6.4 LANDSCAPING AND ENVIRONMENTAL REQUIREMENTS The following landscaping and environmental requirements shall apply to the Area. Deviation from the landscaping and environmental standards requires variance relief pursuant to N.J.S.A. 40:55D -70 (C) . 1. Green roofs shall be permitted and installed in accordance with §25 -8.11 of West Orange’s Land Use Ordinance. 2. Along any side or rear property line which is contiguous to a residential use, a 5-foot -wide buffer strip shall be planted and maintained in perpetuity with trees and shrubbery of such sizes and densities as to adequately screen the buildings from such abutting residential district or use in a residential zone. When a required buffer area is impractical due to size constraints, decorative

to adequately screen the buildings from such abutting residential district or use in a residential zone. When a required buffer area is impractical due to size constraints, decorative fencing shall be provided in lieu of a landscaped buffer. 3. Landscaping shall be required for any part of the property not used for buildings, off -street parking, sidewalk area or other similar purposes. a. All plant material used shall be planted consistent with standards as established by the American Association of Nurserymen. A planting schedule shall be provided by the developer as part of any Site Plan Application. Any landscaping that dies within one (1) year of planting shall be replaced. 4. All developments shall comply with the Township of West Orange Zoning Ordinance at §25 -29, “Stormwater Control,” in addition to the NJ DEP ’s current regulations and best practices for stormwater management . 5. All applicants for major site plan and/or subdivision approval shall complete a Sustainability Checklist form as a completeness item as outlined in §25 -51.16. Page 17 Prepared by Heyer, Gruel & Associates

76 -80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE , COUNTY OF ESSEX 6.5 DESIGN STANDARDS The following are site plan design standards. The standard for relief for any deviations from these standards shall be consistent with the MLUL requirements at N.J.S.A 40:55D -51 as a design waiver . The design standards are intended to reinforce the physical, visual, and spatial characteristics of the Area. 6.5.1 Fencing and Screening Requirements 1. Walls and fences which are not more than 50% solid are permitted anywhere on the property provided they are not higher than four feet. 2. Solid f ences or walls not exceeding six feet in height shall be permitted in the side and rear yards . 3. A fence or wall to be used for screening may not exceed six feet in height. 4. The finished side of the fence must face away from the applicant’s property. 5. The use of barbed wire, razor wire, and electrical wire fence is prohibited. 6. Utility boxes and other ground level utility structures shall be screened on at least three sides by either fencing and/or landscaping that will conceal the box throughout all seasons of the year, while permitting access by the utility company. 7. Roof equipment including but not limited to elevator towers, air conditioning units, satellite dishes, and similar equipment shall be screened with either a solid or decorative shield. Such equipment should be located in the center of the roof when possibl e. No roof equipment shall exceed 15 feet in height. 6.5.2 Lighting Requirements 1. Site lighting shall be design ed to (1) p rovide adequate illumination in appropriate locations for site users and the general public for purposes of traffic and pedestrian safety, security, property and building identification, and aesthetic improvement ; (2) prevent excessive illumination and glare; and (3) provide proper orientation and shielding of fixtures to prevent undue illumination of adjacent properties. 2. All new l ighting fixtures shall be directed downward and shall be equipped with the necessary