Township Council Meeting — Packet

WHEREAS, HGA prepared the 80 Main Street Redevelopment Plan, dated May 14, 2026 (the “Redevelopment Plan”), attached hereto as Exhibit A; WHEREAS, pursuant to N.J.S.A. 40A:12A-7, prior to adoption of an ordinance adopting a Redevelopment Plan, the governing body must refer the redevelopment plan to the Planning Board for review and recommendations; and WHEREAS, upon introduction of this Ordinance, the Redevelopment Plan shall be referred to the Planning Board for review and recommendations, including a determination as to the consistency of the Redevelopment Plan with the Township Master Plan and identification of any provisions of the Redevelopment Plan that it deems to be inconsistent with the Master Plan; and WHEREAS, the Township Council shall not adopt this Ordinance until it has received comments and/or recommendations from the Planning Board or until forty-five (45) days have lapsed since the introduction of this Ordinance referring the Redevelopment Plan to the Planning Board, whichever occurs first; and WHEREAS, prior to second reading and final adoption of this Ordinance, the Township Council will have reviewed and considered the Redevelopment Plan and have considered the comments and/or recommendations of the Planning Board, including its determination as to whether the Redevelopment Plan is substantially consistent with the Township Master Plan; and WHEREAS, in the event that the Planning Board finds that the Redevelopment Plan is substantially consistent with the Master Plan and has no other comments or recommendations to the Redevelopment Plan, the Council accept the Planning Board’s determinations and will proceed to adopt the Redevelopment Plan Ordinance on second reading; and #12487894.1 #12488429.1 #96041312.1

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: July 7, 2026 Adopted: September 15, 2026 #12487894.1 #12488429.1 #96041312.1

TOWNSHIP OF WEST ORANGE 66 MAIN STREET, WEST ORANGE, N.J. 07052 Department of Planning and Development SUSAN McCARTNEY Tel: (973) 325-4111 Mayor Email: planningboard@westorange.org JAMILET BAQUERIZO VITE Planning Board Secretary Dr. Robert Bagoff, Chairman Jerry Guarino, Vice-Chairman Mayor Susan McCartney Council president Susan Scarpa Ken Alper William B. Wilkes 11 Diana P. McGovern, Esq., Board Attorney Lee D. Klein, PE PTOE John J. Hess, PE, PP, Consulting Engineer Christopher Morgan, Sr Zayibeth Carballo, PE, Township Engineer Frank Noborine. Heyer, Gruel & Associates, Consulting Planners John Cardoza (Alternate #1) Matrix New World Engineering, Consulting Engineer Lori Kapferer (Alternate #2) Geniece Gary-Adams, Director of Planning and Development/Zoning Official September 3, 2026 Mayor and Township Council (smecartney@westorange.org; Council@westorange.o Township of West Orange Municipal Building 66 Main Street West Orange, NJ 07052 Re: Rehabilitation Plan for 76-80 Main Street Block 88, Lot 17 Dear Mayor McCartney, Council President Scarpa, and Council Members; Pursuant to N.J. Redevelopment and Housing Law, N.J.S.A.40A:12A-7 (d) & (e), 40A:12A-13 and 40A:12A-14, the Planning Board reviewed the proposed Redevelopment Plan for rehabilitation and for construction of certain improvements at 76-80 Main Street, Block 88, Lot 17, which is privately owned property located at 76-80 Main Street, West Orange, New Jersey, said premises being designated on the municipal tax map as Block 88, Lot 17.

Mayor and Township Council Township of West Orange September 3, 2026 Page Two At the regular meeting of the Planning Board held on September 2, 2026, the Board reviewed the Ordinance referred to the Planning Board by the Township on July 21, 2026 (Ordinance 2977-26), the Redevelopment Plan dated May 14, 2026, of the Township’s Planner (Heyer Gruel & Associates) and heard testimony and reviewed the report dated August 24, 2026 from the Township’s Planner, Malvika Apte, PP of Heyer Gruel & Associates. The Planning Board’s statutory duty pursuant to the Redevelopment and Housing Law N.J.S.A.40A:12A-7 (d) & (¢), 40A:12-13 and 40A:12A-14 for an application of this type is for “review and recommendation” in conjunction with the West Orange Master Plan, specifically to identify any provisions in the proposed redevelopment plan which are inconsistent with the master plan make recommendations concerning these inconsistencies and any other matters the Board deems appropriate. The Planning Board finds purpose of the 76-80 Main Street Redevelopment Plan is threefold: (1) to 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. The Plan establishes a number of permitted principal ground floor uses, including artisan workshops, experiential retail, wineries, etc. In addition, the Plan enacts zoning standards pertaining to signage, parking, and landscaping, and design standards pertaining to infrastructure while providing new commercial

spaces and amenities to attract a wide range of customers and community members with diverse interests and needs. Mayor and Township Council Township of West Orange September 3, 2026 Page Three The Township of West Orange’s Planning Board adopted the 2019 Master Plan Update on December 4, 2019. The Board finds that the 76-80 Main Street Redevelopment Plan is consistent with the Township’s 2019 Mater Plan Update. Specifically, the 2019 Master Plan Update makes some key recommendations that are relevant to this Redevelopment Plan: 1. Modify permitted uses in commercial zones, in recognition of market changes in for retail and other uses. 2: Permit microbreweries, distilleries and wineries in appropriate locations. These types of uses have become more prevalent in recent years in New Jersey due to changes in State laws and can be economic development drivers. 3. Modify Zoning as appropriate to allow for varied non-residential uses. The Board finds that the Redevelopment plan proposes adding a variety of commercial uses to a non-residential building in order to create vibrancy and usage of the site, in recognition of the market changes. A single-use office building with a large parking lot is not a viable option per modern land use planning standards, with this Redevelopment plan, additional uses are permitted along the ground floor to create options for the usage of the property. The Plan permits a number of different non-residential uses with varied offerings and customer bases and by creating new commercial spaces that have the capacity to support local business. The Plan aligns with additional goals of permitting redevelopment near transit and requiring onsite electric

Mayor and Township Council Township of West Orange September 3, 2026 Page Four vehicle parking. The Redevelopment Area is located within a mile of the Orange Train Station and also requires a percentage of on-site parking to be reserved for electric vehicle parking. In addition to finding the Redevelopment Plan consistent with the Township Master Plan, The Planning Board offers the following recommendations to the Redevelopment Plan: 1. “Princess cafes” are recommended as a additional permitted use in the Redevelopment Plan. Zz: Urgent Care facilities should be excluded as a permitted use in the Redevelopment Plan, as they are different than a physician visit. With an Urgent Care visit, the patient is coming to the site for a specific illness or problem, and it is unlikely that such patients will utilize any of the other establishments within the site. Bi Massage parlors should be excluded as a permitted use in the Redevelopment Plan. 4. Pawn shops should be excluded as a permitted use in the Redevelopment Plan. 5, Outdoor cafes at this location should be permitted to have outside music/entertainment as an option.

Mayor and Township Council Township of West Orange September 3, 2026 Page Five In conclusion, the Board finds that the Plan is in alignment with the 2019 Master Plan goals and objectives and the 76-80 Main Street Redevelopment Plan is consistent with the Township’s 2019 Master Plan Update. Very. your: CC: Diana Powell McGovern, Esq. (Via Email) Mark Semeraro, Esq. (Via Email) Karen Carnevale, R.M.C. (Via Email) Malvika Apte, AICP, PP (Via Email) Gerald Guarino, Vice Chair of West Orange Planning Board (Via Email)

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