Planning Board

MADISON PLANNING BOARD REGULAR VIRTUAL MEETING TUESDAY, APRIL 16, 2024, AT 7:30 P.M. 50 KINGS ROAD MADISON, NEW JERSEY AGENDA https://us02web.zoom.us/j/81830421387 Webinar ID: 818 3042 1387 1. Call to Order by Chairperson 2. Announcement of Notice 3. Pledge of Allegiance 4. Roll Call 5. Approval of minutes - None 6. Comments by the Public 7. RESOLUTIONS FOR MEMORIALIZATION – CASE NO. P 22-007 Minor Subdivision with Variances Hoi Tin Kong & Hui Tang 17 Samson Avenue Block: 2502, Lot: 20 Resolution granting permission for a Minor Subdivision to subdivide the existing lot into two lots, demolition of the existing dwelling and construction of two new single family dwellings, requiring the following relief: Proposed lot 20.01: minimum lot area, minimum lot width (corner lot), minimum front yard, steep slope disturbance – moderate slope, steep slope disturbance – critical slope; Proposed lot 20.02: maximum building coverage, minimum rear yard, steep slope disturbance – moderate slope. 8. OLD BUSINESS – CASE NO. P 22-004 Preliminary & Final Site Plan with Variances Ledan Holdings, LLC 5 Central Avenue Block: 1802, Lot: 3 9. NEW BUSINESS – PUBLIC HEARING Non-Condemnation Area In Need of Redevelopment Investigation Report 1 Giralda Farms Block: 3303, Lot: 2 Public hearing on investigation report and map, pursuant to the New Jersey Local Redevelopment and Housing Law, N.J.S.A. 40A:12A-1 to -89. 10. CORRESPONDENCE – 11. ADJOURNMENT Motion by ________________ Seconded by__________________ CARRIED AT:________________  1 Giralda Farms (Block 3303, Lot 2) NON-CONDEMNATION AREA IN NEED OF REDEVELOPMENT INVESTIGATION REPORT Borough of Madison Morris County, New Jersey March 28, 2024  Non-Condemnation Area in Need of Redevelopment Investigation Report Borough of Madison Morris County, New Jersey Prepared by: Susan G. Blickstein, AICP/PP, PhD New Jersey Professional Planning License No. 5134 1 Giralda Farms Area in Need of Redevelopment Investigation Report 2  Madison Borough Officials Planning Board Robert H. Conley, Mayor Astri J. Baillie, Chair Ann Huber, Vice-Chair Eric Range Peter R. Flemming, Sr. John Morris Carmela Vitale George Limbach, Jr. Patricia Coyle Frances Boardman, Board Secretary Susan Blickstein, Licensed Professional Planner Vincent Loughlin, Planning Board Attorney Dennis Harrington, Zoning Officer/Board Engineer Borough Officials Robert H. Conley, Mayor Raymond M. Codey, Borough Administrator Borough Council Eric Range, Council President Rachel Ehrlich Robert E. Landrigan Tom Haralampoudis Melissa Honohan John Forte 1 Giralda Farms Area in Need of Redevelopment Investigation Report 3 Contents Background. ............................................................................................................................................ 5 Statement of Basis and Map..................................................................................................................... 5 Summary of Findings. .............................................................................................................................. 6 Overview of Local Redevelopment and Housing Law (LRHL)....................................................................... 6 Designation Process............................................................................................................................ 7 Criteria for Evaluation for Area in Need of Redevelopment. .................................................................... 8 Existing Conditions. ................................................................................................................................. 9 Improvement Value to Land Value Ratio................................................................................................ 12 Existing Zoning.................................................................................................................................... 12 Application of Criteria. ............................................................................................................................. 13 Criterion B........................................................................................................................................... 13 Criterion D........................................................................................................................................... 14 Criterion H........................................................................................................................................... 14 Conclusion. ............................................................................................................................................. 15 Endnotes................................................................................................................................................. 16 1 Giralda Farms Area in Need of Redevelopment Investigation Report 4 BACKGROUND On February 12, 2024 the Borough Council of the Borough of Madison adopted Resolution #61-2024, authorizing and directing the Madison Planning Board to conduct the necessary investigation, hold a public hearing, and undertake any other necessary steps to determine whether the property located at 1 Giralda Farms, also known as Block 3303, Lot 2 on the official Tax Maps of Madison Borough, qualifies as a “non-condemnation area in need of redevelopment” under the statutory criteria for designation as “an area in need of redevelopment” set forth in the New Jersey Local Redevelopment and Housing Law, N.J.S.A. 40A:12A-1 to -89 (the “Redevelopment Law’). Resolution # 61-2024, on file with the Madison Borough Clerk, was received and reviewed by the Madison Planning Board at its March 19th meeting. The Planning Board adopted a resolution on March 19th, 2024 acknowledging receipt of said resolution and directing its planning consultant to undertake the necessary investigation on behalf of the Planning Board. As required by the Redevelopment Law, this document constitutes the Statement for the Basis of this Preliminary Investigation, and the map showing the boundaries and location of the Study Area per N.J.S.A. 40A:12A-6(b). As also required, this document is on file with the Borough Clerk. STATEMENT OF BASIS AND MAP The 24.439-acre area identified as Block 3303, Lot 2 (identified as 1 Giralda Farms), is located in the Borough of Madison, Morris County, New Jersey, and is developed with a four-story commercial office building and associated parking and site improvements. There is evidence that this property may qualify as an area in need of redevelopment under N.J.S.A. 40A:12A-5. Specifically, but not exclusively: ● Since the COVID-19 pandemic, the existing office building located at Block 3303, Lot 2 has been largely vacant. Only the ground floor of the four-story building is occupied, leaving 76% of the building vacant. ● The layout of the building on Block 3303, Lot 2 is likely to be obsolescent due to changes in demand for office space as a result of the rise of hybrid and remote work. ● The current office use of Block 3303, Lot 2 is likely to remain largely vacant and underoccupied over the long-term. ● The lack of productive use for such a building that is likely to remain largely vacant represents a detriment to the welfare of the community. ● Block 3303, Lot 2 is located in the Metropolitan Planning Area (PA 1) under the New Jersey State Development and Redevelopment Plan, adopted March 1, 2001. The intent of the PA 1 designation is to accommodate future redevelopment, promote compact growth, stabilize older suburbs, and protect the character of existing stable communities. Under the Redevelopment Law, the New Jersey Legislature empowered municipalities to address conditions as described above for Block 3303, Lot 2. The Redevelopment Law provides local officials with the tools and powers necessary to arrest and reverse such conditions and to promote the advancement of community interests through programs of redevelopment of such lands. Utilizing the comprehensive tools and techniques available under the Redevelopment Law, municipalities may modify land use and zoning controls and solicit for, negotiate, and enter into partnerships with public and private entities to accomplish defined municipal goals and objectives. This Investigation Report reviews the conditions of Block 3303, Lot 2 relative to the statutory criteria under which an area may be determined to be in need of redevelopment. The findings of this analysis will be the subject of a duly noticed Madison Borough Public Hearing, where the public will have the opportunity to offer comments and ask questions. 1 Giralda Farms Area in Need of Redevelopment Investigation Report 5  Map 1: Tax Map with Block 3303, Lot 2 highlighted in yellow. SUMMARY OF FINDINGS The Investigation Report regarding the redevelopment determination of Block 3303, Lot 2 finds that the parcel meets the criteria for a non-condemnation “area in need of redevelopment.” OVERVIEW OF LOCAL REDEVELOPMENT AND HOUSING LAW (LRHL) New Jersey’s Local Redevelopment and Housing Law (LRHL) allows local governments to initiate a process by which designated properties that meet certain statutory criteria can be transformed to advance the public interest. Once an area is designated “in need of redevelopment” in accordance with the statutory criteria, municipalities can enter into partnerships with public and private entities to achieve redevelopment goals. In 2013 the LRHL was amended to require that redevelopment investigations specify whether condemnation will be used. As previously noted, this investigation is for a non-condemnation redevelopment designation. 1 Giralda Farms Area in Need of Redevelopment Investigation Report 6 Municipalities may adopt redevelopment plans and employ several planning and financial tools to make redevelopment projects more feasible. Some of these tools include: (A) Partnering with the private sector through redevelopment agreements; (B) Achieving greater control over development through an adopted redevelopment plan, redevelopment agreement(s), and designation of a redeveloper or redevelopers; (C) Qualifying for grant and other funding for planning and development activities, such as low income housing tax credits; (D) Refining land use policies and development regulations to promote desired redevelopment and achieve local benefits; (E) Qualifying for 1.33:1 bonus credits against the municipal fair share obligation for qualifying low and moderate income housing units constructed within a redevelopment area. Designation Process The following process must be followed in order to designate an area in need of redevelopment (N.J.S.A. 40A:12A-6): A. The Governing Body adopts a resolution authorizing the Planning Board to undertake a preliminary investigation of a proposed area to determine if the area is in need of redevelopment. The resolution must designate whether the area being considered is proposed as a “condemnation redevelopment area”, where the municipality may use all those powers provided by the Legislature for use in a redevelopment area, including the power of eminent domain, or a “non-condemnation redevelopment area”, where the municipality may use all those powers provided by the Legislature for use in a redevelopment area other than the use of eminent domain. This investigation is being undertaken as a non-condemnation redevelopment area. B. The Planning Board “prepares” a map and appends a statement setting forth the basis for the investigation. This must be on file with the Municipal Clerk. C. A study of the proposed area in need of redevelopment is prepared for review by the Planning Board. D. The Planning Board sets a date for a public hearing on the study. The hearing notice must identify the general boundaries of the area and that a map is on file with the municipal clerk. The hearing notice must also identify whether the area is being considered as a condemnation or non-condemnation area (the latter in this case). Notice must be published for two consecutive weeks prior to the hearing in the newspaper of record. Notice must also be mailed to all property owners in the study area and anyone who has expressed interest in the designation. E. After completing the hearing, the Planning Board makes a recommendation to the Governing Body whether the area, in whole or in part, should be designated an area in need of redevelopment. F. The Governing Body, after receiving recommendation from the Planning Board, may adopt a resolution determining that the delineated area, in whole or in part, is designated as an area in need of redevelopment. G. The Clerk must transmit a copy of the resolution to the Commissioner of the State Department of Community Affairs (NJDCA) for review and approval. NJDCA has 30 days to approve or disapprove the area. If NJDCA does not respond in 30 days, the area is approved. H. Notice of the determination must be provided to all property owners within the delineated area within 10 days of the determination. I. Following the 45-day appeal period and approval or no comment from NJDCA, the area is designated as a redevelopment area and the municipality may exercise the powers set forth in the Redevelopment Law. J. In order to carry out a redevelopment of the site, a redevelopment plan must be adopted by the Governing Body. The plan may be prepared by the Governing Body and adopted pursuant to an ordinance with a referral to the Planning Board. Alternatively, the Governing Body may ask the Planning Board to prepare the plan, after which the Governing Body may adopt the plan pursuant to an ordinance. K. The Redevelopment Plan, once adopted, acts as the zoning on the site. 1 Giralda Farms Area in Need of Redevelopment Investigation Report 7 Criteria for Evaluation for Area in Need of Redevelopment At least one of the following criteria must be met in order for an area to be deemed an area in need of redevelopment (N.J.S.A. 40A:12A-5): A. The generality of buildings are substandard, unsafe, unsanitary, dilapidated, or obsolescent, or possess any of such characteristics, or are so lacking in light, air, or space, as to be conducive to unwholesome living or working conditions. B. The discontinuance of the use of a building or buildings previously used for commercial, retail, shopping malls or plazas, office parks, manufacturing, or industrial purposes; the abandonment of such building or buildings; significant vacancies of such building or buildings for at least two consecutive years; or the same being allowed to fall into so great a state of disrepair as to be untenantable. C. Land that is owned by the municipality, the county, a local housing authority, redevelopment agency or redevelopment entity, or unimproved vacant land that has remained so for a period of ten years prior to adoption of the resolution, and that by reason of its location, remoteness, lack of means of access to developed sections or portions of the municipality, or topography, or nature of the soil, is not likely to be developed through the instrumentality of private capital. D. Areas with buildings or improvements which, by reason of dilapidation, obsolescence, overcrowding, faulty arrangement or design, lack of ventilation, light and sanitary facilities, excessive land coverage, deleterious land use or obsolete layout, or any combination of these or other factors, are detrimental to the safety, health, morals, or welfare of the community. E. A growing lack or total lack of proper utilization of areas caused by the condition of the title, diverse ownership of the real properties therein or other similar conditions which impede land assemblage or discourage the undertaking of improvements, resulting in a stagnant and unproductive condition of land potentially useful and valuable for contributing to and serving the public health, safety and welfare, which condition is presumed to be having a negative social or economic impact or otherwise being detrimental to the safety, health, morals, or welfare of the surrounding area or the community in general. F. Areas, in excess of five contiguous acres, whereon buildings or improvements have been destroyed, consumed by fire, demolished or altered by the action of storm, fire, cyclone, tornado, earthquake or other casualty in such a way that the aggregate assessed value of the area has been materially depreciated. G. In any municipality in which an enterprise zone has been designated pursuant to the “New Jersey Urban Enterprise Zones Act,” P.L.1983, c.303 (C.52:27H-60 et seq.) the execution of the actions prescribed in that act for the adoption by the municipality and approval by the New Jersey Urban Enterprise Zone Authority of the zone development plan for the area of the enterprise zone shall be considered sufficient for the determination that the area is in need of redevelopment pursuant to sections 5 and 6 of P.L.1992, c.79 (C.40A:12A-5 and 40A:12A-6) for the purpose of granting tax exemptions within the enterprise zone district pursuant to the provisions of P.L.1991, c.431 (C.40A:20-1 et seq.) or the adoption of a tax abatement and exemption ordinance pursuant to the provisions of P.L.1991, c.441 (C.40A:21-1 et seq.). The municipality shall not utilize any other redevelopment powers within the urban enterprise zone unless the municipal governing body and planning board have also taken the actions and fulfilled the requirements prescribed in P.L.1992, c.79 (C.40A:12A-1 et al.) for determining that the area is in need of redevelopment or an area in need of rehabilitation and the municipal governing body has adopted a redevelopment plan ordinance including the area of the enterprise zone. {note: the area under investigation is not located within an Urban Enterprise Zone}. H. The designation of the delineated area is consistent with smart growth planning principles adopted pursuant to law or regulation. 1 Giralda Farms Area in Need of Redevelopment Investigation Report 8 EXISTING CONDITIONS The proposed area in need of redevelopment, Block 3303, Lot 2, encompasses an area of 24.439 acres and is located in Giralda Farms off of Madison Avenue (Route 124) and Dodge Drive in the Borough of Madison. The subject property, 1 Giralda Farms, consists of a four-story brick and glass facade office building with a total of 150,873 square feet of leasable office space. The building is approximately 40 years old and has a first-floor open atrium. The building has 617 parking spaces, the majority of which are in a two-level underground garage. There is also a small surface parking lot located to the north of the building. The first floor of 1 Giralda has three tenants with an average of 30 employees on-site daily. The building’s second, third, and fourth floors are currently unoccupied, and have been so for nearly two and a half years. Prior to the COVID-19 pandemic, these floors were leased by Pfizer, with over 300 on-site employees. The shift to remote work significantly impacted Pfizer’s occupancy. From the outbreak of the pandemic until their lease expired at the end of 2021, there was an average of approximately 30 Pfizer employees on-site daily. Images 1-2: Photos of the 1 Giralda Farms property from the front and back of the site. 1 Giralda Farms Area in Need of Redevelopment Investigation Report 9 The study area is adjacent to an office building and a medical center in Giralda Farms, and is across the street from residential units and the St. Paul Inside the Walls Catholic Center. The parcel borders Chatham Township, and is around 1.5 miles from the Madison Train Station and about a mile from the Convent Station Train Station. Map 2: Aerial of study area with Block 3303, Lot 2 outlined in red. 1 Giralda Farms Area in Need of Redevelopment Investigation Report 10 The zoning map shows that the parcel lies within the PCD-O (Planned Commercial Development-Office) Zone and is adjacent to the RC (Single-Family Residential Cluster) and R-3 (Single-Family Residence) Zones as shown in Map 3. Map 3: Zoning map of the study area and its surroundings. 1 Giralda Farms Area in Need of Redevelopment Investigation Report 11 Improvement Value to Land Value Ratio One approach to identify prospective redevelopment opportunities is to calculate the improvement value to land value ratio (ILV). The technique’s underlying assumption is that the value of an improvement when compared to the value of the underlying land parcel should yield a ratio greater than one-to-one. An improvement value to land value ratio of 1:1 or less suggests that the land is not currently supporting a reasonable value of improvements, or is underutilized. This approach provides a starting point for quantifying economic development potential. The table contains information taken from the Borough’s tax records which includes land value, property improvement value, and the total value of the properties. In this case, the parcel has an improvement to land value ratio of less than 1:1, showing that the land is potentially underutilized. Assessed Improvement Value Year Assessed Land Value Assessed Total Value Improvement Value to Land Value Ratio 2024 $13,266,000 $8,718,000 $21,984,000 0.657:1 Table 1: Improvement Value to Land Value Ratio for Block 3303, Lot 2. In addition, the lot was sold to its current owner in September 2020 for $16,526,000. This is significantly lower than the two previous sale amounts. In March 2017 the property was sold for $42,980,000 and in January 2007 it sold for $52,541,151. Existing Zoning Land Use regulations as outlined in §195-32.8 of the Borough’s Land Development Ordinance are detailed below. The purpose of the PCD-O Zone is to: 1. Preserve existing natural resources and give proper consideration to the physical constraints of the land. 2. Provide for safe and efficient vehicular and pedestrian circulation. 3. Provide for screening, landscaping, signing and lighting. 4. To continue to maximize the economic benefits of Giralda Farms to the community and region by retaining and attracting high quality jobs and innovative businesses that value the unique setting and environmental character of the campus. 5. Provide for compliance with appropriate design standards to ensure adequate light and air, proper building arrangements and minimum adverse effects on surrounding property. 6. Develop proper safeguards to minimize the impact on the environment, including, but not limited to, minimizing soil erosion and sedimentation, air and water pollution and noise levels. 7. Ensure the provision of adequate water supply, drainage and stormwater management, sanitary facilities and other utilities and services. 8. Retain as much of the natural vegetative cover, particularly in critical environmental areas, where it serves important functional as well as aesthetic purposes. 9. Implement the adopted policies of the Borough of Madison Comprehensive Master Plan, as amended, dealing with proper land development, site design and conservation. 10. To recognize the unique environmental setting and design of Giralda Farms and to continue to mitigate and balance the environmental impacts of development with development opportunities through incorporation of innovative, sustainable design and low impact development techniques. 11. Advance and promote sound growth and the general welfare. 1 Giralda Farms Area in Need of Redevelopment Investigation Report 12 The principal permitted uses for the PCD-O Zone are focused on non-residential activities, which emphasize the promotion of innovation, knowledge-based industries, and professional services. The PCD-O Zone allows business, administrative, professional, and medical offices. It also allows nonhazardous laboratories, research and development, experimentation and testing, as well as a high technology/innovation business incubator facility. While residential uses are not included as principal permitted uses, the conditional uses for the area do provide flexibility for certain types of residential developments. Assisted-living residences, supportive housing, continuing care retirement communities (CCRCs), and artist galleries/work lofts are allowed within the PCD-O Zone, although multi-family residential uses are not. Also included as conditional uses are short-term, acute physical rehabilitation centers, as well as a culinary destination center. The bulk requirements, development standards, and off-street parking requirements set forth in the PCD-O Zone are specific to the permitted nonresidential uses. Bulk requirements and development standards include a minimum 200-foot building setback from all public roads and a 250-foot setback from Loantaka Way, as well as a minimum wooded buffer zone area of at least 200 feet along the perimeter of any PCD-O, except along the border with Chatham Township. All utility wiring must be underground. Additionally, the maximum floor area ratio (FAR) for the overall campus is set at 0.30, with a maximum gross square footage of the PCD-O Zone of 2,250,000 square feet, and a minimum lot size for development of 20 acres. The maximum building height is either the lesser of 60 feet above ground level or 50 feet above the centerline of the nearest point of Loantaka Way or Madison Avenue. Impervious coverage is limited to a maximum of 17.5% of the area. In terms of off-street parking requirements, the maximum ratio allowed is 30 parking spaces per acre, with a maximum of 15% of all parking designated for surface, at-grade, uncovered parking. Above-ground parking structures are permitted, subject to specific design standards that must be adhered to. APPLICATION OF CRITERIA The study area qualifies for the designation of “area in need of redevelopment” according to the provisions of N.J.S.A. 40A:12A-5A, B, D, and H, as is demonstrated below. Criterion B N.J.S.A. 40A:12A-5B states: “The discontinuance of the use of a building or buildings previously used for commercial, retail, shopping malls or plazas, office parks, manufacturing, or industrial purposes; the abandonment of such building or buildings; significant vacancies of such building or buildings for at least two consecutive years; or the same being allowed to fall into so great a state of disrepair as to be untenantable.” Prior to the COVID-19 pandemic, 1 Giralda Farms was fully leased and occupied with 300-450 people daily. The first floor of 1 Giralda has three tenants with an average of 30 employees on-site daily. The remaining floors of the building, previously leased by Pfizer, have been vacant since the end of 2021. Prior to that time, as a result of the pandemic, Pfizer’s average daily occupancy was only around 30 on-site employees. This sustained four-year reduction of the building’s occupancy has affected the building’s amenities, forcing closure of the on-site cafeteria. Of 1 Giralda’s total leasable 150,873 square feet, only 36,429 square feet are occupied. This translates into a vacancy rate of 75.9%, more than three times the vacancy rate (23.6%) of other commercial facilities in the Route 10/24 Corridor submarket, as identified in Marketbeat Northern New Jersey Office Q4 2023 by Cushman & Wakefield, and Avison Young’s Q4 2023 office direct availability rate for the I-24 West submarket (22.0%).i, ii The significant vacancies at 1 Giralda Farms have been the norm for the past four years. For this reason, the site meets criterion “B.” 1 Giralda Farms Area in Need of Redevelopment Investigation Report 13 Criterion D N.J.S.A. 40A:12A-5D states: “Areas with buildings or improvements which, by reason of dilapidation, obsolescence, overcrowding, faulty arrangement or design, lack of ventilation, light and sanitary facilities, excessive land coverage, deleterious land use or obsolete layout, or any combination of these or other factors, are detrimental to the safety, health, morals, or welfare of the community.” The parcel is one of several in the Giralda Farms campus, an office park with over 1.2 million square feet of space on 175 acres, originally envisioned in the 1970s as a way to maximize economic productivity for corporate headquarters uses, while also preserving as much of the natural environment as possible. 1 Giralda was designed as part of the larger Giralda Farms campus, sharing access and infrastructure with other owners, but lacking direct access to public streets. The parcel was designed for use as a corporate headquarters, with large open floor plans meant to house hundreds of employees coming into work daily. Prior to COVID, office building design and use was already shifting away from conventional 1970s and 1980s single occupant usage.iii Post-COVID, this shift has accelerated. The open floor plan layout of the vacant upper floors of 1 Giralda have fallen out of favor as employers are seeking to rearrange offices to better accommodate the needs of a hybrid workforce that splits its time at home and in the office.iv Because employees now have much more flexible working schedules, companies are also choosing to downsize their office spaces to cut costs.v Current trends in the post-pandemic office market, then, are pushing properties like 1 Giralda towards obsolescence. The low occupancy of 1 Giralda Farms has negative spin-off impacts on other businesses and services in Madison and surrounding communities. Major employers and the daily patterns of employees contribute to the local and regional economy through purchasing and retail spending. The high vacancy rate means less spending on goods and services in downtown Madison, including restaurants and retail establishments, reduced demand for electricity (Madison operates its own electric utility), and, over time, a shift in the property tax burden from the corporate office sector to the balance of the community. With the challenges of downsizing and repurposing a building built and outfitted for a specific tenant, along with its declining impact on the economic health of the community, this site meets criterion “D.” Criterion H N.J.S.A. 40A:12A-5H states: “The designation of the delineated area is consistent with smart growth planning principles adopted pursuant to law or regulation.” The following core Smart Growth principles crafted by the Smart Growth Network and cited by the United States Environmental Protection Agency are evident in this area: ● This development will take advantage of compact design through dense multifamily residential development. ● This area will contribute to expanding the range of housing opportunities and choices within the Borough. ● This plan will preserve open space and natural beauty by conserving over one-third of the parcel as untouched open space. ● This area is already served by existing infrastructure. ● This development will provide residents with the option to take transit, being located 1 mile from Convent Station and 1.5 miles from Madison Station. 1 Giralda Farms Area in Need of Redevelopment Investigation Report 14 The New Jersey State Development and Redevelopment Plan (the “State Plan”) was adopted March 1, 2001 and is intended to “serve as a guide for public and private sector investment in New Jersey.” In the State Plan, the Study Area is located in the Metropolitan Planning Area (PA-1). The State’s intention for areas within PA-1 is to: ● Provide for much of the state’s future redevelopment ● Revitalize cities and towns ● Promote growth in compact forms ● Stabilize older suburbs ● Redesign areas of sprawl ● Protect the character of existing stable communities In addition to the above, the 2020 Master Plan Re-examination Report clearly supports smart growth and TOD as guiding principles for Madison, as noted in the following excerpt: Smart Growth/Transit-Oriented Development as Guiding Planning Principles: Smart Growth is a planning movement that seeks to slow and reverse the sprawling pattern of suburban development that has been a defining characteristic of New Jersey’s landscape for the better part of this century. This sprawling pattern has spread development into previously undeveloped areas of the State, including Morris County, consuming farmland and environmentally sensitive areas. Additionally, it has changed the character of previously rural and historic areas, in many cases beyond recognition. Sprawl has also come at a significant public cost -- through the expansion of infrastructure and public services and the loss of defining community character. In contrast, Smart Growth emphasizes the improvement of existing, developed communities with particular emphasis on communities that exhibit the principles of Smart Growth, like Madison, including: compact form with opportunities for mixed-use development that encourage efficient use of limited land resources; pedestrian-oriented, walkable centers and neighborhoods; predictable, cost- effective development decision-making capacity; distinctive community character or ‘sense of place’; a range of housing options; emphasis on open space, environmental resource preservation, and parks and recreation; focusing development in locations where existing services and infrastructure capacity are present; and, transportation options, including mass transit service. Smart Growth and Transit-Oriented Development (TOD) are intertwined and overlapping concepts. Where smart growth planning principles are evident, such as in Madison, TOD is one tool for conceptualizing revitalization opportunities. In a nutshell, TOD is the growing trend of creating vibrant, livable, walkable communities proximate to mass transit, making it possible to have a high quality of life without complete dependence on a car for mobility. Given demographic shifts within New Jersey toward smaller household sizes, a growing population of those over 60 years old, and a projected increase in the 20- to 34-year-old population who are disproportionately renters, TOD is a mechanism to implement smart growth policy at the local scale. A Redevelopment designation may be expected to result in economic development for the Borough and its taxpayers, which is consistent with smart growth planning principles. For this reason, the site meets criterion “H.” CONCLUSION This Investigation Report was prepared to determine whether or not the study area located on Block 3303, Lot 2 in Madison, New Jersey qualifies as an “area in need of redevelopment.” Upon applying the criteria set out in the New Jersey LRHL, it is my professional planning opinion that the area meets the criteria in N.J.S.A. 40A:12A for a non-condemnation area in need of redevelopment. 1 Giralda Farms Area in Need of Redevelopment Investigation Report 15 ENDNOTES i. John Obeid, “Q4 2023 Northern New Jersey Office Report,” Cushman & Wakefield, 2023. ii. Eric Stone and Jordan Katz, “New Jersey office market report: Q4 2023,” Avison Young, 2023. iii. Chris Weller, “Millennials are forcing America’s largest corporations to kill traditional suburban office parks,” Business Insider, March 6, 2017. iv. Aman Kidwai, “Cubicle farms and open floor plans are out. The post-pandemic office layout will invite employees in,” Fortune, May 31, 2022. v. TRD Staff. “Big tech’s downsizing spells office market retreat,” The Real Deal, November 15, 2022. 1 Giralda Farms Area in Need of Redevelopment Investigation Report 16