West Orange Seeks To Bolster Film Studio Plans With More Development

WEST ORANGE, NJ — Officials in West Orange are seeking proposals from developers in connection with a long-running plan that could bring a film studio to the township – and possibly more to come.

The Township of West Orange issued a request for proposals (RFP) for the West Orange Downtown Redevelopment Area earlier this month. The due date is March 13; a selection date is set for April 11.

The redevelopment area is located primarily on the east side of Main Street between Park Avenue and Babcock Place in downtown West Orange. It includes all or part of eight tax blocks and a total of approximately 85 individual tax lots. The Laboratory Complex of the Thomas Edison National Historical Park is located on portions of Block 114 and 115 (see map below).

West Orange officials are seeking proposals for a 2.78-acre portion of the redevelopment area, which is located on Block 64, Lots 3, 22, 25, 27, 28, 30 – 34 and 34.01. All of the property is owned by the township.

A major component of the project – which has made news headlines – includes a plan to build a large film studio (see supporting documents here). Any firm that submits a request for separate projects should keep those plans in mind, the town’s RFP states. See Related: West Orange Council Takes Crucial Vote On Movie Studio Proposal

Some of the town’s proposed terms include:

OWNERSHIP – “The township owns the project area and intends to convey the project area to the selected redeveloper. Respondents should include the proposed terms and purchase price for the conveyance of the properties comprising the project area. The properties within the remainder of the expanded project area are with a designated redevelopment area in which the township is authorized to assist a redeveloper with acquisitions, which authority the township may, in its sole discretion, determine to exercise.”

PILOT AGREEMENT – “The township is also authorized to grant tax exemptions and agreements for payments in lieu of taxes under the LRHL (PILOT). Respondents are not expected to make any proposal for a PILOT with its submission, as it is not expected that the need for or benefits of a PILOT can reasonably be determined at this preliminary stage. The township will, however, consider a PILOT application by a preferred redeveloper at the time that the project costs and revenues are sufficiently known to evaluate whether a PILOT is appropriate for the project.”

AFFORDABLE HOUSING – “The redevelopment area is included in the township’s affordable housing compliance plan, as certified by the court. Respondent’s proposals must provide for development of a minimum of 44 low and moderate-income affordable dwelling units, or 20% of the total residential units to be developed, if greater, within the project area or elsewhere in the township. A respondent must describe its plans to meet such requirements.”

ENVIRONMENT – “There has been some preliminary environmental investigation in the project area. While it is anticipated that environmental remediation will be required for the project area, there are no known environmental constraints that are anticipated to render redevelopment of the project area infeasible or impractical. The township will provide additional information and details concerning the environmental investigations of the project area to respondents upon request.”

A redevelopment plan for the area was adopted by the West Orange Township Council in August 2006. It has been periodically amended since then, with the most recently amended version adopted in September 2021.

See the original plan and first three amendments here. See the fourth and latest amendment here.

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