The Redevelopment Plan The redevelopment plan is the document that guides the development and redevelopment of a designated redevelopment area. The formulation and adoption of the redevelopment plan is also the transition point that moves the redevelopment process from problem identification to problem solving. With the adoption of the redevelopment plan, the focus of the redevelopment process changes from an analysis of existing conditions in the designated area to its future use and redevelopment. The redevelopment plan is a unique and powerful planning tool because it combines the vision of a master plan with the authority of a zoning ordinance. In essence, the redevelopment plan is a master plan with teeth. Given its power, the act of adopting the plan sends a strong message to the development community about the long-term commitment of the municipality to the redevelopment of the area. If crafted correctly, with a clearly enunciated vision of the future development of the area, and with an understanding of the practical realities of the real estate marketplace, the adoption of the redevelopment plan can be the turning point in the fate of the designated redevelopment area. A redevelopment plan must be adopted before a municipality or redevelopment entity can use the redevelopment powers granted under the Local Redevelopment and Housing Law. As prescribed in the LRHL, several key redevelopment activities can only take place after a redevelopment plan is adopted: No redevelopment project can be undertaken until a redevelopment plan is adopted that identifies the project and its purpose within the context of the plan No long-term tax exemptions can be granted by the municipality without first adopting a redevelopment plan No property may be acquired by eminent domain unless it is first identified as a potential site for acquisition in the redevelopment plan Mandatory Elements Relationship of redevelopment plan to "definite" local objectives regarding land uses, population density, improved traffic and public transportation, public utilities, recreational and community facilities and other public improvements (usually as expressed in the Master Plan); Description of proposed land uses and building requirements in the redevelopment area; Plan for temporary and permanent relocation of displaced residents and businesses, including an estimate of available housing; Identification of any property recommended for acquisition; Relationship of redevelopment plan to master plans of contiguous municipalities, county master plan and State Development and Redevelopment Plan; Relationship of redevelopment plan to development regulations of the municipality (supercedes or overlays existing regulations); Amendment to the Zoning Map to depict redevelopment area(s). Optional Elements Provisions and standards for rehabilitation of properties by private property owners; Provisions for the enforcement of codes and ordinances; Design standards for buildings, streetscapes, public spaces, etc.; Procedure for selection of a redeveloper; Policy for consideration of long and short-term property tax incentives; Provisions for Certificates of Completion upon construction of a redevelopment project; Provisions related to maintaining the affordability of housing constructed as part of a redevelopment project; Provisions for amending redevelopment plan; Any other provisions determined to be necessary by the governing body for the successful implementation of the goals and objectives of the redevelopment plan.