Route 18 in EB is a disaster and a case study of what not to do with zoning laws. I was born and raised in EB and know it well. Route 18 has always had massive sections of vacancies and blight. Why? Because there is too damn much retail/commercial development. This issue existed way before Amazon, but now is even bigger. Whenever a new strip mall is built or an old one is redeveloped, it causes 1 or 2 others to go under. There is a big redevelopment plan going on for Loehmann's Plaza and the old Wiz strip mall, which is asinine. The best thing to do with this land is plow it under, plant grass, and rent it to a farmer. This would look great and also make the remaining Route 18 stores more likely to survive.
It's a zero sum game. A certain population can only support so much retail.