West Orange Township_Fourth Round HEFSP_Final Draft

Township of West Orange August 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 81

Township of West Orange August 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Proposed Inclusionary Zoning 762 Pleasant Valley Way The property at 762 Pleasant Valley Way includes Block 154.21, Lot 34 of the Township. The lot measures approximately 9.7 acres in area, and is located in the R-5 (One-family dwellings on 10,000 square foot lots) zone. Surrounding uses include single family residential neighborhoods, and a synagogue along Pleasant Valley Way. The vacant site is located directly north of the I-280 highway. A portion of the site fronting the public roads is not environmentally constrained. 82

Township of West Orange August 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 83

Township of West Orange August 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- In 2025, a developer approached the Township to discuss the potential of utilizing the site for an inclusionary development. A total of 79 rental units is proposed on the site. Of the 79 total units, a minimum of 12 units would be affordable. The 12 proposed affordable units will include three (3) one-bedroom units, six (6) two-bedroom units, and three (3) three-bedroom units. The site is appropriate for multi-family low- and moderate-income housing as it is available, approvable, developable, and suitable: • Available: The site has no easements or title issues preventing its development. • Suitable: The site is almost entirely surrounded by residential uses. Its development is consistent with the goals and strategies outlined in the State Plan. The site is located within the Metropolitan Planning Area (PA 1). Further, the site’s proximity to Pleasant Valley Way and I-280 offers access to employment and service establishments. • Developable: The site falls within sewer and public water service areas, and has access to appropriate public streets with frontage on Pleasant Valley Way. The proposed development would be concentrated within the unconstrained areas of the site. • Approvable: The site is proposed to be rezoned to accommodate an inclusionary development at a total of 79 units with 12 units as affordable. 84

Township of West Orange August 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 85

Township of West Orange August 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 525 Northfield Avenue (Essex House) The property at 525 Northfield Avenue includes Block 159.04, Lot 1.01. The lot measures approximately 2.5 acres in area. Located in the B-2 (General business) zone, the lot has been vacant for years and includes the remains of the Essex House restaurant and a surface parking lot. Surrounding uses include preserved land and the Turtleback Zoo located across Northfield Avenue, commercial establishments to the west, and the St. Cloud Elementary School to the northwest along Sheridan Avenue. The disturbed area of the site is unconstrained. 86

Township of West Orange August 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 87

Township of West Orange August 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- In 2025, a developer approached the Township to discuss the potential of utilizing the site for a mixed use residential and commercial building. The Township proposes to rezone the site to permit the development of a total of 60 rental units which includes 12 affordable rental units. Further, the Township will claim 6 bonus credits, at a ratio of 0.5 bonus credits per 1 unit, as the proposed units meet the COAH criteria described below: “A unit of low- or moderate-income housing constructed on land that is or was previously developed and utilized for retail, office, or commercial space.” The site is appropriate for multi-family low- and moderate-income housing as it is available, approvable, developable, and suitable: • Available: The site has no easements or title issues preventing its development. • Suitable: The site borders residential neighborhoods and is located along a roadway with commercial and recreational assets. Further, it is located in proximity to The West multifamily development, which was completed in 2023. Its development is consistent with the goals and strategies outlined in the State Plan. The site is located within the Metropolitan Planning Area (PA 1). Further, the site’s proximity to Northfield Avenue offers access to employment and service establishments. • Developable: The site falls within sewer and public water service areas, and has access to appropriate public streets with frontage on Northfield Avenue. While a portion of the site is constrained by flood hazard areas and steep slopes, the proposed development will be concentrated within the unconstrained areas of the site. • Approvable: The site will be rezoned to accommodate a 60-unit inclusionary multifamily development with a 20% affordable set aside. 88

Township of West Orange August 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 89

Township of West Orange August 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 103 Pleasant Valley Way (Greenhill) The property at 103 Pleasant Valley Way includes Block 179, Lot 3. The lot measures approximately 20.6 acres in area and is located in the R-4 (One-family dwellings on 15,000 square foot lots) zone of the Township. Surrounding uses include single-family residential neighborhoods to the north and south, and the Montclair Golf Club and Course to the east, across Pleasant Valley Way. The site is currently developed with the Green Hill Senior Living and Rehabilitation Center. Approximately 11% of the site is constrained by steep slopes. 90