West Orange Township_Fourth Round HEFSP_Final Draft

e. The application proposed a total of three (3) four-story multifamily residential buildings to be constructed, as well as a dog park, surface parking lots, and a parking garage. This new residential community, now known as Stonehill, includes a total of 425 rental apartments throughout the three buildings. As outlined in the Third Round Housing Pan, the development requires a 15% affordable set-aside, which amounts to 64 affordable units. Of the 64 affordable units, 13 are one-bedroom units, 38 are two-bedroom units, and 13 are three-bedroom units. Certificates of occupancy for Stonehill were issued on December 56

Township of West Orange August 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 12, 2024, which initiated the site’s 30-year affordability controls. All units are occupied. See Appendix J for documentation. Block 155, Lot 40.03 The Township’s Third Round Housing Element and Fair Share plan states that a total of 23 affordable units are to be constructed on Block 155, Lot 40.03. The lot abuts the Stonehill development and is accessed along Rooney Circle. This parcel measures approximately 5.3 acres in area and was rezoned to the IH-2 Inclusionary Housing District through Township Ordinance 2642-21 (adopted on March 23, 2021) (see Appendix H). This rezoning has not produced affordable units. The Township finds that the zoning in place remains appropriate for the character of the area and the need for affordable housing. A total of 23 credits were applied toward the Township’s Third Round obligation. The site continues to be appropriate for inclusionary development, as it is available, approvable, developable, and suitable: • Available: The site has no easements or title issues preventing its development. • Suitable: The site is adjacent to compatible land uses, including the newly-established multifamily residential Stonehill community along Executive Drive. The site’s development is consistent with the goals and strategies outlined in the State Plan, as it is located within the Metropolitan Planning Area (PA 1). • Developable: The site falls within both the sewer and public water service areas. The site is not constrained by wetlands, or located within a flood hazard area. • Approvable: The site was rezoned within the Essex Green/Executive Drive Redevelopment Area on June 11, 2019 (Ordinance 2573-19). 57

Township of West Orange August 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 58

Township of West Orange August 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Summary of West Orange’s Third Round RDP Existing 100% Affordable Developments Federation Plaza 42 units Washington Street 3 units 152 Main Street 3 units 158 Main Street 3 units 46 Mount Pleasant Avenue 17 units Existing Alternative Living Arrangements: Wedgewood Drive 2 bedrooms Dogwood Drive 4 bedrooms 525 Pleasant Valley Way 6 bedrooms St. Cloud/Forest Avenue 8 bedrooms Inclusionary Development: Valley Road Residential 55 units West Essex Highlands 100 units Selecto Flash/25 Tompkins Street 17 units Essex Green/Executive Drive Redevelopment Area Stonehill 64 units Block 155, Lot 40.03 23 units Total Units 347 Bonus Credits: Valley Road Residential 55 credits West Essex Highlands 51 credits Total Bonus Credits 106 Total Third Round RDP 453 59

Township of West Orange August 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Addressing the Third Round Unmet Need According to the FSHC Settlement Agreement, the Township had an unmet need of 533 units. The Township has addressed its unmet need of 533 by utilizing the following mechanisms: K-Mart/Whole Foods Shopping Center The K-Mart/Whole Foods Shopping Center is located at 235 Prospect Avenue and includes Block 152.01, Lots 1445 and 1445.05. Collectively, these lots measure approximately 32.3 acres in area and are developed with a commercial shopping center and surface parking lot. The shopping center is not operating at full capacity; K-Mart, the former anchor tenant, vacated years ago. Smaller-scale tenants continue to operate within the complex. This lot was rezoned as the IHO-1 Inclusionary Housing Overlay District through Ordinance 2619-20 (adopted on October 20, 2020) (see Appendix H). Further, the Township’s Planning Board granted bulk variance and preliminary and final site plan approval for renovation and expansion of the shopping center on October 25, 2023 (PB Application #21-01). The scope of this approval was entirely commercial and did not include residential or mixed-use components. The approval includes establishing Target as the complex’s new anchor tenant, as well as the construction of three new commercial buildings, circulation and parking improvements, new signage, upgraded landscaping, new lighting, and more. A total of 104 credits from the Kmart/Whole Foods Shopping Center site were applied toward the Township’s Third Round obligation. Mayfair Farms The Mayfair Farms site is located at 481 Eagle Rock Avenue and includes Block 152.01, Lot 1445.01. Measuring approximately 11.1 acres in area, the lot is currently developed with the remains of the Mayfair Farms banquet hall and parking improvements. After the banquet hall closed in 2022, the site became partially occupied by Wonder, a food delivery and take-out service. Within the rear section of the property, the company is utilizing a vacant outbuilding for barbeque smokestacks. However, Wonder expects to vacate the outbuilding by September. The Third Round Housing Plan required an overlay for this

perty, the company is utilizing a vacant outbuilding for barbeque smokestacks. However, Wonder expects to vacate the outbuilding by September. The Third Round Housing Plan required an overlay for this property of up to 16 dwelling units/acre, with a 20% affordable set-aside. This lot was rezoned as the IHO-1 Inclusionary Housing Overlay District through Ordinance 2619-20 (adopted on October 20, 2020) (see Appendix H). 60

Township of West Orange August 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Discussions to construct an inclusionary development on the site have been ongoing. It should be noted that the Redeveloper filed a builder’s remedy lawsuit in July of this year. The Township finds that the zoning in place remains appropriate for the character of the area and the need for affordable housing. The site is appropriate for inclusionary development, as it is available, approvable, developable, and suitable: • Available: The site has no easements or title issues preventing its development. • Suitable: The site is adjacent to compatible land uses, with the K-Mart/Whole Foods Shopping Center to the east, commercial uses and restaurants along Eagle Rock Avenue, and residential communities located south of Eagle Rock Avenue and west of Prospect Avenue. The site’s development is consistent with the goals and strategies outlined in the State Plan, as it is located within the Metropolitan Planning Area (PA 1). Further, residents will have direct access to Eagle Rock Avenue. • Developable: The site falls within both a sewer and public water service areas. The site is not constrained by wetlands, or located within a flood hazard area. • Approvable: The site was rezoned with an IHO-1 Inclusionary Housing Overlay on October 20, 2020 (Ordinance 2619-20). 61

Township of West Orange August 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 62

Township of West Orange August 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Redwood Site The Redwood Site is located at 200 Pleasant Valley Way (Block 151, Lot 33). The Third Round Housing Plan required an overlay for this property of up to 24 dwelling units/acre, with a 20% affordable set-aside. These 28 credits were applied toward the Township’s Third Round Unmet Need obligation. This lot was rezoned as the IHO-2 Inclusionary Housing Overlay District through Ordinance 2619-20 (adopted on October 20, 2020) (see Appendix H). On June 7, 2023, the Township of West Orange’s Planning Board granted preliminary and final major site plan approval to construct a multifamily residential development on the site. The approved development includes a total of 142 units, which includes 28 affordable units. The affordable units include four (4) onebedroom units, 16 two-bedroom units, and eight (8) three-bedroom units. The Township is anticipating building permits to be issued within the coming months. The site is appropriate for inclusionary development, as it is available, approvable, developable, and suitable: • Available: The site has no easements or title issues preventing its development. • Suitable: The site is adjacent to compatible land uses, including the Brighton Gardens of West Orange assisted living facility, and single-family residential neighborhood to the southeast. The site’s development is consistent with the goals and strategies outlined in the State Plan, as it is located within the Metropolitan Planning Area (PA 1). Further, residents will have direct access to Eagle Rock Avenue. • Developable: The site falls within both sewer and public water service areas. The site is not constrained by wetlands, or located within a flood hazard area. • Approvable: The site was rezoned with an IHO-2 Inclusionary Housing Overlay on October 20, 2020 (Ordinance 2619-20) and has recently received site plan approval. 63

Township of West Orange August 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 64