Draft_October 2025_West Orange_HEFSP_with Appendices

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- On October 17, 2019, the Township Zoning Board adopted a resolution, which granted site plan approval to construct a mixed-use apartment building with a retail space and a childcare center on the site (Zoning Board Resolution 18-09). The development comprises of 70 total units, including 11 affordable units. This new residential community, now known as “The West,” was completed in 2023, and is fully occupied. Prior to the construction of the West, a hotel occupied the site. A deed which established the affordability controls and established the affordable housing covenants for the site was filed on March 23, 2023. The deed notes that the affordable units may only be used for providing rental dwelling units for very-low-income residents, or those in need of supportive and special needs housing. Within the West complex, a total of six (6) units, containing 11 bedrooms, have been constructed. According to the deed restriction, the control period for the affordable units is 30 years. All 11 bedrooms units are being applied to the Township’s Fourth Round Unmet Need obligation. See Appendix M for documentation. The Township will claim all 11 bonus credits, at a ratio of 1 bonus credits per 1 unit, as the proposed units meet the COAH criteria described below: “Each unit of low- or moderate-income housing for individuals with special needs or permanent supportive housing, as those terms are defined in section 2 of P.L. 2004, c.70 (C.34:1B-21.24).” The site is appropriate for multifamily 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. 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 frontage along Northfield Avenue offers access to employment and service establishments. • Developable: The site falls within sewer and public water

politan Planning Area (PA 1). Further, the site’s frontage along 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 steep slopes and flood hazard areas, the proposed development has been concentrated within the unconstrained areas of the site. • Approvable: The site received approval from the Zoning Board on October 17, 2019, to construct a multifamily development on the site, which includes 11 affordable bedroomsunits. development is fully occupied. 73 The

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 74

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 172-174 Main Street The property at 172-174 Main Street includes Block 89, Lot 6. The lot measures approximately 0.35 acres in area and is located in the B-1 (Retail business) zone. Surrounding uses include neighborhood-scale commercial uses and multifamily residences to the southwest, the mixed-use Edison Lofts located directly across Main Street, and a single-family residential neighborhood to the northwest along Edgehill Avenue. The property is currently developed with a two-story commercial building and parking area. 75

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 76

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- On July 2, 2025, the Township Planning Board adopted a resolution granting site plan approval to renovate the existing commercial building on the site into a three-story, mixed-use apartment building with a retail space and seven (7) total residential units (Planning Board Resolution PB 24-14). Of the seven (7) units, one (1) unit will be affordable for low- and moderate-income residents. A deed outlining affordability controls for the property has not been created as of the writing of this Plan. The one (1) affordable unit is being applied to the Township’s Fourth Round Unmet Need obligation. See Appendix N for documentation. 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 adjacent to the Downtown Redevelopment Area along Main Street. 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 frontage along Main Street 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 Main Street. While a portion of the site is constrained by steep slopes, the proposed development would be concentrated within the unconstrained areas of the site. • Approvable: The site received approval from the Planning Board to construct a multifamily development on the site on July 2, 2025, which included one (1) affordable unit. 77

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 78

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Proposed Inclusionary Developments 216-222 Main Street The property at 216-222 Main Street includes Block 114, Lots 110 and 114. Collectively, the lots measure approximately 0.5 acres in area and are located in the Main Street Subdistrict (MSS) of the Downtown Redevelopment Area. Surrounding uses include neighborhood-scale commercial uses and multifamily residences along Main Street, the mixed-use Edison Lofts, and a single-family residential neighborhood to the northwest, along Edisonia Terrace and Shepard Terrace. Both lots are developed with vacant buildings and surface parking lots. The site is not subject to any environmental constraints. 79

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 80

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- In March of 2024, a developer approached the Township with a proposal to utilize the site as a four-story residential development. The Township proposes to rezone the site to accommodate a Conforming to the standards of the MSS, the residential units will be located on the second floor and above. A multifamily development at a gross density of 24 dwelling units/acre, is proposed for the site, with an affordable set aside of 20%. This would create a total of 12 rental units on the site, which includes three (3) affordable family rental units. The three units will be applied to the Township’s Fourth Round Unmet Need obligation. Further, the Township will claim 1 bonus credit, 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 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 frontage along Main Street 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 Main Street. • Approvable: The site is proposed to be rezoned, to accommodate a multifamily development at aAs it is located within the Downtown Redevelopment Area’s MSS, the site does not need to be rezoned to accommodate inclusionary multifamily developments. A gross density of 24 dwelling units/acre with a 20% set aside is proposed. This will create a total of 3 affordable family rental units on the site. 81