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 ------------------------------------------------------------------------------------------------------------------------------------------------------------- 102

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 275 Northfield Avenue The property at 275 Northfield Avenue includes Block 81.01, Lot 1.02. The lot measures approximately 4.1 acres in area and is located in the R-G (Garden apartments) zone of the Township. Surrounding uses include single-family residential uses along Northfield Avenue, and an athletic complex to the northwest. The lot is currently developed with a two-story apartment building that experienced severe damage in a landslide during Hurricane Ida in 2021. The building has been fully vacated ever since. 103

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 104

Township of West Orange October 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. The Township proposes to rezone the site to permit the development of a total of 66 rental units. A required with a 20% affordable set aside will create a total of 14 affordable family units on the site. A total of two (2) affordable units (i.e., 13%) will be for very low-income families. 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 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 the rear portion of the site is constrained by steep slopes, the proposed development will be concentrated within the unconstrained areas of the site. • Approvable: The site is proposed to be rezoned to permit a 66-unit inclusionary development with a 20% affordable set aside. This will create a total of 14 affordable family units on the site. 105

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 106

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Proposed 100% Affordable Sites 28 Babcock Place The property at 28 Babcock Place includes Block 116.02, Lot 12. The lot measures approximately 7,750 square feet (0.18 acres) in area and is located in the Edison Mixed-Use Residential subdistrict (E-MR) of the Downtown Redevelopment Area. Surrounding uses include two-family dwellings along Babcock Place, CVS Pharmacy and neighborhood and commercial uses along Main Street. The property is located one block north of the Township’s Public Works facility and two blocks north of Edison Lofts project. This lot is currently vacant and owned by the Township. The site is not subject to any environmental constraints. 107

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 108

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- The Township proposes to develop the site with four affordable rental units with a preference for veteran’s housing or a group home. Further, the Township will claim all 4 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 in a 100 percent affordable housing project for which the municipality contributes toward the costs of the project.” 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 adjacency to 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. The site is not subject to environmental constraints. • Approvable: A total of four (4) affordable units is proposed on the site. 109

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 110

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 4 Tompkins Street The property at 4 Tompkins Street includes Block 7, Lot 22. The lot measures approximately 7,200 square feet (0.16 acres) in area and is located in the R-M (Multi-family residences) district of the Township. Surrounding uses include single- and low-density multifamily dwellings along Tompkins and Mitchell Street; and the higher-density Harvard Printing II building along Central Avenue. This lot is currently vacant and owned by the Township. The site is not subject to any environmental constraints. 111