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 ------------------------------------------------------------------------------------------------------------------------------------------------------------- 112

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 proximity to Valley Road and S. Jefferson 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 along Valley Road and S. Jefferson Street. The site is not subject to environmental constraints. • Approvable: A total of four (4) affordable units is proposed on the site. 113

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 114

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Proposed Continuing Care Retirement Community (CCRC) 1155 Pleasant Valley Way (Daughters of Israel) The property at 1155 Pleasant Valley Way includes Block 171, Lot 12. The lot measures approximately 17.9 acres in area and is located in the R-2 (One-family dwellings on 40,000 square foot lots) zone of the Township. Surrounding uses include Kessler Rehabilitation Institute to the south, single-family residential neighborhoods to the north and northwest, and the Essex County Country Club to the east, along Pleasant Valley Way. On the site, the 303-bed Daughters of Israel nursing home continues to operate. 115

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 116

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- On May 11, 2023, an application to convert the existing nursing home into a new Continuing Care Retirement Community (CCRC) was denied by the Township’s Zoning Board of Adjustment. The CCRC proposed at that time would accommodate 326 total units (including assisted living, skilled nursing, and independent living units). A developer approached the Township in 2025 to discuss the potential of reducing the scale of the CCRC to 311 total units, which would include a minimum of 41 affordable beds. It should be noted that the Developer filed a builder’s remedy lawsuit in July of this year. The Township proposes to rezone the parcel within a new district, the CCRC Zone in order to permit a CCRC with a total of 311 units. Further, an affordable bed set aside will be required (41 beds) for very-low-income seniors. 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 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. While a portion of the site is constrained by steep slopes and wetlands, the proposed development will be concentrated within the unconstrained areas of the site. • Approvable: The site will be rezoned to the CCRC zone, to accommodate a continuing care and rehabilitation center, with a required affordable set aside for very-low-income seniors. 117

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 118

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Existing Group Homes 19 Terrace Avenue The property at 19 Terrace Avenue includes Lot 1392 of Block 152.21. The lot measures approximately 14,000 square feet (0.3 acres) in area and is located in the R-5 District (One-family dwellings on 10,000 square foot lots) of the Township. The alternative living arrangement is owned and operated by the ARC of Essex County and includes three (3) very-low-income rental bedrooms units (i.e., 1 bedroom for each of the occupants). The home on the site was constructed in 1960 and was used as a single-family residence until 2012. A deed transferring ownership to the ARC of Essex County was made on August 16, 2012. Three (3) credits are being applied to the Township’s Fourth Round obligation. Further, the Township will claim all three 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).” All associated documentation can be found in Appendix MO. 97 Edgewood Avenue The property at 97 Edgewood Avenue includes Lot 38 of Block 159.06. The lot measures approximately 17,600 square feet (0.4 acres) in area and is located in the R-5 District (One-family dwellings on 10,000 square foot lots) of the Township. The alternative living arrangement is owned and operated by Project Live, Inc. and includes five (5) verylow-income rental bedrooms units (i.e., 1 bedroom for each of the occupants). The home on the site was constructed in 1954 and was used as a single-family residence until 1997. A deed transferring ownership to Project Live, Inc was made on October 23, 1997. The development received funding from the federal HOME Investment Partnership Program (HOME). The 20-year affordability controls for the group home began shortly after it was occupied. Five (5) credits are being applied to the Township’s Fourth Round obligation. Further, the Township will claim all five bonus credits, at a ratio of 1 bonus credits per 1 unit as the

it was occupied. Five (5) credits are being applied to the Township’s Fourth Round obligation. Further, the Township will claim all five 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).” All associated documentation can be found in Appendix MO. 119

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 23 Oak Avenue The property at 23 Oak Avenue includes Lot 27 of Block 161. The lot measures approximately 10,000 square feet (0.2 acres) in area and is located in the R-5 District (One-family dwellings on 10,000 square foot lots) of the Township. The alternative living arrangement is owned and operated by CPNJ West Orange Residence II and includes three (3) very-low-income rental bedroomsunits (i.e., 1 bedroom for each of the occupants). The home on the site was constructed in 1970 and was used as a single-family residence until 1997. A deed transferring ownership to CPNJ West Orange Residence II was made on June 10, 2008. Three (3) credits are being applied to the Township’s Fourth Round obligation. Further, the Township will claim all three 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).” All associated documentation can be found in Appendix MO. 60 Glenview Drive The property at 60 Glenview Drive includes Qualifier C0060 Lot 5 of Block 166.15. The lot measures approximately 2,200 square feet in area and is located in the RC Residential Cluster Development District of the Township. The alternative living arrangement is owned and operated by Jewish Service for the Developmentally Disabled of Metrowest, Inc. and includes three (3) very-low-income rental bedroomsunits (i.e., 1 bedroom for each of the occupants). The home on the site was constructed in 1980 and was used as a single-family residence until 2010. The transfer of ownership to Jewish Service for the Developmentally Disabled of Metrowest, Inc. and the creation of the group home is outlined in a Financing, Deed Restriction, and Regulatory Agreement made on August 25, 2010. Financing for the facility was provided by the Special Needs Housing Trust Fund. The 30-year affordability controls for the group home began on the date of the mortgage, August 25, 2010. Three (3) credits are being