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 ------------------------------------------------------------------------------------------------------------------------------------------------------------- for residential and retail uses as hereinafter provided; together with certain public infrastructure and improvements relating thereto, including utilities, roadways, pathways, sidewalks, public rights of way and open space, and other amenities on the Edison Battery Parcels.” A revised Redevelopment Agreement was executed between the Township and DGP Urban Renewal LLC., on August 11, 2015 (the “Second Agreement Amendment”). This Second Amendment redefined the affordable housing obligations of the Phase 1 construction: “The Township hereby expressly agrees and acknowledges that Redeveloper shall have no obligation to include any affordable housing units within the Phase 1 Project or on the Phase 1 Property. However, Redeveloper will make payment of a non-residential development fee in accordance with N.J.S.A. 40:55D8.1 et seq. (the “Non Residential Development Fee”), but only in the event and to the extent that such fee applies at the time of issuance of the Certificate of Occupancy for the non-residential portion of the Project” (Section 4.7). Further, the Second Amendment also established a timeframe for construction: “Commencement of Construction of the Phase 1 Project will commence by September 30, 2015, and Completion of Construction of Phase 1 Project will take place by September 30, 2017.” Phase 1 was completed according to this timeline, thus creating the current Edison Lofts building on the site. Phase 2 Phase 2 of the Downtown Redevelopment Plan is divided into four (4) subphases: Phases 2A, 2B, 2C, and 2D (see following map). Collectively, the subphases will result in the construction of 296 additional residential units, including 44 affordable rental units for low- and moderate-income residents. Phase 2C outlines the construction of the 44 affordable apartments at 28-40, 42, and 64 28, 32, 38-40, and 42 Ashland Avenue and 64 Park Avenue (Block 64, Lots 3, 21, 22, 25, and 27). A financial agreement was executed for these lots between the Township and GP Ashland Housing, LLC., on August 3, 2017 (Appendix F). A proposal to create these 44 affordable units through new inclusionary developments

ment was executed for these lots between the Township and GP Ashland Housing, LLC., on August 3, 2017 (Appendix F). A proposal to create these 44 affordable units through new inclusionary developments along Ashland Avenue and/or at 216-22 Main Street was submitted on March 13, 2024. A total of 44 credits were applied toward the Township’s Prior Round obligation. The Township finds that the zoning in place remains appropriate for the character of the area and the need for affordable housing, particularly in proximity to Main Street. The sites are appropriate for multi-family low- and moderate-income housing as they are available, approvable, developable, and suitable: • Available: The sites have no easements or title issues preventing their development. 44

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- • Suitable: The sites are adjacent to compatible land uses, as established residential neighborhoods are located on Ashland Street. The lots are located across from the multifamily Edison Lofts building. Their development is consistent with the goals and strategies outlined in the State Plan, as they are located within the Metropolitan Planning Area (PA 1). Further, the sites have direct street access to Ashland Street, and are located within three blocks northwest of Interstate 280, offering more direct access to employment and service establishments. • Developable: The sites fall within a drinking water service area, and within the sewer service area. The sites are not constrained by wetlands or any special flood hazard areas. • Approvable: The sites are within the Downtown Redevelopment Area, where residential uses are permitted. In addition, a Redevelopment Agreement has been executed which requires the development of the 44 affordable units. 45

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 46

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Summary of Prior Round Obligation The Township fully addressed its 226-unit Prior Round obligation as follows: Summary of West Orange’s Prior Round Obligation of 226 Existing 100% Affordable Developments: Degnan House/ Eagle Rock Senior Citizen’s Housing Federation Plaza Habitat for Humanity 10 units 92 units 2 units Existing Alternative Living Arrangements: Wedgewood Drive 30-32 Kingsley 1 Marmon Terrace Merrywood Drive 2 bedrooms 8 bedrooms 6 bedrooms 5 bedrooms Proposed Development: PRISM Redevelopment 44 units Total Units Bonus Credits: Wedgewood Drive 1 Marmon Terrace Merrywood Drive PRISM Redevelopment 169 2 credits 6 credits 5 credits 44 credits Total Bonus Credits 57 Total Prior Round 226 47

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 48

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Third Round Compliance The Township had a Third Round obligation of 954 units. As part of its Third Round compliance process, the Township received a Vacant Land Adjustment in 2017 due to its lack of vacant and developable land (the “2017 VLA”). Based on the approved 2017 VLA, the Township received a Realistic Development Potential (RDP) of 421 units and an Unmet Need of 533 units. Per the Court-approved Third Round settlement agreement and the Township’s Third Round JOR, West Orange met its Third Round RDP and unmet need obligation through the following mechanisms: Addressing the Third Round RDP Existing Alternative Living Arrangements Wedgewood Drive The remaining two (2) of the group home’s four bedrooms units were applied toward the Township’s Third Round obligation. Two (2) rental bonus credits were also applied. All associated documentation can be found in the appendix of the Township’s Court-approved Third Round Housing Element and Fair Share Plan, adopted on November 17, 2020. Dogwood Drive Dogwood Drive is located at 1919 Dogwood Drive and includes Lot 10 of Block 165.04. The alternative living arrangement is owned and operated by Project Live and includes four (4) very-low-income rental bedrooms units (i.e., 1 bedroom for each of the occupants). The group home opened in 1998. The 20-year affordability controls for the group home began on June 16, 1999. All four units were applied toward the Township’s Third Round obligation. All associated documentation can be found in the appendix of the Township’s Court-approved Third Round Housing Element and Fair Share Plan, adopted on November 17, 2020. 525 Pleasant Valley Way Pleasant Valley Way is located at 525 Pleasant Valley Way and includes Lot 8.03 of Block 176.01. The alternative living arrangement is owned and operated by Cerebral Palsy of North Jersey and includes six (6) very-low-income rental bedroomsunits (i.e., 1 bedroom for each of the occupants). The 20-year affordability controls for the group home began shortly after it was occupied, on June 23, 1997. All six units were applied toward the Township’s Third Round obligation. All

he occupants). The 20-year affordability controls for the group home began shortly after it was occupied, on June 23, 1997. All six units were applied toward the Township’s Third Round obligation. All associated documentation can be found in the appendix of the Township’s Court-approved Third Round Housing Element and Fair Share Plan, adopted on November 17, 2020. 49

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Forest Avenue The Forest Avenue group home is located at 2A Forest Avenue and includes Lot 962 of Block 152.18. The alternative living arrangement is owned and operated by Our House Inc. The group home includes four (4) very-low-income rental bedroomsunits (i.e., 1 bedroom for each of the occupants). The group home opened in 2013. The 30-year affordability controls for the site began on August 15, 2012. All four units were applied toward the Township’s Third Round obligation. All associated documentation can be found in the appendix of the Township’s Court-approved Third Round Housing Element and Fair Share Plan, adopted on November 17, 2020. St. Cloud The St. Cloud group home, located at 19 Lessing Road (Block 158.06, Lot 36) is also owned and operated by Our House Inc. The group home includes four (4) very-low-income rental bedroomsunits (i.e., 1 bedroom for each of the occupants), and opened in 2009. The 30-year affordability controls for the site began on August 14, 2007. All four units were applied toward the Township’s Third Round obligation. All associated documentation can be found in the appendix of the Township’s Court-approved Third Round Housing Element and Fair Share Plan, adopted on November 17, 2020. Existing 100% Affordable Developments Federation Plaza. Of the complex’s 134 age-restricted units, the remaining 42 credits were applied to the Third Round obligation. Washington Street Washington Street is located at 39 Washington Street and includes Lot 1 of Block 121. Located on the site is a 100% affordable development containing three (3) rental units for families of low- and moderateincome. The project was funded by LIHTC. Certificates of occupancy were issued soon after. The 45-year affordability controls for the site began on January 1, 2007. All three units were applied to the Township’s Third Round obligation. All associated documentation can be found in the appendix of the Township’s Court-approved Third Round Housing Element and Fair Share Plan, adopted on November 17, 2020. 152 Main Street The property at 152 Main Street includes Lot 23 of Block 89. In 2007, a 100% affordable

’s Court-approved Third Round Housing Element and Fair Share Plan, adopted on November 17, 2020. 152 Main Street The property at 152 Main Street includes Lot 23 of Block 89. In 2007, a 100% affordable development was constructed on the site, which includes three (3) rental units for families of low- and moderate- income. 50