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 ------------------------------------------------------------------------------------------------------------------------------------------------------------- Certificates of occupancy were issued soon after. The project was funded by LIHTC. 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. 158 Main Street The property at 158 Main Street includes Lot 20 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. Certificates of occupancy were issued soon after. The project was funded by LIHTC. 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. 46 Mount Pleasant Avenue The property at 46 Mount Pleasant Avenue (Block 68, Lot 1) previously contained the West Orange Township Library. The Township’s Third Round Housing Element and Fair Share Plan outlined a total of 64 affordable units to be constructed on this site. Site plan approval was granted to construct a 100% affordable four-story multifamily development for seniors on the site on August 7, 2019 (Planning Board Resolution B-19-05C). (Planning Board resolution 22-07). The approval included the construction of 65 age-restricted units, which includes 61 one-bedroom units, three (3) two-bedrooms, and one (1) two-bedroom superintendent unit. Resolution B-19-05C outlines that half of the units (i.e., 32 units) are for moderate-income residents, 23 units are for low-income residents, four (4) units are for very-low-income residents, and five (5) units are to serve as supportive housing for homeless residents. The building also includes 7,500 square feet of community space, and onsite parking is provided for residents. Subsequent to site plan approval, the site was granted

ve housing for homeless residents. The building also includes 7,500 square feet of community space, and onsite parking is provided for residents. Subsequent to site plan approval, the site was granted subdivision approval to vacate an existing right-of-way and thus accommodate a new circulation pattern into the development (Planning Board Resolution 22-07). The development was completed in 2024, and certificates of occupancy were issued on December 11, 2024. As of the writing of this Plan, all units are occupied. See Appendix G for documentation. Of the 64 total units, only 17 credits could be applied toward the Township’s Third Round RDP obligation, due to caps on age-restricted units during that Round. The remaining 47 credits from this development were applied to the Third Round Unmet Need. See Appendix G for documentation. 51

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Inclusionary Developments Valley Road Residential Valley Road Residential is an inclusionary development located at 22-27 Central Avenue and includes Lot 1.01 of Block 9. The five-story building includes 55 affordable family rental units and 45 market rate units. The affordable units include a total of 11 one-bedroom units, 36 two-bedroom units, and eight (8) threebedroom units. A recipient of LIHTC in 2018, the building was completed in 2020. All units within the building are now occupied. The site’s 30-year affordability controls began on August 23, 2018. All 55 affordable units were applied toward the Township’s Third Round obligation, in addition to 55 rental bonus credits. All associated documentation can be found in the appendix of the Township’s Courtapproved Third Round Housing Element and Fair Share Plan, adopted on November 17, 2020. West Essex Highlands West Essex Highlands is a 120-acre lot located in the northwestern corner of the Township adjacent to Warner Road (Lot 32 of Block 179). The site was the subject of a settlement agreement, executed by the Township and West Essex Highlands, Inc. (“WEHI”), and the West Essex Highlands Condominium Association (the “Association”) on April 23, 2020. On October 10, 2020, the Township adopted an ordinance rezoning the property to the IH-1 Inclusionary Housing District (Ordinance 2614-20). See Appendix H. An application for the site has been filed seeking Preliminary and Final Major Site Plan Approval. The Planning Board is currently holding public hearings on the application. The applicant proposesOrdinance 2614-20 outlines a maximum of a four hundred and ninety-six (496) units residential development across four (4) four-story buildings on the site, with a mandatory . Throughout the complex, there will be a minimum of 100 affordable family rental units, representing a 20% affordable set-aside (i.e., 100 units). Of the site’s 100 affordable units, 12 will be one-bedroom units, 64 will be two-bedroom units, and 24 will be three-bedroom units. Affordability controls on the site will expire 30 years from the date of initial occupancy. The site is

12 will be one-bedroom units, 64 will be two-bedroom units, and 24 will be three-bedroom units. Affordability controls on the site will expire 30 years from the date of initial occupancy. 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 established residential neighborhoods within the existing Highlands at West Essex condominium complex. The site’s development is consistent with the goals and strategies outlined in the State Plan, as it is located within the 52

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Metropolitan Planning Area (PA 1). Further, the site has street access to Warner Road, which offers direct connections to Oval Road and Eagle Rock Avenue. • Developable: The site falls within the sewer and water service areas. While a portion of the site is constrained by wetlands, proposed development is concentrated within the unconstrained areas of the site. • Approvable: The site was rezoned to the IH-1 Inclusionary Housing District in October of 2020 (Ordinance 2614-20), which permits multifamily development as a principal use. The ordinance permits a maximum number of 496 dwelling units on the site and requires an affordable housing set-aside of 20% of the units constructed. An application for the development outlined above is currently being reviewed by the Township’s Planning Board. 53

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 54

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Selecto Flash The Selecto Flash sites include Block 9, Lots 32 and 36 (8-10 Central Avenue and 18 Central Avenue), as well as Block 6, Lot 36.01 (25 Tompkins Street). Lot 36 measures approximately 1.3 acres in area. The two lots located on Block 9 are included within the Central Avenue Redevelopment Plan, which was adopted on December 12, 2016. The redevelopment plan permits a gross density of up to 70 dwelling units/acre for inclusionary multifamily development. Block 6, Lot 36.01 is located within the R-M Multi-family residences district of the Township, where multifamily development is a permitted principal use. Central Avenue Redevelopment Area Block 9, Lot 32 measures approximately 0.5 acres in area and includes the remains of the historic building of Biddelman, Inc. (the “Biddelman building”). From approximately 1985 to 2004, the building was used for both a letter printing business and a company which assembled plastic forms. All operations within the Biddelman building ceased in April 2004, and the site has been vacant since. Abutting Lot 32 to the east is Lot 36 of Block 9, which the Township acquired through foreclosure in April 2016. After standing vacant for over a year, the buildings were demolished in the fall of 2017. Remediation efforts have been underway since the demolition. As of the writing of this Plan, remediation is almost complete, and the lot remains vacant. The Central Avenue Redevelopment Plan permits up to 111 residential units (including a 15% set aside of 17 affordable units), to be constructed on these two lots. Further, on April 7, 2021, the Township Planning Board granted preliminary and final major site plan and bulk variance approval to construct a five-story mixed-use development on Lots 32 and 36 (i.e., 18 Central Avenue). The development includes 94 market rate residential units, 1,223 square feet of residential amenity space, 3,500 square feet of a ground floor commercial space, and on-site parking accommodations. The approval for 18 Central Avenue also states that the 17 affordable units are to be constructed on an off-site lot, at 25 Tompkins Street (Block

commercial space, and on-site parking accommodations. The approval for 18 Central Avenue also states that the 17 affordable units are to be constructed on an off-site lot, at 25 Tompkins Street (Block 36.01, Lot 6). 25 Tompkins Street On May 5, 2021, the Township of West Orange approved an application to develop the 14,788 square foot (0.3 acre) lot with a new 100% affordable multifamily development. The building is three stories tall and includes an on-site management office. The development includes three (3) one-bedroom units, ten (10) two-bedroom units, and four (4) three-bedroom units. The building is fully constructed and awaiting a certificate of occupancy. Affordability controls on the site will expire 30 years from the date of initial occupancy. See Appendix I for documentation. 55

Township of West Orange October 2025 Essex County, New Jersey Draft Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- The site at 25 Tompkins Street 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 established residential neighborhoods along Tompkins Street and Mitchell Street. 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 approved for a 100% affordable multifamily development by the Township Planning Board on May 5, 2021, and is fully constructed. Essex Green/Executive Drive Redevelopment Area The Essex Green/Executive Drive Redevelopment Area encompasses five (5) parcels along Executive Drive and Rooney Circle in the Township: 100 Executive Drive (Block 155, Lot 40.02), 200 Executive Drive (Block 155, Lot 42.02), 10 Rooney Circle (Block 155, Lot 41.02), 300 Executive Drive (Block 155, Lot 40.04), and Block 155, Lot 40.03. The Township designated the area as a Redevelopment Area and adopted a redevelopment plan for all five parcels on June 11, 2019 (Ordinance 2573-19). Green Essex Partners was named as a conditional redeveloper on July 16, 2019 (Resolution 186-19). An amendment to the redevelopment plan which amended the Essex Green/Executive Drive Redevelopment Area to include only 100 Executive Drive, 200 Executive Drive, and 10 Rooney Circle was adopted on February 9, 2021 (Ordinance 2632-21). The following development is within the Essex Green/Executive Drive Redevelopment Area. Stonehill On August 6, 2020, the Township Planning Board adopted a resolution granting site plan approval for 100 and 200 Executive Drive. 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

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 12, 2024, which initiated the site’s 30-year affordability controls. All units are occupied. See Appendix J for documentation. 56