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 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