West Orange Fourth Round HEFSP_adopted 111025_Appendices

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 82

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 217 Main Street The property at 217 Main Street includes Block 116.02, Lot 1.01. The lot measures approximately 2.1 acres in area. Located in the Edison Mixed-Use Residential subdistrict (E-MR) of the Downtown Redevelopment Area, the lot currently is developed with a standalone shopping mall and a large surface parking lot containing approximately 144 parking spaces. The existing tenants within the shopping mall include Family Dollar, Sherwin Williams, and CVS, which serves as the anchor tenant. Surrounding uses include neighborhood commercial establishments and mixed-use buildings with ground level retail and upper-level apartments along Main Street. The entire site is developed and unconstrained. 83

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 84

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- The Township of West Orange proposes to rezone the property to allow for multifamily development at a maximum density of 24 dwelling units/acre. For the 2.1 acre-lot, this amounts to a total of 51 units. Further, implementing a mandatory 20% affordable set aside will create 11 affordable units. The proposed development supports the intent of the 2021 Fourth Amendment to the Downtown Redevelopment Plan for the E-MR subdistrict: “to encourage appropriate residential development, in order to further address the Township’s affordable housing obligations” (page 1). Further, the Township will claim 5 bonus credits, at a ratio of 0.5 bonus credits per 1 unit, as the proposed units meet the COAH criteria described below: “A unit of low- or moderate-income housing constructed on land that is or was previously developed and utilized for retail, office, or commercial space.” 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 surrounded by mixed-use developments and commercial establishments along Main Street. 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: The site is proposed to be rezoned to permit multifamily development at a maximum gross density of 24 dwelling units/acre with a 20% set aside. This will create a total of 11 affordable units on the site. 85

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 86

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 525 Northfield Avenue (Essex House) The property at 525 Northfield Avenue includes Block 159.04, Lot 1.01. The lot measures approximately 2.5 acres in area. Located in the B-2 (General business) zone, the lot has been vacant for years and includes the remains of the Essex House restaurant and a surface parking lot. Surrounding uses include preserved land and the Turtleback Zoo located across Northfield Avenue, commercial establishments to the west, and the St. Cloud Elementary School to the northwest along Sheridan Avenue. The disturbed area of the site is unconstrained. 87

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 88

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- In 2025, a developer approached the Township to discuss the potential of utilizing the site for a mixed use residential and commercial building. The Township proposes to rezone the site to permit the development of a total of 60 units which includes 12 affordable units. Further, the Township will claim 6 bonus credits, at a ratio of 0.5 bonus credits per 1 unit, as the proposed units meet the COAH criteria described below: “A unit of low- or moderate-income housing constructed on land that is or was previously developed and utilized for retail, office, or commercial space.” 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 borders residential neighborhoods and is located along a roadway with commercial and recreational assets. Further, it is located in proximity to The West multifamily development, which was completed in 2023. 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 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 a portion of the site is constrained by flood hazard areas and steep slopes, the proposed development will be concentrated within the unconstrained areas of the site. • Approvable: The site will be rezoned to accommodate a 60-unit inclusionary multifamily development with a 20% affordable set aside. This will create a total of 12 affordable units on the site. 89

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 90

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 103 Pleasant Valley Way (Greenhill) The property at 103 Pleasant Valley Way includes Block 179, Lot 3. The lot measures approximately 20.6 acres in area and is located in the R-4 (One-family dwellings on 15,000 square foot lots) zone of the Township. Surrounding uses include single-family residential neighborhoods to the north and south, and the Montclair Golf Club and Course to the east, across Pleasant Valley Way. The site is currently developed with the Green Hill Senior Living and Rehabilitation Center. Approximately 11% of the site is constrained by steep slopes. 91