West Orange Fourth Round HEFSP_adopted 111025_Appendices

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 92

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 rear 12 acres of the site for an inclusionary development. The existing rehabilitation center would remain on the site. The Township proposes to rezone the rear portion of the site to permit a maximum of 195 units which includes 39 affordable family units (i.e., a 20% affordable set-aside). A total of five (5) affordable units (i.e., 13%) will be for very low-income families. 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. The proposed development will be concentrated within the unconstrained areas of the site. • Approvable: The site is proposed to be rezoned to permit the development of 195 units on the rear 12-acre portion of the site. The development will have a 20% affordable set aside, creating a total of 39 affordable family units on the site. 93

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 94

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 350 Pleasant Valley Way The property at 350 Pleasant Valley Way includes Block 152.22, Lot 1428 of the Township. The lot measures approximately 12.3 acres in area, and is located in the R-5 (One-family dwellings on 10,000 square foot lots) zone. Surrounding uses include commercial establishments and professional offices along Pleasant Valley Way, single-family residences along Kenz Terrace and Ronald Terrace, and townhouses along Sullivan Drive. The lot is currently developed with the Wilshire Grand, a three-story hotel with banquet/catering facilities. The undeveloped portion of the site is constrained by steep slopes, wetlands, and flood hazard areas. 95

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 96

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 an inclusionary development. The Township proposes to rezone the site to permit an inclusionary development of approximately 295 units including 59 affordable family rental units. A total of eight (8) affordable units (i.e., 13%) will be for very low-income families. Further, the Township will claim 29 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 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 is proposed to be rezoned to accommodate a 295-unit inclusionary multifamily development with a 20% affordable set aside. This will create a total of 59 affordable family rental units on the site. 97

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 98

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 275 Northfield Avenue The property at 275 Northfield Avenue includes Block 81.01, Lot 1.02. The lot measures approximately 4.1 acres in area and is located in the R-G (Garden apartments) zone of the Township. Surrounding uses include single-family residential uses along Northfield Avenue, and an athletic complex to the northwest. The lot is currently developed with a two-story apartment building that experienced severe damage in a landslide during Hurricane Ida in 2021. The building has been fully vacated ever since. 99

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 100

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 an inclusionary development. The Township proposes to rezone the site to permit the development of 66 units. A required 20% affordable set aside will create a total of 14 affordable family units on the site. A total of two (2) affordable units (i.e., 13%) will be for very low-income families. 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 frontage along 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 the rear portion of the site is constrained by steep slopes, the proposed development will be concentrated within the unconstrained areas of the site. • Approvable: The site is proposed to be rezoned to permit a 66-unit inclusionary development with a 20% affordable set aside. This will create a total of 14 affordable family units on the site. 101