West Orange Fourth Round HEFSP_adopted 111025_Appendices

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Block 155, Lot 40.03 The Township’s Third Round Housing Element and Fair Share plan states that a total of 23 affordable units are to be constructed on Block 155, Lot 40.03. The lot abuts the Stonehill development and is accessed along Rooney Circle. This parcel measures approximately 5.3 acres in area and was rezoned to the IH-2 Inclusionary Housing District through Township Ordinance 2642-21 (adopted on March 23, 2021) (see Appendix H). This rezoning has not produced affordable units. The Township finds that the zoning in place remains appropriate for the character of the area and the need for affordable housing. A total of 23 credits were applied toward the Township’s Third Round obligation. The site continues to be 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, including the newly-established multifamily residential Stonehill community along Executive Drive. 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 rezoned within the Essex Green/Executive Drive Redevelopment Area on June 11, 2019 (Ordinance 2573-19). 57

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 58

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Summary of West Orange’s Third Round RDP of 421 Existing 100% Affordable Developments Federation Plaza Washington Street 152 Main Street 158 Main Street 46 Mount Pleasant Avenue 42 units 3 units 3 units 3 units 17 units Existing Alternative Living Arrangements: Wedgewood Drive Dogwood Drive 525 Pleasant Valley Way St. Cloud/Forest Avenue 2 bedrooms 4 bedrooms 6 bedrooms 8 bedrooms Inclusionary Development: Valley Road Residential West Essex Highlands Selecto Flash/25 Tompkins Street Essex Green/Executive Drive Redevelopment Area Stonehill Block 155, Lot 40.03 Total Units Bonus Credits: Valley Road Residential West Essex Highlands Total Bonus Credits Total Third Round RDP 59 55 units 100 units 17 units 64 units 23 units 347 23 credits 51credits 74 421

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Addressing the Third Round Unmet Need According to the FSHC Settlement Agreement, the Township had an unmet need of 533 units. The Township has addressed its unmet need of 533 by utilizing the following mechanisms: Third Round RDP Surplus Credits A surplus of 32 bonus credits from the Third Round RDP were applied to the Township’s Third Round Unmet Need obligation. 46 Mount Pleasant Avenue Due to caps on age-restricted units during the Third Round, only 17 of the 64 total affordable units within the 46 Mount Pleasant Avenue development could be applied toward the Township’s Third Round RDP obligation. Therefore, the remaining 47 credits from this development were applied to the Third Round Unmet Need. K-Mart/Whole Foods Shopping Center The K-Mart/Whole Foods Shopping Center is located at 235 Prospect Avenue and includes Block 152.01, Lots 1445 and 1445.05. Collectively, these lots measure approximately 32.3 acres in area and are developed with a commercial shopping center and surface parking lot. The shopping center is not operating at full capacity; K-Mart, the former anchor tenant, vacated years ago. Smaller-scale tenants continue to operate within the complex. This lot was rezoned as the IHO-1 Inclusionary Housing Overlay District through Ordinance 2619-20 (adopted on October 20, 2020) (see Appendix H). Further, the Township’s Planning Board granted bulk variance and preliminary and final site plan approval for renovation and expansion of the shopping center on October 25, 2023 (PB Application #21-01). The scope of this approval was entirely commercial and did not include residential or mixed-use components. The approval includes establishing Target as the complex’s new anchor tenant, as well as the construction of three new commercial buildings, circulation and parking improvements, new signage, upgraded landscaping, new lighting, and more. A total of 104 credits from the Kmart/Whole Foods Shopping Center site were applied toward the Township’s Third Round obligation. Mayfair Farms The Mayfair Farms site is located at 481 Eagle Rock Avenue and includes Block 152.01, Lot 1445.01. Measuring

opping Center site were applied toward the Township’s Third Round obligation. Mayfair Farms The Mayfair Farms site is located at 481 Eagle Rock Avenue and includes Block 152.01, Lot 1445.01. Measuring approximately 11.1 acres in area, the lot is currently developed with the remains of the Mayfair Farms banquet hall and parking improvements. 60

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- After the banquet hall closed in 2022, the site became partially occupied by Wonder, a food delivery and take-out service. Within the rear section of the property, the company is utilizing a vacant outbuilding for barbeque smokestacks. However, Wonder expects to vacate the outbuilding by September. The Third Round Housing Plan required an overlay for this property of up to 16 dwelling units/acre, with a 20% affordable set-aside. This lot was rezoned as the IHO-1 Inclusionary Housing Overlay District through Ordinance 2619-20 (adopted on October 20, 2020) (see Appendix H). Discussions to construct an inclusionary development on the site have been ongoing. It should be noted that the Redeveloper filed a builder’s remedy lawsuit in July of this year. The Township finds that the zoning in place remains appropriate for the character of the area and the need for affordable housing. 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 the K-Mart/Whole Foods Shopping Center to the east, commercial uses and restaurants along Eagle Rock Avenue, and residential communities located south of Eagle Rock Avenue and west of Prospect Avenue. 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). Further, residents will have direct access to Eagle Rock Avenue. • Developable: The site falls within both a sewer and public water service areas. The site is not constrained by wetlands, or located within a flood hazard area. • Approvable: The site was rezoned with an IHO-1 Inclusionary Housing Overlay on October 20, 2020 (Ordinance 2619-20). 61

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 62

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- Redwood Site The Redwood Site is located at 200 Pleasant Valley Way (Block 151, Lot 33). The Third Round Housing Plan required an overlay for this property of up to 24 dwelling units/acre, with a 20% affordable set-aside. These 28 credits were applied toward the Township’s Third Round Unmet Need obligation. This lot was rezoned as the IHO-2 Inclusionary Housing Overlay District through Ordinance 2619-20 (adopted on October 20, 2020) (see Appendix H). On June 7, 2023, the Township of West Orange’s Planning Board granted preliminary and final major site plan approval to construct a multifamily residential development on the site. The approved development includes a total of 142 units, which includes 28 affordable units. The affordable units include four (4) onebedroom units, 16 two-bedroom units, and eight (8) three-bedroom units. The Township is anticipating building permits to be issued within the coming months. 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, including the Brighton Gardens of West Orange assisted living facility, and single-family residential neighborhood to the southeast. 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). Further, residents will have direct access to Eagle Rock Avenue. • Developable: The site falls within both sewer and public water service areas. The site is not constrained by wetlands, or located within a flood hazard area. • Approvable: The site was rezoned with an IHO-2 Inclusionary Housing Overlay on October 20, 2020 (Ordinance 2619-20) and has recently received site plan approval. 63

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 64

Township of West Orange November 2025 Essex County, New Jersey Housing Element and Fair Share Plan ------------------------------------------------------------------------------------------------------------------------------------------------------------- 10 Rooney Circle The property at 10 Rooney Circle (Block 155, Lot 41.02) is also located within the Essex Green/Executive Drive Redevelopment Area. This lot measures approximately 5.2 acres in area and is accessed from Rooney Circle. The Third Round Housing Plan states that a zoning overlay may be placed on the site to accommodate future residential uses, if this was the path decided by the previous owner and the Township. The residential component would include a total of 83 dwelling units, including 17 affordable units (representing a 20% affordable set aside). The Township purchased the property in November of 2021, and it has not rezoned the site for residential use. The former office building on the site was renovated and contains the new West Orange Public Library, which was reopened to the public in December of 2023. Rock Spring Golf Club The Rock Spring Golf Club, which is owned by the Township, is accessed along Rock Spring Road and includes Lot 10 of Block 160. The golf course is approximately 138 acres in area, and is located within the R-1 (One-family dwellings on 80,000 square foot lots) district of the Township. The Third Round Housing Plan states that a portion of the site may be rezoned to accommodate at least 150 dwelling units, including a total of 30 affordable units (representing a 20% set aside) if the continued use as a golf course is not viable. The golf course continues to operate and has been placed on the Township’s Green Acres inventory. Mandatory Set-Aside Ordinance The Township adopted a Mandatory Set-Aside Ordinance (MSO) for all new multi-family residential development of 5 units or more to provide a 15% set aside for rental developments and a 20% set aside for for-sale developments. The mandatory set aside ordinance was adopted on October 20, 2020 (Ordinance 2619-20) (see Appendix K). All affordable units developed through the MSO are subject to UHAC regulations. The MSO does not give any developer the right to any such rezoning, variance, redevelopment designation or other relief, or establish any obligation on the part of Township of West Orange to grant such