AF comment Application Addendum proposal description and reasons for relief

Attachment to Application 4A. Proposal Per multiple workshop meetings with West Orange officials and planning staff (collectively, “West Orange”) over the course of 2025, Applicant proposes to demolish the existing commercial structure and existing extensive parking lot of the former Essex House restaurant (“Essex House”), in the B-2 zone located at 525 Northfield Avenue. The existing, obsolete structure and pavement covers nearly all of the non-steep-sloped portion of the site. In place of the current, shuttered use, Applicant will construct a mixed-use building under the Conditional Permitted Uses of the B-2 zone at Ordinance Sec. 25-24.2(m), meeting all of the conditions set forth: (m)(1) through (m)(4). The site at issue is located at 525 Northfield Ave. (2.2572 acres, B-2 zone, Block 159.04, Lot 1.01, which includes former lots 1.01. 1.02, and 1.03). Applicant’s principals include owners of the site who operated the restaurant there for decades, as well as an experienced developer of mixed-use and inclusionary projects, who lives in West Orange. Applicant therefore is highly familiar with the site, with the surrounding area, and with West Orange as a whole. The Application complies with Ord. Sec. 25-18.25, which requires that 20% of the residential units in the development—which equates to, 21 apartments (105 units x 20%)-- shall be provided as affordable housing. Since the site is being redeveloped from an existing use, West Orange will be eligible for 1.5 credits towards its Fourth Round affordable housing obligation, for each unit provided. As discussed with West Orange, Applicant has also entered into discussions with the JCC at 760 Northfield Ave., as to the possibility of including special-needs residences and office space within the project. This would constitute one of the few developments in New Jersey to mix special-needs supportive housing and regular market-rate units. Were this to bear fruit, West Orange could receive 2 affordable housing credits per bedroom in each special-needs unit. As discussed with West Orange, in order to provide units as deed-restricted affordable housing in accordance with the income levels and unit mix as set forth in the applicable UHAC regulations, at this site, with the physical constraints and complexity as described below, the project will need to yield 105 total units (84 of them market-rate rental units),

in the applicable UHAC regulations, at this site, with the physical constraints and complexity as described below, the project will need to yield 105 total units (84 of them market-rate rental units), along with the commercial square footage as proposed. That is, in order to constitute a viable mechanism with which to address West Orange’s fair- share affordable-housing obligation, the proposed yield of 105 units plus retail, as currently permitted for this B-2 zone site under Ordinance Sec. 25-24.2(m), must be respected. Applicant had originally discussed at workshop meetings, 115 units, and more retail space than the current proposal, but West Orange preferred to see more space dedicated to amenities, which include the proposed co-working space to accommodate residents who may choose to work remotely, courtyards, the zen garden visible to pedestrians, etc. This reduced the apartments