West Orange's Overdue Affordable Housing Plan Is Still Under Construction (See Latest Updates)

WEST ORANGE, NJ — West Orange’s controversial affordable housing plan remains without a final stamp of approval – for now.

The West Orange Planning Board unanimously voted to table the current version of the plan at a special meeting on Wednesday. The board is asking for planners to possibly modify the blueprint in response to public concerns about infrastructure, locations and development density – while still meeting the state's affordable housing requirements.

No final decision was made, and the plan will be revisited at the board’s next meeting on Nov. 5.

Listen to a recording of the Sept. 10 meeting here. The township’s draft affordable housing plan can be seen online here.

In October 2024, state officials released the affordable housing quotas that New Jersey towns and cities will have to meet over the next 10 years, including West Orange. The calculations include numbers for “present need” (existing housing units deemed substandard/deficient and in need of repair), and “prospective need” (the number of new units that will be needed based on population trends).

West Orange is on the hook for 409 “present need” units and 660 “prospective need” units.

Towns and cities don’t have to create the housing themselves, but must ensure that the threshold is met – often by requiring affordable housing as a condition for local real estate projects. The current plan also relies on rehabbing existing homes and using vacant land adjustments and credits to meet the quotas.

The plan is not the final step that will need to be cleared before developers can start building. The town council will need to adopt ordinances to implement the recommendations in the housing plan, and real estate developers will have to clear their individual applications with the planning board.

WHERE IS THE HOUSING LOCATED?

Several projects were named in the town’s draft plan, including some which have already been completed. The list includes:

555 Northfield Avenue

On October 17, 2019, the Township Zoning Board adopted a resolution, which granted site plan approval to construct a mixed-use apartment building with a retail space and a child care center on the site. The development comprises 70 total units, including 11 affordable units. This new residential community, now known as “The West,” was completed in 2023, and is fully occupied. Prior to the construction of the West, a hotel occupied the site.

172-174 Main Street

On July 2, 2025, the Township Planning Board adopted a resolution granting site plan approval to renovate the existing commercial building on the site into a three-story, mixed-use apartment building with a retail space and seven total residential units. Of the seven units, one unit will be affordable for low- and moderate-income residents.

216-222 Main Street

In March of 2024, a developer approached the Township with a proposal to utilize the site as a four-story residential development. Conforming to the standards of the MSS, the residential units will be located on the second floor and above. A gross density of 24 dwelling units/acre is proposed for the site, with an affordable set aside of 20%. This would create a total of 12 rental units on the site, which includes three affordable units.

275 Northfield Avenue

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 a total of 66 rental units with a 20 % affordable set aside.

762 Pleasant Valley Way

In 2025, a developer approached the Township to discuss the potential of utilizing the site for an inclusionary development. A total of 79 rental units is proposed on the site. Of the 79 total units, a minimum of 12 units would be affordable. The 12 proposed affordable units will include three one-bedroom units, six two-bedroom units, and three 3-bedroom units.

525 Northfield Avenue (Essex House)

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 rental units which includes 12 affordable rental units.

103 Pleasant Valley Way (Greenhill)

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 rental units which includes 30 affordable units.

350 Pleasant Valley Way

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 rental units including 59 affordable units.

28 Babcock Place

This lot is currently vacant and owned by the Township. The site is not subject to any environmental constraints. The Township proposes to develop the site with four affordable rental units with a preference for veteran’s housing or a group home.

4 Tompkins Street

This lot is currently vacant and owned by the Township. The site is not subject to any environmental constraints. The Township proposes to develop the site with four affordable rental units with a preference for veteran’s housing or a group home.

1155 Pleasant Valley Way (Daughters of Israel)

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).

19 Terrace Avenue

The alternative living arrangement is owned and operated by the ARC of Essex County and includes three very-low-income rental units (i.e., one bedroom for each of the occupants). The home on the site was constructed in 1960 and was used as a single-family residence until 2012. A deed transferring ownership to the ARC of Essex County was made on August 16, 2012. Three credits are being applied to the Township’s Fourth Round obligation.

97 Edgewood Avenue

The alternative living arrangement is owned and operated by Project Live, Inc. and includes five very low-income rental units (i.e., one bedroom for each of the occupants). The home on the site was constructed in 1954 and was used as a single-family residence until 1997. A deed transferring ownership to Project Live, Inc was made on October 23, 1997. The development received funding from the federal HOME Investment Partnership Program (HOME). The 20-year affordability controls for the group home began shortly after it was occupied. Five credits are being applied to the Township’s Fourth Round obligation.

23 Oak Avenue

The alternative living arrangement is owned and operated by CPNJ West Orange Residence II and includes three very-low-income rental units (i.e., one bedroom for each of the occupants). The home on the site was constructed in 1970 and was used as a single-family residence until 1997. A deed transferring ownership to CPNJ West Orange Residence II was made on June 10, 2008. Three credits are being applied to the Township’s Fourth Round obligation.

60 Glenview Drive

The alternative living arrangement is owned and operated by Jewish Service for the Developmentally Disabled of Metrowest, Inc. and includes three very-low-income rental units (i.e., one bedroom for each of the occupants). The home on the site was constructed in 1980 and was used as a single-family residence until 2010. The transfer of ownership to Jewish Service for the Developmentally Disabled of Metrowest, Inc. and the creation of the group home is outlined in a Financing, Deed Restriction, and Regulatory Agreement made on August 25, 2010. Financing for the facility was provided by the Special Needs Housing Trust Fund. The 30-year affordability controls for the group home began on the date of the mortgage, August 25, 2010. Three credits are being applied to the Township’s Fourth Round obligation.

167 Pleasant Valley Way

The alternative living arrangement is owned and operated by Children’s Aid and Family Service and includes five very-low-income rental units (i.e., one bedroom for each of the occupants). The home on the site was constructed in 1955 and was used as a single-family residence until 2008. A deed transferring ownership to Children’s Aid and Family Service was made on October 28, 2008. Further, a deed restriction covenant was made on January 21, 2021, which established affordability controls for the site and outlined the funding received from the HOME Program. The 15-year affordability controls for the group home began on the date of the deed restriction covenant. Five credits are being applied to the Township’s Fourth Round obligation

177 Marion Drive

The alternative living arrangement is owned and operated by ARC of Essex County and includes two very-low-income rental units. The home on the site was constructed in 1980 and was used as a single-family residence until 2013. A deed transferring ownership to ARC of Essex County was made on August 29, 2013. Further, a deed restriction covenant was made on June 26, 2014, which established affordability controls for the site and outlined the funding received from the HOME Program. The 15-year affordability controls for the group home began on the date of the deed restriction covenant. Two credits are being applied to the Township’s Fourth Round obligation.

BUILDER’S REMEDY LAWSUITS

Earlier this summer, Mayor Susan McCartney announced that the town missed the June 30 deadline to submit its mandatory Fair Share Housing Plan to the state. The mayor and the four current town council members have each blamed each other for the missed deadline and resulting legal liability, which includes several "builder's remedy" lawsuits.

>> Read More: Lawsuit Over Affordable Housing In West Orange Sparks Political Shoving Match

During Wednesday’s meeting, Planning Board Chair Robert Bagoff said the town is currently facing four such lawsuits.

“The goal is that we come up with a solution that is modifiable,” Bagoff said, adding that the “solution can be amended after it is adopted.”

“But again, we are at risk,” Bagoff continued. “We have a risk now, and we will be at risk until this is adopted.”

Builder’s remedy lawsuits allow real estate developers to seek court approval to bypass local zoning laws and build higher-density residential projects – as long as they provide a certain number of affordable housing units.

Two of the lawsuits may be familiar to West Orange residents: one involving the former Mayfair Farms site and another involving an expansion proposal from Daughters of Israel.

>> Read More: West Orange Faces Lawsuits Involving Mayfair Farms, Daughters Of Israel

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