MONTROSE PARK PROPERTY CONCERNS
319 South Orange Avenue Request for Minor Subdivision:
December 2007: The application for minor subivision by ADJM Properties at 319 South Orange Avenue has been withdrawn until further notice. When a revised plan is submitted, MPHDA will post and provide email notification.
ADJM Properties LLC, the owner of 319 S. Orange Avenue, is in the process of applying for a minor subdivision of its property which includes merging two lots and also originally included constructing a parking lot with 17 spaces and several 16 foot high lights.
Currently, 319 South Orange Avenue is a nonconforming mixed use property within the historic district. It includes retail on the ground floor (a barber shop, several fast food stores, a liquor store) and four apartments on the second floor.
In order to construct the parking lot, several variances are required by the owners, including a variance to expand an existing nonconforming commercial use by the construction of a parking lot. Other variances will likely be required. The MPHDA Board is concerned about this application. We have heard from neighbors on Fielding Court and other neighbors who reside nearby 319 South Orange Avenue, who are also extremely concerned. Foremost, we are opposed to the expansion of the existing nonconforming commercial use. In addition, construction of parking within a residential zone could have serious impact in the following areas: loss of green space; lack of a buffer between residential and commercial; drainage concerns; increased and possibly dangerous traffic flow due to a curb cut very close to South Orange Avenue; high volume lighting next to private residences; possible removal of mature trees; possible increase in trash and rodent population; and increase in lot coverage: current lot coverage at 40%; proposed lot coverage is 77%. If you have concerns about this project, please notify us at www.MontroseParkSONJ.org and/or contact the Zoning Board of Adjustment to find out when this applications will be heard. Please attend the Zoning Board of Adjustment hearing to express your concerns!
Purchase of historic home on estate-size parcel adjacent to TSTI:
In late September 2006, Temple Sharey Tefilo-Israel purchased the historic home located at 128 Montrose Avenue, adjacent to the property on which the temple is located. This home is considered a “contributing” property to the district. A “contributing” property is defined as: any building/s, structure/s, site/s, or object/s that are integral components of the historic district either because they date from a time period for which the district is significant, or because they represent an architectural type, period, or method for which the defined historic district is significant. At the time of this posting, MPHDA’s Board members have not been advised of the final plans for the use of the property. However, we think it is important to advise Montrose Park and South Orange residents, as well as our membership, of this transaction and to make you aware of the Board’s wish that the property remain as a one-family residence. Aside from any concern about this property possibly being removed from the tax rolls, the Board is concerned about any potential physical changes to the property. MPHDA has a strong history of advocating for preserving the historical size of lots within the historic district and opposing any subdivisions. Since 128 Montrose Avenue is a 2.07 acre estate-size parcel, it could be subdivided. We also support maintaining green space in Montrose and would therefore be opposed to any additional paving which would be required if the construction of additional parking lots or structures were contemplated by the Temple. Subdivisions and/or changes in use also create other inherently negative impacts such as high-intensity lighting, increased traffic, and drainage issues. “The mission of the Montrose Park Historic District Association is to promote, preserve and beautify the Montrose Park Historic District, maintain its integrity and enhance the quality of life for its residents. We will promote public awareness and sensitivity to the history and architectural significance of the Montrose Park Historic District through house tours, lectures, beautification programs and other projects.”
With support from you, we can continue our mission to preserve Montrose Park and the significant variety of architectural styles which exist today, many of which still sit on their estate size parcels. Please let us know if you have any questions or comments by logging onto www.montroseparksonj.org. We will keep you advised of the property sale and potential requests for change in use. We also urge you to share your thoughts with the Board and membership of Temple Sharey-Tefilo Israel. Please Note: In the summer of 2006, the MPHDA Board supported TSTI’s application for several changes to the building and property, including an addition, restoration & reconstruction of the historic patio, enclosure of interior courtyard, expansion and renovation of main rear entrance, etc. These projects required variances but in contrast to the latest property purchase, the MPHDA Board supported these changes because we felt that their proposed changes did not negatively impact the historic district.
To view an aerial map of either of these properties you can download Google Earth which is available for free at http://earth.google.com.
In the “Fly to” box type: Fielding Court, South Orange, NJ 07079, then hit enter. This will “fly you” to the corner of South Orange Avenue & Fielding Court where 319 South Orange is located.
Or, in the “Fly to” box type: 148 Montrose Avenue, South Orange, NJ 07079, t hen hit enter. This will “fly you” to the property that TSTI is planning to purchase.